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CITY OF
z NEWPORT BEACH
c�<,FORN'P City Council Staff Report
April 27, 2021
Agenda Item No. SS3
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: Seimone Jurjis, Community Development Director - 949-644-3232,
sjurjis@newportbeachca.gov
PREPARED BY: Benjamin M. Zdeba, AICP, Senior Planner,
bzdeba@newportbeachca.gov
PHONE: 949-644-3253
TITLE: Study Session — Initial Draft of the General Plan Housing Element
Update (PA2017-141)
ABSTRACT:
The Housing Element is a mandatory element of the City of Newport Beach (City) General
Plan that requires periodic review and updating. It is a comprehensive statement of
housing goals and policies that are closely correlated with other elements of the General
Plan. The next update to the Housing Element must be adopted by mid-October of 2021.
Once adopted, it will apply for the upcoming eight-year planning cycle (October 2021 -
October 2029). The draft update provides for the City's 4,845 -unit allocation of the
6t" Cycle of the Regional Housing Needs Assessment (RHNA), a State of California
(State) mandate, as well as relevant supporting policies consistent with State Housing
Element laws.
This item is a study session presentation and discussion of the initial draft of the General
Plan Housing Element Update, which was released to the community on March 10, 2021,
and recently updated for this agenda item.
RECOMMENDATION:
Provide comments to the initial draft of the Housing Element.
DISCUSSION:
Backaround and Introduction
On January 22, 2019, the City Council acted to initiate a General Plan review and update
process. A City Council -appointed seven -resident Steering Committee was formed to
prepare a request for proposals for consultant assistance. The City retained Kearns &
West to prepare and execute an open and transparent public outreach effort to be guided
by the Steering Committee. The "Listen and Learn" outreach process was launched in
late 2019; however, during the effort, the Regional Housing Needs Assessment (RHNA)
allocation process was being conducted by the Southern California Association of
Governments (SCAG). Early methodology estimates showed between approximately
2,000 and 5,000 new housing units required for the City of Newport Beach's 6t" Cycle
RHNA. The Listen and Learn effort was then shifted to focus specifically on RHNA and
updating the Housing Element.
SS3-1
Initial Draft of the General Plan Housing Element Update (PA2017-141)
April 27, 2021
Page 2
On January 14, 2020, City staff reviewed the progress of the update with the City Council
at the direction of the Steering Committee, given that much of the context surrounding the
potential comprehensive update of the General Plan had changed due to the housing
crisis. The City Council directed staff to focus efforts on primarily updating the Housing
Element for compliance with State law, along with preparing a simultaneous update to the
Circulation Element to ensure adequate mobility for the community.
Due to the January 2020 direction to focus on updating the Housing Element, the
10 -member Housing Element Update Advisory Committee (HEUAC) was formed and the
prior Steering Committee was dissolved. The HEUAC is purposed with ensuring there is
adequate public outreach regarding the update, reviewing the responses received to the
request for proposals for consultant assistance, reviewing and selecting adequate sites
for housing, and reviewing goals and policies.
In April 2020, the City Council authorized a professional services agreement with
Kimley-Horn and Associates, Inc. (Kimley-Horn) for the preparation of the more focused
updates. With the onset of the COVID-19 pandemic, the HEUAC did not meet until
July 2020.
City staff has worked alongside the HEUAC and consultant team to engage the
community through virtual public workshops and online activities throughout the process
and is committed to working with the State's Department of Housing and Community
Development (HCD) to submit a compliant, adopted Housing Element by the October
2021 deadline. For a mostly complete summary of the engagement efforts to date, please
review Appendix C (Summary of Outreach) of the initial draft Housing Element update
(Attachment A).
Organization of the Draft Housing Element
Section 1: Introduction
The Introduction provides a summary of the statutory authority of the Housing
Element, discussion of the RHNA, relationship to other Elements of the General
Plan, and data sources used in the analyses. It also provides a summary of the
content of the Housing Element.
Section 2: Community Profile
The Community Profile provides a description of the demographic and housing
characteristics of Newport Beach. All statutory requirements for analyzing the
characteristics of residents and housing units are summarized in this Chapter.
Emphasis is provided showing housing trends, areas where overpayment is
occurring, areas where overconcentration of units is occurring, and the status of
existing housing stock. The analysis contained in this section uses the most
currently available data from a variety of Federal, State and local sources.
SS3-2
Initial Draft of the General Plan Housing Element Update (PA2017-141)
April 27, 2021
Page 3
Section 3: Housing Resources, Constraints and Affirmatively Further Fair Housing
This Section analyzes governmental and non-governmental constraints in the
production of housing in the City. It also describes market conditions and land use
controls governing the development of residential lands. Constraints related to
infrastructure and environmental issues are also described. A summary of housing
resources, including a summary of sites available, financial resources and
opportunities for energy conservation, is also included.
Pursuant to Assembly Bill AB 686 (Chapter 958, Statutes 2018), a needs
assessment for affirmatively furthering fair housing is provided. The new statute
requires analysis of disparities and dissimilarities in the provision of housing being
accessible to all persons regardless of racial, ethnic or economic status. The
section evaluates local and regional policies and evaluates resources to address
fair housing issues.
Section 4: Housing Plan
The Housing Plan represents the City's official policies related to housing. Due to
the unique requirements in Housing Element law, these policies may be more
detailed and prescriptive than other policies in the General Plan. It also describes
overall housing goals, supported by policies and program actions. Each action
includes a description of the action, a timeline for its implementation, the party
responsible for implementation, and an assumed funding source.
The Housing Plan has the following eight goals:
Housing Goal #1: Provision of adequate sites to accommodate projected housing unit
growth needs identified by the 2021-2029 RHNA.
Housing Goal #2: Quality residential development and the preservation, conservation,
and appropriate redevelopment of housing stock.
Housing Goal #3: A variety of housing types, designs, and opportunities for all social and
economic segments.
Housing Goal #4: Housing opportunities
households as possible in response to the
housing in the city.
for as many renter- and owner -occupied
market demand and RHNA obligations for
Housing Goal #5: Preservation of the city's housing stock for extremely low-, very low-,
low-, and moderate -income households.
Housing Goal #6: Housing opportunities for special needs populations.
Housing Goal #7: Equal housing opportunities in the city for all people.
Housing Goal #8: Effective and responsive housing programs and policies.
SS3-3
Initial Draft of the General Plan Housing Element Update (PA2017-141)
April 27, 2021
Page 4
Policies and policy actions follow and are summarized in the next subsection (see
"Policy Actions Summary").
Appendix A — Review of Past Performance
The Review of Past Performance evaluates 5t" Cycle Housing Element programs
by describing accomplishments and summarizing its status for the 6t" Cycle. Many
of the existing 5t" Cycle programs are continued in the 6t" Cycle to provide
continuity and consistency with the General Plan and to preserve active and
currently funded programs or policies.
Appendix 8 — Adequate Sites Analysis
This Appendix provides a detailed summary of focus areas and a complete list of
sites to accommodate the City's 2021-2029 RHNA allocation of 4,845 units. The
analysis includes mapping and identification of sites that will constitute the
inventory of sites available for residential uses during the upcoming 2021-2029
planning period. Table B-1 on Page B-3 (excerpted below) provides a summary of
the RHNA allocation and demonstrates how the City is meeting the required need.
Table B-1: Summary of RHNA Status and Sites
Inventory
Extremely
Low/
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Total
2021-2029 RHNA
1,456
930
1,050
1,409
4,845
RHNA Credit (Units Built)
TBD
TBD
TBD
TBD
TBD
Total RHNA Obligations
1,456
930
1,050
1,409
4,845
Sites Available
Projects in the Pipeline
130
0
2,164
2,294
Accessory Dwelling Units
228
100
6
334
5t" Cycle Sites
0
348
40
388
Remaining RHNA
2,028
602
--
2,630
Airport Area Environs Rezone
904
301
755
1,960
West Newport Mesa Rezone
381
117
80
578
Dover -Westcliff Rezone
49
8
100
158
Newport Center Rezone
587
196
1,140
1,923
Coyote Canyon Rezone
308
0
572
880
Banning Ranch Rezone
275
207
893
1,375
Total Potential Capacity of Rezones
2,504
829
3,540
6,873
Total Potential Development Capacity
2,862
1,248
5,750
9,889
Sites Surplus/Shortfall (+/-)
+476
+227
+4,341
+5,044
Percentage Buffer
20%
22%
308%
104%
The top three rows identify the RHNA breakdown by income category.
SS3-4
Initial Draft of the General Plan Housing Element Update (PA2017-141)
April 27, 2021
Page 5
The next three rows under "Sites Available" indicate what the City currently has in
the development pipeline. This includes projects that are entitled and not yet built
or projects that have been applied for, as well as those sites that were previously
identified as housing opportunity sites within the 5th Cycle Housing Element. Also
included in this section is the City's accessory dwelling unit (ADU) strategy of
334 units. This amount is twice the accepted methodology for identifying ADUs
prescribed by HCD (i.e., the "safe harbor" approach), which uses past
development trends for ADU production and projects the average out over the
eight-year period. The safe harbor approach generates 167 units based on the
City's past performance. The unit counts in those three rows are deducted from
the "Total RHNA Obligations" and result in the "Remaining RHNA."
The next six rows identify focus areas for residential rezoning to help meet the
remaining, unmet need. The "Total Potential Development Capacity" row is the
sum of the three development pipeline rows and the six rezoning rows. The
resultant surpluses are shown in the row below and translate to the buffer
percentages. For more information on why maintaining a minimum buffer of
20 percent is important, please see the "No Net Loss" section below.
Please note, this table correlates to all tables in Appendix B, including Table B-10,
which starts on Page B-19 and expands on the individual sites.
Appendix C — Community Engagement Summary
This Appendix provides a summary of all community engagement activities,
including meetings, workshops, HEUAC Meetings and other print and digital
engagement with the community and stakeholders.
Policy Actions Summary
While there are many carryover policies from the current 5th Cycle Housing Element, there
are also newly required updates and changes in policy for compliance with State law and
new legal requirements. Most of the updates relate to demonstrating adequate sites to
accommodate the 6th Cycle RHNA allocation and to meet the State's housing goals
expressed through Housing Element and related laws. Several of the key policy actions
are summarized below and all the actions can be found in Section 4 of the draft update
(Attachment A).
Policy Actions 1A — 1 G (Pages 4-4 to 4-6)
The initial draft provides several key focus areas for housing production and
indicates those areas will be subject to rezoning for, by -right housing development,
using housing opportunity overlays or similar rezoning strategies. Those focus
areas include Airport Area Environs, West Newport Mesa, Dover/Westcliff,
Newport Center, Banning Ranch, Coyote Canyon, and remaining 51h Cycle
Housing Element Sites. The unit targets included in each of these draft policy
actions are subject to change based upon City Council and community input, but
likely will not result in a material change to policy actions.
SS3-5
Initial Draft of the General Plan Housing Element Update (PA2017-141)
April 27, 2021
Page 6
Each of the focus areas, except for Banning Ranch, include sites that are not
presently designated for housing. The Airport Area Environs focus area is
noteworthy as the inventory includes sites that are within the 65 dBA CNEL noise
contour from John Wayne Airport where the City has not envisioned new housing
previously. The proposed sites are not within the more restrictive safety zones
established by the Airport Environs Land Use Plan (AELUP). Creating these
opportunity sites will require an amendment of the Noise Element and possibly an
override of the Airport Land Use Commission should it find the change inconsistent
with the AELUP.
Policy Actions 1H — 1 J (Page 4-7)
In addition, the initial draft provides policies to encourage the production of
accessory dwelling units (ADUs) or junior accessory dwelling units (JADUs). These
policies aim to support an aggressive approach for construction of at least
336 ADUs or JADUs and include incentives for development, a monitoring
program, and an amnesty program for existing unpermitted units to become legal.
Policy Action 1K (Page 4-8)
An inclusionary housing program is also proposed to require the production of
affordable housing for new residential development projects. This policy is seen as
imperative to meeting the higher affordability required in the 6t" Cycle RHNA
allocation.
It should be noted that the Affordable Housing Subcommittee of the Housing
Element Update Advisory Committee explored affordable housing and the
challenges of production. Inclusionary housing is discussed as a potential part of
a policy program to help the City meet its affordable housing requirement. The
Subcommittee's final memo is attached to this report as Attachment D.
Policy Actions 3A — 3B (Page 4-10)
These new policies are required for compliance with State law. They discuss the
creation of objective design standards for projects with affordable housing, as well
as streamlining residential projects under Senate Bill SB 35, and limit the City's
local review authority under certain conditions.
Policy Action 4A (Page 4-14)
This new policy is required under Assembly Bill AB 686, which requires the City
take steps to affirmatively further fair housing. Affirmatively furthering fair housing
intends to resist discrimination by overcoming patterns of segregation and foster
inclusive communities that are free from barriers that restrict access to opportunity
based on protected classes.
SS3-6
Initial Draft of the General Plan Housing Element Update (PA2017-141)
April 27, 2021
Page 7
Policy Action 7A — 7D (Pages 4-24 to 4-25)
In response to recent changes in State law, the City must address supportive
housing and low -barrier navigation centers for people who are experiencing
homelessness. These policies include by -right zoning for centers meeting certain
criteria, maintaining an inventory of adequate sites for supportive housing facilities,
and providing regulatory incentives for housing for persons with developmental
disabilities.
Revised Housing Production Scenario
The initial draft of the Housing Element update was published online for the community's
review on March 10, 2021. Since that time, the initial draft was discussed at the March
17, 2021, Housing Element Update Advisory Committee (HEUAC) meeting and at a
virtual public workshop held on March 22, 2021. During the discussions, comments were
made regarding the total number of units included and concentration of affordable
housing units within the Airport Area. Based on these comments, staff and Kimley-Horn
reviewed the assumptions used for each focus area and prepared a revised scenario.
The revision was intended to reduce the overall numbers and to better distribute the
affordable units within the various focus areas identified. The revised scenario was
presented to the HUEAC on March 31, 2021, and the Planning Commission on April 8,
2021. Minutes for both meetings are attached as Attachments B and C, respectively. Both
bodies generally agreed with the revised scenario in that it creates a better distribution of
affordable units.
April 8 Planning Commission Study Session
The Planning Commission and the community provided feedback to staff on the initial
draft, including the revised scenario. Highlighted discussion topics included:
• Increasing and monitoring accessory dwelling unit (ADU) production.
• The importance of overlays and educating the community on how they work.
• Greater development potential at Coyote Canyon Landfill and Banning Ranch.
• Further distribution of lower-income housing citywide.
• The importance of meeting the October 2021 statutory deadline for adoption.
• Putting greater emphasis on senior, age -restricted housing.
• Possible reduction of the number of units being planned for and the buffer or
surplus of units created (see the section below entitled "No Net Loss").
Updated Draft Housing Element
The initial draft has been updated since its publication and the attached draft reflects the
following changes:
• Corrections to grammar, spelling, and punctuation.
• Edits suggested by the HEUAC to Section 4 and Appendix B.
SS3-7
Initial Draft of the General Plan Housing Element Update (PA2017-141)
April 27, 2021
Page 8
• Revised focus area assumptions noted above (Revised Housing Production
Scenario) with two changes that modified unit totals:
o Formula calculation errors in the Sites Inventory table have been eliminated
o Staff increased the redevelopment percentages for both the Airport Area
Environs and Newport Center focus areas from 25 percent to 27 percent to
maintain a 20 -percent buffer or surplus of below market -rate units.
OrIVOIRMWAIM
There has been some discussion about the surplus units indicated at the bottom of draft
Table B1 (Summary of RHNA Status and Sites Inventory). HCD guidelines recommend a
20- to 30 -percent surplus of units (or a "buffer") to avoid a net loss of opportunity sites
during the 2021-2029 planning period. Housing Element law requires the City maintain
adequate sites to accommodate the remaining RHNA allocation throughout the eight-year
planning cycle. The buffer allows the City to ensure that the City has adequate sites to
accommodate the RHNA over time, and specifically accounts for sites that may not be
developed consistent with the planning assumptions for those individual sites. If the City
does not provide a buffer, then the City is required to find a replacement site and rezone
it to accommodate the housing opportunities lost within 180 days. Should that site be a
sizable difference, a vote of the electorate could be required as per the City's Charter
Section 423. Failure to accommodate that replacement site within 180 days could render
the City's Housing Element out of compliance thus exposing the City to enforcement
activities and potential litigation. Staff and the consultant recommend planning for a buffer
of 20 percent.
Next Steps and Summary
During the study session, staff and the consultants request Council review and comment
on the revised draft Housing Element. All public comments should also be considered. All
comments during the process will inform and guide further refinement of the draft. Staff
has requested that all comments on the draft be submitted by April 30, 2021. Comments
can be submitted by emailing GPUpdate(a)_newportbeachca.gov. Comments received by
the publishing of this staff report are included as Attachment E.
Following the study session and after the April 30, 2021, public comment deadline, staff
will direct the consultant to incorporate necessary final edits to the draft. With the City
Council's consent, staff will submit the revised draft to HCD for a mandatory 60 -day review
period.
During the review period, City staff will coordinate with HCD staff to clarify any issues with
the draft document. HCD will also review comments from the public and stakeholders. At
the end of the 60 -day review period, HCD will provide a Letter of Substantial Compliance
or a review letter with findings that detail needed changes to comply with applicable law.
It is expected that revisions will be required.
SS3-8
Initial Draft of the General Plan Housing Element Update (PA2017-141)
April 27, 2021
Page 9
In August 2021, the HEUAC will review HCD's comments and will prepare a revised draft
of the update that incorporates HCD's findings. In September 2021, the Planning
Commission will review the revised draft and provide a recommendation to the City
Council. Subsequently, the City Council will review and adopt a final document for
submission to HCD by October 15, 2021, in compliance with the statutory deadline.
Should the City delay adoption for any reason, it would extend uncertainty in the City's
policy but there is no real penalty until February 15, 2022. The penalty by statute would
be two, four-year Housing Element update cycles instead of the current eight-year cycle.
After adoption of the Housing Element update, the City would then need to implement the
policies approved in the document. The City would have three years to complete the
requisite land use changes, including updating the Land Use Element for consistency and
rezoning sites through housing opportunity overlays or similar zoning strategy. The City
Council may also consider creating new design standards or developing specific plan
areas that address mixed use opportunities. Additionally, the City would need to adopt an
interim inclusionary ordinance within six months of adoption the Housing Element to
implement the minimum requirement for affordable housing units in a development
project. Section 4 of the draft includes a complete list of policy actions and their timeframe
for implementation.
FISCAL IMPACT:
There is no fiscal impact related to this item.
ENVIRONMENTAL REVIEW:
This is a discussion item. No action will be taken and, as a result, it is not subject to the
California Environmental Quality Act (CEQA). The City will prepare an environmental
impact report for both the Housing and Circulation Element updates that will be certified
prior to the adoption of either update. The process will include a traffic study that will
examine the impact of the housing plan using the traditional level of service (LOS)
analysis and the new vehicle miles traveled (VMT) metric. The analysis will inform the
City Council and community of the impact to mobility and assist in future transportation
planning. Lastly, the analysis could prompt additional changes to the housing plan and
the draft Circulation Element update that will be reviewed by the City Council at a later
date.
NOTICING:
The agenda item has been noticed according to the Brown Act (72 hours in advance of
the meeting at which the City Council considers the item). In addition to the minimum
requirements of the Newport Beach Municipal Code, the availability of the draft and its
schedule was also advertised through utility bill mailers, social media, City email blasts,
and City website updates.
SS3-9
Initial Draft of the General Plan Housing Element Update (PA2017-141)
April 27, 2021
Page 10
ATTACHMENTS:
Attachment A — Initial Draft of the General Plan Housing Element Update
Attachment B — Draft Minutes from the March 31, 2021, Housing Element Update
Advisory Committee Meeting
Attachment C — Draft Minutes from the April 8, 2021, Planning Commission Study
Session
Attachment D — Housing Element Update Advisory Committee's Affordable Housing
Subcommittee Final Memo, dated February 17, 2021
Attachment E — Public Correspondence Received Prior to Publishing
SS3-10
Attachment A
Initial Draft of the General Plan Housing Element Update
SS3-11
DRAFT
City of Newport
2021-2029 HOUSING
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City of Newport Beach
2021-2029 HOUSING ELEMENT
SECTION 1: INTRODUCTION
A. Role of the Housing Element.....................................................................................................1-2
B. State Policy and Authorization...................................................................................................1-2
1. Background..........................................................................................................................................................1-2
2. State Requirements.............................................................................................................................................1-2
3. Regional Housing Needs Assessment................................................................................................................1-4
4. Relationship to Other Community Plan Elements.............................................................................................1-5
5. Public Participation.............................................................................................................................................1-5
6. Data Sources (To be updated in final draft)......................................................................................................1-6
7. Housing Element Organization...........................................................................................................................1-7
SECTION 2: COMMUNITY PROFILE
Students.............................................................................................................................................................2-28
A. Population Characteristics.......................................................................................................2-2
F. Housing Stock Characteristics..................................................................................................2-28
1. Population Growth..............................................................................................................................................
2-2
2. Age Characteristics..............................................................................................................................................
2-3
3. Race/Ethnicity Characteristics............................................................................................................................
2-4
B. Economic Characteristics.........................................................................................................2-6
3.
1. Employment and Wage Scale.............................................................................................................................2-6
C. Household Characteristics......................................................................................................2-10
Housing Age and Condition..............................................................................................................................2-32
1. Household Type and Size..................................................................................................................................2-10
5.
2. Household Income.............................................................................................................................................2-12
D. Housing Problems................................................................................................................2-15
Extremely Low-income Households.......................................................................................................................2-35
1. Overcrowding....................................................................................................................................................
2-16
2. Overpayment (Cost Burden) In Relationship to Income.................................................................................2-18
E. Special Needs Groups............................................................................................................2-19
Low-income Households.........................................................................................................................................2-35
1. Seniors................................................................................................................................................................2-20
2. Persons with Physical and Developmental Disabilities ..............
3. Large Households.........................................................................
4. Single -Parent Households............................................................
5. Farmworkers.................................................................................
6. Extremely Low-income Households and Poverty Status............
.................................................................. 2-20
..................................................................... 2-23
..................................................................... 2-24
.......... 2-24
.......... 2-25
7. Persons Experiencing Homelessness................................................................................................................2-27
8.
Students.............................................................................................................................................................2-28
F. Housing Stock Characteristics..................................................................................................2-28
1.
Housing Growth.................................................................................................................................................2-29
2.
Housing Type.....................................................................................................................................................2-29
3.
Housing A vailability and Tenure.......................................................................................................................2-30
4.
Housing Age and Condition..............................................................................................................................2-32
5.
Housing Costs and Affordability.......................................................................................................................2-34
Extremely Low-income Households.......................................................................................................................2-35
Very Low-income Households................................................................................................................................2-35
Low-income Households.........................................................................................................................................2-35
Moderate income Households...............................................................................................................................2-35
Table of Contents (DRAFT APRIL 2021)
SS3-13
City of Newport Beach
2021.2029 HOUSING ELEMENT
SECTION 3: HOUSING CONSTRAINTS. RESOURCES. AND AFFIRMATIVELY FURTHERING FAIR HOUSING
A. Nongovernmental Constraints...................................................................................................3-2
1. Land Costs and Construction Costs....................................................................................................................
3-2
2. Availability Financing..........................................................................................................................................
3-3
3. Economic Constraints..........................................................................................................................................
3-5
B. Governmental Constraints........................................................................................................3-5
1. Land Use Controls................................................................................................................................................
3-6
Local Coastal Program and Land Use Plan.............................................................................................................
3-7
John Wayne Airport Environs Land Use Plan(Aa up) ............................................................................................3-8
OverlayDistricts........................................................................................................................................................
3-8
StateDensity Bonus Law........................................................................................................................................3-10
Residential Develop men t Standards .....................................................................................................................3-13
Varietyof Housing Types Permitted......................................................................................................................3-19
Growth Management Measures...........................................................................................................................3-26
SpecificPlans...........................................................................................................................................................3-27
Housing for Persons with Disabilities....................................................................................................................3-29
DevelopmentFees..................................................................................................................................................3-31
On/Off -Site Improvements....................................................................................................................................3-35
Local Processing and Permit Procedures...............................................................................................................3-35
2. Infrastructure Constraints.................................................................................................................................3-40
DryUtilities..............................................................................................................................................................3-41
WaterSupply...........................................................................................................................................................3-43
Fire and Emergency Services..................................................................................................................................3-46
PoliceServices.........................................................................................................................................................
3-48
3. Environmental Constraints...............................................................................................................................3-48
CoastalHazards......................................................................................................................................................
3-48
GeologicHazards....................................................................................................................................................3-50
SeismicHazards......................................................................................................................................................
3-50
FloodHazards.........................................................................................................................................................3-51
FireHazards............................................................................................................................................................3-52
C.Affirmatively Furthering Fair Housing(AFFH)...............................................................................3-52
1. Affirmatively Furthering Fair Housing..............................................................................................................3-52
2. Needs Assessment.............................................................................................................................................3-53
FairHousing Issues.................................................................................................................................................
3-53
Fair Housing Enforcement and Outreach Capacity..............................................................................................3-54
3. Analysis of Federal, State, and Local Data and Local Knowledge..................................................................3-55
Integration and Segregation Patterns and Trends...............................................................................................3-55
Racially or Ethnically Concentrated Areas of Poverty(R/ECAP)..........................................................................
3-56
Disparities in Access to Opportunity......................................................................................................................3-59
Discussion of Disproportionate Housing Needs....................................................................................................3-65
DisplacementRisk...................................................................................................................................................
3-66
Assessmentof Contributing Factors to Fair Housing Issues in Newport Beach .................................................
3-67
4. Analysis of Sites Pursuant to AB 686................................................................................................................3-68
5. Analysis of Fair Housing Priorities and Goals..................................................................................................
3-72
D. Housing Resources...............................................................................................................3-72
1. Regional Housing Needs Allocation.................................................................................................................3-72
Table of Contents (DRAFT APRIL 2021) iii
SS3-14
City f Newport Beath
2021-2029 HOUSING EL ,.
Residential Sites Inventory............
.............................................................................................................. 3-72
Above Moderate -and Moderate -Income Sites....................................................................................................3-72
Development of Non-VacantSites and Converting to Residential Uses.............................................................3-75
Sites Suitable for Lower Income Housing..............................................................................................................3-76
Summary of Sites Inventory and RHNA Obligations.............................................................................................3-82
2. Financial Resources...........................................................................................................................................3-82
Section 8 Housing Choice Voucher........................................................................................................................3-82
Community Development Block Grants(CDBG)...................................................................................................3-83
HOME Investment Partnership Program (HOME)................................................................................................3-83
3. Opportunities for Energy Conservation...........................................................................................................3-84
SECTION 4: HOUSING PLAN
A. Regional Housing Needs Assessment..........................................................................................4-2
A. Housing Goals...................................................................................................................................................... 4-2
B. Housing Policies and Program Actions..............................................................................................................4-3
Summary of Quantified Objectives........................................................................................................................4-26
APPENDICES
Appendix A: Reviewof Past Performance.......................................................................................................................A-1
AppendixB: Adequate Sites Analysis...............................................................................................................................B-1
AppendixC: Summaryof Outreach ..................................................................................................................................0-1
Table of Contents (DRAFT APRIL 2021)
iv
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SS3-15
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City of Newport Beach
2021-2029 HOUSING ELEMENT
The Housing Element of the Newport Beach General Plan identifies and analyzes the City's existing and
projected housing needs and contains a detailed outline and work program of the City's goals, policies,
quantified objectives, and programs for the preservation, improvement, and development of housing for
a sustainable future. The Housing Element is one of the seven mandatory elements to be included in a
city's General Plan. The Housing Element identifies ways in which housing needs of current and future
residents can be met. The Housing Element ensures that the City establishes policies, procedures and
incentives in its land use planning and development activities to ensure the maintenance and expansion
of the housing supply to adequately accommodate households currently living and expected to live in
Newport Beach. The Housing Element institutes policies that will guide City decision-making and
establishes an implementation program to achieve the City's housing goals for the 2021-2029 period.
1. Background
The Housing Element identifies and analyzes the City's existing and projected housing needs. The Housing
Element contains a detailed outline and work program of the City's goals, policies, and quantified
objectives for the preservation, improvement, and development of housing for a sustainable future. This
includes timelines for the Cityto accomplish each identified action within the Housing Plan.
e. State Requirements
California State Housing Element Law (California Government Code Article 10.6) establishes the
requirements for the Housing Element. California Government Code Section 65588 requires that local
governments review and revise the Housing Element of their comprehensive General Plans not less than
once every eight years.
The California Legislature has determined that a primary housing goal for the State is ensuring every
resident has a decent home and suitable living environment. Section 655880 of the California Government
Code states:
a. The availability of housing is of vital statewide importance, and the early attainment of decent
housing and a suitable living environment for every Californian, including farmworkers, is a
priority of the highest order.
b. The earlyattainment of this goal requires cooperative participation of government andthe private
sector in an effort to expand housing opportunities and accommodate the housing needs of
Californians in all economic levels.
c. The provisions of housing affordable to low- and moderate -income households requires the
cooperation of all levels of the government.
d. Local and State governments have a responsibility to use the powers vested in them to facilitate
the improvement and development of housing to make adequate provision for housing needs of
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City of Newport Beach
2021-2029 HOUSING ELEMENT
all economic segments of the community. The Legislature recognizes that in carrying out this
responsibility, each local government also has the responsibility to consider economic,
environmental, and fiscal factors and community goals set forth in the general plan and to
cooperate with other local governments and the state in addressing regional housing needs.
Table 1-1 summarizes State requirements for Housing Element and identifies the applicable sections in
the 2021-2029 Housing Element where these requirements are addressed.
Table 1-1: Housing Element Requirements
Reference in
Issues Requiring Analysis
Gov. Code Section
Housing Element
Analysis of employment trends.
Section 65583.a
Section 2.13.1
Projection and quantification of existing and projected
housing needs for all income groups.
Section 65583.a
Section 3.D.1
Analysis and documentation of the City's housing
characteristics, including cost for housing compared to
Section 65583.a
Section 2.D, F
ability to pay, overcrowding, and housing condition.
An inventory of land suitable for residential development
including vacant sites and sites having redevelopment
Section 65583.a
Section 3.1)
potential.
Analysis of existing and potential governmental
constraints upon the maintenance, improvement or
Section 65583.a
Section 3.13
development of housing for all income levels.
Analysis of existing and potential nongovernmental
(private sector) constraints upon
maintenance, improvement or development of
Section 65583.a
Section 3.A
housing for all income levels.
Analysis concerning the needs of the homeless.
Section 65583.a
Section 2.E.7
Analysis of special housing needs: handicapped,
elderly, large families, farmworkers, and female -headed
Section 65583.a
Section 2.E
households.
Analysis of opportunities for energy conservation
Section 65583.a
Section 3.7
with respect to residential development.
Identification of Publicly Assisted Housing
Section 65583.a
Section 3.C.3
Developments.
Identification of Units at Riskof Conversionto
Section 65583.a
Section 3.C.3
Market Rate Housing.
Identification of the City's goal relative to the
maintenance, improvement, and development of
Section 65583.a
Section 4
housing.
Analysis of quantified objectives and policies
Section 65583.b
Section 4.13
relativeto the maintenance, improvement, and
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2021-2029 HOUSING ELEMENT
Table 1-1: Housing Element Requirements
Reference in
Issues Requiring Analysis
Gov. Code Section
Housing Element
development of housing.
Identification of adequate sites that will be made
available through appropriate action with
Section 65583.c(1)
Appendix B
required public services and facilities for a variety
of housing types for all income levels.
Identification of strategies to assist in the
development of adequate housing to meet the
Section 65583.c(2)
Section 4
needs of low and moderate -income households.
Description of the Public Participation Program in
the formulation of Housing Element Goals, Policies,
Section 65583.d
Appendix C
and Programs.
Description of the Regional Housing Needs
Assessment (RHNA) prepared bytheSouthern
Section 65583.e
Section 1.0
California Association of Governments.
Analysis of Fair Housing, including Affirmatively Furthering
Section 8899.50
Section 3.0
Fair Housing.
Review of the effectiveness of the past Element,
including the City's accomplishments during the
Section 65583.f
Appendix A
previous planning period.
Source: State of California, Department of Housing and Community Development.
The City's Housing Element was last updated in September 2013 for the 51h cycle from years 2014to 2021,
as part of the new update cycle for jurisdictions within the SCAG (Southern California Association of
Governments) region to allow for synchronization with the Regional Transportation Plan and Sustainable
Communities Strategy (RTP/SCS). The Element sets forth an 8 -year strategy to address the City's identified
housing needs, including specific implementing programs and activities.
Amendments have been made to Housing Element law since the adoption of the City's 5th Cycle Housing
Element; such amendments and subsequent housing laws change the required analysis, reporting and
policies contained in the Housing Element. The contents of this updated Housing Element comply with
these amendments to state housing law and all other federal, state and local requirements.
3. Regional Housing Needs Assessment
Section 65583 of the Government Code sets forth the specific content requirements of a jurisdiction's
housing element. Included in these requirements are obligations on the part of local jurisdictions to
provide their "fair share" of regional housing needs. Local governments and Councils of Governments
(COGS) are required to determine existing and future housing need and the allocation of this need must
be approved by the California Department of Housing and Community Development (HCD). Newport
Beach is a member agency of the Southern California Association of Governments (SCAG). SCAG is
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City of Newport Beach
2021-2029 HOUSING ELEMENT
responsible for preparing the Regional Housing Needs Assessment (RHNA) for all jurisdictions withint he
SCAG region.
HCD established the planning period for the current Regional Housing Needs Assessment (RHNA) from
October 15, 2021 to October 15, 2029. For the 2021-2029 planning period the City was allocated a total
of 4,845 units, including 1,456for very low-income, 930for low-income, 1,050for moderate -income, and
1,409 for above -moderate income households.
4. Relationship to Other Community Plan Elements
The Housing Element is one element of the City of Newport Beach General Plan. The goals, policies,
actions, and programs within the Housing Element relate directly to, and are consistent with, all other
elements in the Newport Beach General Plan. The City's Housing Element identifies programs and
resources required for the preservation, improvement, and development of housing to meet the existing
and projected needs of its population.
The Housing Element works in tandem with development policies contained in the Land Use Element,
most recently amended in 2013. The Land Use Element establishes the location, type, intensity and
distribution of land uses throughout the City, and defines the land use build -out potential. By designating
residential development, the Land Use Element places an upper limit on the densities and types of housing
units constructed in the City. The Land Use Element also identifies lands designated for a range of other
uses, including employment creating uses, open space, and public uses. The presence and potential for
jobs affects the current and future demand for housing at the various income levels in the City.
The Circulation Element of the General Plan alsoaffects the implementation of the Housing Element. The
Circulation Element establishes policies for a balanced circulation system in the City. Consequently, the
Housing Element must include policies and incentives that consider the types of infrastructure essential
for residential housing units in addition to mitigating the effects of growth in the City.
The Housing Element has been reviewed for consistencywith the City's other General Plan components,
and the policies and programs in this Element are consistent with the policy direction contained in other
parts of the General Plan. As portions of the General Plan are amended in the future, the Housing Element
will be reviewed to ensure that internal consistencyis maintained.
5. Public Participation (UPDATED AS WE PROCEED)
Section 65583 of the Government Code states that, "The local government shall make diligent effort to
achieve public participation of all economic segments of the community in the development of the
housing element, and the program shall describe this effort." Meaningful community participation is also
required in connection with the City's Assessment of Fair Housing (AFH). A discussion of citizen
participation is provided below.
As part of the 6t" Cycle Housing Element Update process, the Cityof Newport Beach conducted extensive
public outreach activities beginning in 2019.
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2021-2029 HOUSING ELEMENT
Outreach for the 6th Cycle Housing Element to the community, includes the following actions:
• Community Workshop #1 (October 20, 2020) — Provided an overview of the Housing Element
Update process, community and housing characteristics, and engagement activities.
• Community Workshops #2 and #3 (November 16 and 17, 2020) — Engaged participants in a
suitability analysis for housing types and densities for focus areas in Newport Beach.
Community Workshop #4 (February 24, 2021) — Discussion of opportunity sites and policy
strategies.
• Community Workshop #5 (March 22, 2021) — Presented the initial draft of the Housing Element.
• Online Community Survey — Participants considered potential policies and programs to include
in the Housing Element, as well as potential housing types and opportunities for housing. The
survey also solicited feedback regarding potential barriers to housing access and constraints to
the development of housing.
• Planning Commission Study Session - Provided a presentation with an overview of the Public
Review Draft Housing Element and Housing Element update process to date. Community
members had the opportunity to give public comments.
• Housing Element Update Advisory Committee (HEUAC) Meetings — Tracked and provided
feedback on outreach efforts, made recommendations and provided guidance on policies and
programs, provided general comments and feedback.
• Housing Element Update Website - Provided relevant information about the update process, key
features of the housing element, project timeline and a calendar of events for outreach activities.
The website also provided a link to the community survey tool, past recorded meetings and
summaries, as well as the contact information of the Cityfor residents and community members
to send additional comments or request additional information.
• Listen & Learn—Series of community workshops in each Council Districtto guide and inform the
General Plan Update in 2019.
As required by Government Code Section 65585(b)(2), all written comments regarding the Housing
Element made by the public will be provided to each memberof the City Council.
Appendix C will contain a summaryof all public comments regarding the Housing Element received by the
City during the update process.
6. Data Sources (To be updated in final draft)
The data used for the completion of this Housing Element comes from a variety of sources. These include,
but are not limited to:
■ 2010 Census
■ American Community Survey
■ Regional Analysis of Impediments to Fair Housing (AI)
■ Point -in -Time Homeless Census bythe Regional Task Force on the Homeless, 2019
■ Home Mortgage Disclosure Act (NMDA) lending data
■ California Department of Economic Development
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2021-2029 HOUSING ELEMENT
■ California Employment Development Division Occupational Wage data, 2002
■ Department of Housing and Urban Development, Comprehensive Housing Affordability Strategy
(CHAS), 2013-2017
■ California Department of Finance
■ Southern California Association of Governments (SCAG) Local Housing Report
The data sources represent the best data available at the time this Housing Element Update was prepared.
The original source documents contain the assumptions and methods used to compile the data.
7. Housing Element Organization
This Housing Element represents the City's policy program for the 2021-2029 6th Cycle Planning Period.
The Housing Element is comprised of the following Chapters:
Chapter 1: Introduction contains as summary of the content, organization and statutory considerations
of the Housing Element;
Chapter2: Community Profile contains an analysis of the City's population, household and employment
base, and the characteristics ofthe housing stock;
Chapter 3: Housing Constraints and Resources examining governmental and non-governmental
constraints on production, maintenance, and affordability of housing and provides a summary of housing
resources, including sites identification and funding and financial considerations;
Chapter4: Policy Plan addresses the City's identified housing needs, including housing goals, policies and
programs.
Appendices provides various appendices with supplementary background resources including:
• AppendixA—Reviewof Past Performance of 5th Cycle Programs
• Appendix B—Summary of Adequate Sites Analysis
• Appendix C— Summary of Outreach
Section 1: Introduction (DRAFT APRIL 2021)
1-7
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Section 2.0
COMMUNITY PROFILE
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City of Newport Beach
2021-2029 HOUSING ELEMENT
The Community Profile for the City of Newport Beach provides an overview of the City's housing and
population conditions. The community profile serves as the foundation for the Housing Elements policies
by describing and assessing the factors and characteristics that contribute to the supply and demand for
housing in Newport Beach. Specifically, the community profile describes the community's population,
employment, economics, and household characteristics. Special Needs groups and housing stock
characteristics are also described. The community profile develops context for the goals, programs, and
policies, established in the Housing Element.
The data used for this community profile has been collected using the most current available data from
the Southern California Association of Governments (SCAG), 2010 U.S. Census, 2010-2018 American
Community Survey, the California Department of Finance, the California Employment Development
Department, the California Department of Education and other currently available real estate market
data. Data has also been collected from the SCAG Local Housing report for Newport Beach, which provides
facts and Figures pre -certified by the California Department of Housing and Community Development
(HCD)for use in the 61" Cycle Housing Elements.
Population characteristics affect current and future housing demands ina community. Population growth,
age compositions and race/ethnicity influence the type and extent of housing needed and the ability of
the local population to afford housing costs. The following section describes and analyzes the various
population characteristics and local trends in Newport Beach.
1, Population Growth
Table 2-1 below displays the forecasted population growth for Newport Beach, as it compares to the
County and other surrounding jurisdictions/cities. The U.S. Census reported a population of 85,186
individuals for the City in 2010. This is the second smallest population for this area after Laguna Beach,
which has a population of 22,723. The 2010 population of Newport Beach represents about 3 percent of
the Orange County total population.
The Southern California Association of Government (SCAG) Final Growth Reports calculates estimates for
future population counts and economic and housing trends through 2045. The SCAG data shown in Table
2-1 estimates a population growth for Newport Beach of 7,100 individuals, or an 8.4 -percent increase,
between 2016 and 2045. The growth calculation is consistent with that expected in Costa Mesa and is
double that of Huntington Beach. In comparison, the Cityof Irvine anticipates a population surge of about
25 percent through 2045. Between 2016 and 2045, Newport Beach population is forecasted to grow by
about 2 percent less than Orange County.
Section 2: Community Profile (DRAFTAPRIL2021) 2-2
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City of Newport Beach
2021-2029 HOUSING ELEMENT
Table 2-1: Population Growth Forecast, 2016-2045
Jurisdictions
Population
Percent Change
2016
Actual
2045
Projected
2016-2045
Costa Mesa
113,900
123,700
8.6%
Newport Beach
84,900
92,000
8.4%
Huntington Beach
196,900
205,300
4.3%
Laguna Beach
23,400
23,500
0.4%
Irvine
261,600
327,700
25.3%
Orange County
3,180,000
3,535,000
11.2%
Represents an estimate from the SCAG Connect SoCal 2016-2045 Demographics and Growth Forecast.
Sources: SCAG 2020 Connect SoCal Demographics and Growth Forecast.
2. Age Characteristics
The age composition of a community affects housing needs because housing demand within the market
is often determined by the preferences of certain age groups. For example, young adults generally favor
apartments, low to moderate -cost condominiums, and smaller or more affordable single -unit homes
because they tend to live on smaller incomes and have smaller households. As population moves through
different stages of life, housing is required to accommodate new or adjusted needs. To produce a well-
balanced and healthy community, a community must provide appropriate housing to accommodate needs
of all ages.
Figure 2-1: Age Distribution in Newport Beach, 2010-2018
35.0%
30.0%
25.0%
20.0%
15.0%
10.0%
5.0%
,
0.0%
Under 5
5 to 19
20 to 34
35 to 44
■2010
4.5%
14.7%
20.8%
13.0%
2014
3.9%
15.6%
18.7%
12.3%
2018
3.9%
14.6%
17.8%
10.7%
I III
45 to 64 65 and Above
28.6% 18.3%
29.8% 19.7%
30.2% 22.7%
Source: American Community Survey, 5 -Year Estimates, 2010, 2014, and 2018.
Newport Beach population that falls within the ages of 45 to 64 represents the largestage group, as shown
in Figure 2-1. In 2018, 30.2 percent of the population was between the ages of 45 and 64. Children under
5 years of age make up about 4 percent of the population, and 18.5 percent are 19 years or younger.
Adults in the 35 to 44 age group have the second lowest population representation at 10.7 percent.
Section 2: Community Profile (DRAFTAPRIL2021) 2-3
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City of Newport Beach
2021-2029 HOUSING EL,
From 2010 to 2018, Newport Beach shows an aging population trend. All age groups under 45 years have
consistently been decreasing. The 20 to 34 age group has experienced the greatest population loss at 3
percent between 2010to 2018. In comparison, seniors over 65 years have increased by4.4 percent during
the same time. The middle -age and senior populations both make up the largest age groups and can be
expectedto continue increasing given the decreasing distribution of young adults and children.
Table 2-2 compares the age distribution of Newport Beach to the rest of the county and surrounding
cities. The City has a below average age distribution for those ages 44 and under as compared to Orange
County. The City of Laguna Beach and Newport Beach both exceed 22 percent of senior populations, while
the surrounding cities and county range from 9 to 16 percent. All municipalities in Table 2-2 have lower
distributions of individuals ages 15to 17 and higher distributions of individuals 45 to 64 years of age.
Table 2-2: Age Distribution by Jurisdiction
Jurisdiction
UnderS
5 to 14
15 to 17
18 to 24
25 to 44
45 to 64
65+
years
Costa Mesa
5.7%
11.4%
3.2%
9.6%
35.2%
24.3%
10.7%
Newport Beach
3.9%
10.0%
3.5%
6.3%
23.4%
30.2%
1 22.7%
Huntington Beach
5.2%
10.9%
3.5%
7.6%
27.0%
29.0%
16.9%
Laguna Beach
3.4%
8.5%
4.1%
5.9%
16.3%
38.4%
23.3%
Irvine
6.4%
12.4%
3.6%
13.0%
30.8%
23.9%
9.9%
Orange County
6.0%
1 12.5%
4.0%
9.5%
27.4%
26.6%
13.9%
Source: American Community Survey, 5 -Year Estimates, 2018
3. Race/Ethnicity Characteristics
Racial and ethnic composition contribute to housing needs due to varying household characteristics,
income levels, and cultural backgrounds which may affect their housing needs, housing choice and
housing types. Cultural influences may reflect preference for a specific type of housing.
As summarized in Figure 2-2, Newport Beach is comprised mainly of White individuals at 85.3 percent of
the population in 2018. American Indian/Alaska Natives and Native Hawaiian/other Pacific Islanders
comprise the lowest percentage; both populations in Newport Beach and Orange County add up to less
than 1 percent of the population. The White population in Newport Beach is 23.6 percent greater than
the county and the Hispanic or Latino population is 25.1 percent less than that of the county. The Black
population represents 0.8 percent of the Newport Beach population, which is half that of Orange County.
The Asian population of Newport Beach is 11.8 percent smallerthanthat of Orange Countyand there are
9.6 percent less individuals in the Citywho identify as some other race than in the County.
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2-4
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City of Newport Beach
2021-2029 HOUSING ELEMENT
Figure 2-2: Racial and Ethnic Composition, 2018
90%
80%
70%
60%
50%
40%
30%
20%
10%
American Native
Black or Indian and Hawaiian Some Two or Hispanic
White African Alaska Asian and Other Other more or Latino
American Native Pacific Race Race
Islander
■ Newport Beach 85.3% 0.8% 0.3% 8.3% 0.2% 2.1% 3.1% 9.0%
Orange County 61.7% 1.7% 0.5% 20.1% 0.3% 11.7% 4.1% 34.1%
Source: American Community Survey, 5 -Year Estimates, 2018,
Table 2-3 shows that all cities around Newport Beach and Orange County have a majority White
population. The second largest populationgroup in this area arethosewho identify as Hispanic or Latino.
The Black population in Newport Beach and Laguna Beach are both the smallest of the area at 0.8 percent
and both cities are below the county percentage by just under 1 percent. Both American Indian/Alaska
Native and Native Hawaiian/other Pacific Islanders represent the smallest population groups with neither
exceeding 1 percent in any of the listed cities.
Tablet -3: Racial and Ethnic Composition, 2018
Native
American
Indian/
Hawaiian
Some
Two or
Hispanic
Jurisdiction
White
Black
Asian
/Other
Other
More
Alaska
or Latino
Pacific
Race
Races
Native
Origin
Islander
Costa Mesa
71.6%
1.9%
0.4%
8.4%
0.7%
13.0%
4.0%
36.1%
Newport
p
85.3/
0.8/
0.3/
8.3/
0.2%
2.1%
3.1%
9.0%
Beach
Huntington
72.4%
1.4%
0.6%
12.1%
0.4%
7.3%
5.4%
20.0%
Beach
Laguna
90.8%
0.8%
0.1%
3.7%
0.3%
1.5%
2.8%
7.4%
Beach
Irvine
47.6%
1.9%
0.2%
42.3%
0.2%
2.8%
5.2%
10.3%
Orange
61.7%
1.7%
0.5%
20.1%
0.3%
11.7%
4.1%
34.1%
County
Note: (1) Persons of Hispanic or Latino Origin is an ethnicity that may be included in other racial groups.
Source: American Community Survey, 5 -Year Estimates, 2018.
Section 2: Community Profile (DRAFTAPRIL2021) 2-5
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City of Newport Beach
2021-2029 HOUSING EL,
Table 2-4 identifies the change in composition of Newport Beach between 2010 to 2018. The population
who reported White experienced the greatest population loss between 2010 and 2015 (4 percent), but
then increased by just under a percent point between 2015 and 2018. The City's population who identifies
as Hispanic or Latino increased by a total of 1.6 percent; this was the greatest population increase
between these three survey years. Overall, majority of the different racial and ethnic populations within
Newport Beach remained stable in population from 2010 to 2018.
Table 2-4: Changes in Racial and Ethnic Composition, 2010-2018
Percent
Percent
Change
Change
Race/Ethnicity
2010
2015
2018
2010 to
2015 to
2015
2018
White
88.4%
84.4%
85.3%
-4.0%
0.9%
Black
0.6%
0.4%
0.8%
-0.2%
0.4%
American Indian and
0.1%
0.2%
0.3%
0.1%
0.0%
Alaska Native
Asian
7.2%
8.2%
8.3%
1.0%
0.1%
Native Hawaiian or
0.0%
0.2%
0.2%
0.2%
0.0%
Other Pacific Islander
Some Other Race
1.9%
3.1%
2.1%
1.2%
-1.1%
Two or More Races
1.7%
3.4%
3.1%
1.7%
-0.3%
Hispanicor Latino*
7.4%
8.3%
9.0%
0.9%
0.7%
*Of any race.
Source: American Community Survey, 5 -Year Estimates, 2010, 2015, and 2018.
Reporting and analyzing economic characteristics of a community provides valuable information on the
community's abilityto access the housing market. Incomes associated with different types ofemployment
and the number of workers in a household affect housing affordability and choice. Therefore, to consider
a healthy balance between jobs and housing, the employment characteristics of community must be
considered. Local employment growth is linked to local housing demand, and the reverse is true with
employment contracts.
1. Employment and Wage Scale
Employment directly affects housing needs, as employment and income informs a population's ability to
purchase housing and the types of housing they would be inclined to purchase. Table 2-5 summarizes
projected employment growthfor Newport Beach and its surrounding cities and Orange County between
2012 to 2040. These projections are provided by the Southern California Association of Government's
(SCAG) Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS). The report is a long-
range plan that considers future mobility and housing needs with economic, environmental, and public
health goals and was adopted on April 7, 2016.
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City of Newport Beach
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Table 2-5 shows that Newport Beach is estimated to experience an employment growth of 1.8 percent
between 2016 to 2045. The total employment growth in the City is significantly less in percentage than
the forecast for the surrounding cities. City of Irvine is estimated to experience a 24.5 percent increase
through 2045, which is about 10 percent more than the percentage projected for the whole county. While
Newport Beach is projected to experience the least employment growth as a percent, the growth
represents an increase in 1,500 new employees; this is a greater numeric change than Laguna Beach. The
number of new employees projected for Newport Beach represent 0.5 percent of employment growth
for the county.
Based on data from the United States Census Bureau American Community Survey (ACS) 5 -Year Estimates,
the number of employed people in Newport Beach reached 43,892 in 2018. This value is less than the
amount projected by the SCAG RTP/SCS. A contributing factor for this may be the increasing amount of
the population over the retirement age, as shown in Figure 2-1.
Table 2-6 identifies employment sectors in Newport Beach and the changes in employment for each
sector between 2010 and 2018. Most employed people in the City work in professional, scientific,
management, and administrative services (19.4 percent). The sector with the least amount of residents
employed was agriculture, forestry, fishing and hunting, and mining, with only 0.2 percent in 2018. Two
other popular sectors inthe Cityin 2018 were finance and insurance, and real estate and rental leasing at
18.7 percent as well as education services, health care, and social assistance at 17.1 percent. None of the
employment sectors in Newport Beach have experienced changes in employment greaterthan 1 percent
between the two survey years. This has resulted in a decrease of 0.5 percent in total employment, rather
than in an increase as forecasted in Table 2-5.
Section 2: Community Profile (DRAFTAPRIL2021) 2-7
SS3-29
Table2-5: Employment Growth Trends, 2016-2045
Jurisdiction
2016
2045
% Change
2016-2045
Numeric Change
2016-2045
Costa Mesa
95,700
104,000
8.7%
8,300
Newport Beach
83,400
84,900
1.8%
1,500
Huntington Beach
83,400
90,800
8.9%
71400
Laguna Beach
F 5,800
6,100
5.2%
300
Irvine
265,300
3301200
24.5%
64,900
Orange County
1,710,000
1,980,000
15.8%
270,000
Source: SCAG 2020 Connect So Cal Demographics and Growth Forecast.
Based on data from the United States Census Bureau American Community Survey (ACS) 5 -Year Estimates,
the number of employed people in Newport Beach reached 43,892 in 2018. This value is less than the
amount projected by the SCAG RTP/SCS. A contributing factor for this may be the increasing amount of
the population over the retirement age, as shown in Figure 2-1.
Table 2-6 identifies employment sectors in Newport Beach and the changes in employment for each
sector between 2010 and 2018. Most employed people in the City work in professional, scientific,
management, and administrative services (19.4 percent). The sector with the least amount of residents
employed was agriculture, forestry, fishing and hunting, and mining, with only 0.2 percent in 2018. Two
other popular sectors inthe Cityin 2018 were finance and insurance, and real estate and rental leasing at
18.7 percent as well as education services, health care, and social assistance at 17.1 percent. None of the
employment sectors in Newport Beach have experienced changes in employment greaterthan 1 percent
between the two survey years. This has resulted in a decrease of 0.5 percent in total employment, rather
than in an increase as forecasted in Table 2-5.
Section 2: Community Profile (DRAFTAPRIL2021) 2-7
SS3-29
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table 2-6: Employment in Newport Beach by Sector, 2018
2010
2018
Percent
Change
Industry Sector
# of people
% of City
# of people
% of City
2010 -
employed
Employment
employed
Employment
2018
Agriculture, forestry, fishing
1,324
0.3%
92
°
0.2/
°
0.1/
and hunting, and mining
Construction
2,118
4.8%
1741
4.0%
0.8%
Manufacturing
3,529
8.0%
3929
9.0%
-1.0%
Wholesale trade
2,074
4.7%
2165
4.9%
-0.3%
Retailtrade
4,411
10.0%
4149
9.5%
0.6%
Transportation and
warehousing, and utilities
839
1.9%
1020
°
2.3/
°
-0.4/
Information
1,059
2.4%
991
2.3%
0.2%
Finance and insurance, and
real estate and rental
8,072
18.3%
8196
18.7%
-0.4%
leasing
Professional, scientific,
management, and
8,999
20.4%
8517
19.4%
1.0%
administrative services
Education services, health
7,234
16.4%
7507
17.1%
-0.7%
care, and social assistance
Arts, entertainment,
recreation, accommodation,
3,353
7.6%
3425
7.8%
-0.2%
and food services
Other services (except
1,324
3.0%°
1472
3.4/
-0.4/
public administration)
Public Administration
971
2.2%
688
1.6%
0.7%
Total
44,109
100%
43,892
100%
-0.5%
Source: American Community Survey, 5 -Year Estimates, 2010 and 2018.
Table 2-6 shows that employment decreased slightlyfrom 2010 to 2018 despite a projected growth and
estimated employment amount much larger than that reached. Nonetheless, unemployment rates
displayed in Table 2-7 show a drop by 1 percent during the same period. Unemployment factors into
housing needs as the lack of income necessitates the availability of affordable housing. Newport Beach
has maintained an unemployment rate of 3.4 percent in 2018 - the lowest unemployment rate for this
area, and 1.7 percent below Orange County.
Section 2: Community Profile (DRAFTAPRIL2021)
W
SS3-30
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table
2-7: Unemployment Rate, 2018
Salary
Jurisdiction
Unemployment Rate*
Percent Change
2010-2018
2010
2018
Costa Mesa
7.3%
4.8%
-2.5%
Newport Beach
4.4%
3.4%
-1%
Huntington Beach
7%
4.3%
-2.7%
Laguna Beach
4.4%
6.8%
2.4%
Irvine
5.5%
4.9%
-0.6%
ounty
7.4%
5.1%
-2.3%
n 16 years and overerican Community Survey, S Year Estimates, 2010 and 2018.
E
Based on the data in Table 2-7, approximately 2,492 Newport Beach residents were without work in 2018
and would therefore be more likely to require more affordable housing options. For those that are
employed, income level further identifies housing types that may need to be provided within the City.
According to the SCAG Draft Regional Housing Needs Assessment (RHNA) Methodology, housing needs
by income are broken down into four income levels:
+ Very Low -Income (50 percent or less of the county's median family income)
+ Low -Income (50-80 percent of the county median family income)
+ Moderate -Income (80-120 percent of the county median family income)
+ Above Moderate -Income (120 and above of the county median family income)
Orange County's median family income is $85,398 according to the 2018 ACS estimates. The occupations
that fall below 50 percent of this amount are Protective Services; Sales; Office and Administration Support;
Production; Transportation and Material Moving; Healthcare Support; Building, Grounds Cleaning, and
Maintenance; Personal Care and Service; Farming, Fishing and Forestry; and Food Preparation and Serving
Related. Most occupations in Orange County have an average income that is either low or very low.
Table 2-8: Mean Salary by Occupation in Orange County, 2020
Occupation
Salary
Management
$120,871
Legal
$105,406
Healthcare Practitioners and Technical
$79,755
Architecture and Engineering
$87,635
Computerand Mathematical
$92,631
Life, Physical and Social Sciences
$67,488
Business and Financial Operations
$73,913
Education, Training and Library
$52,043
Arts, Design, Entertainment, Sports and
Media
$47,351
Section 2: Community Profile (DRAFTAPRIL2021)
2-9
SS3-31
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table 2-8: Mean Salary by Occupation in Orange County, 2020
Occupation
Salary
Construction and Extraction
$52,684
Protective Services
$37,236
Community and Social Service
$48,834
Installation, Maintenance and Repair
$48,928
Sales
$32,262
Office and Administration Support
$38,845
Production
$31,669
Transportation and Material Moving
$29,254
Healthcare Support
$34,397
Building, Grounds Cleaning, and
Maintenance
$27, 824
Persona I Ca re a nd Service
$24,666
Farming, Fishing and Forestry
$25,487
Food Preparation and Serving Related
$24,841
Source: California Employment Development Division, Occupational Wage data, 2020.
A household includes all persons who occupy a housing unit, as defined by the Census. This may include
single persons living alone, families related through marriage, blood or adoption, domestic partnerships
and unrelated individuals living together. Nursing facilities, residential care facilities, dormitories, and
other group living, as well as, the persons living with them are not considered a housing unit.
Income and affordability are best measured at the household level, as well as the special needs of certain
groups, such as large families, single parent households, or low and extremely low-income households.
For example, if a city has a prominent aging population who are homeowners but live on fixed incomes,
it may consider implementing a home beautification assistance program.
1. Household Type and Size
Newport Beach contains 37,870total households, which is the second smallest household amount behind
Laguna Beach with 10,542 total households. Female households with no spouse present represent the
lowest amount at 4.9 percent and is 6.9 percent below the regional percentage. Orange County has 28.2
percent non -family households, but all cities in this area, including Newport Beach, have percentages that
exceed 33 percent. Newport Beach non -family households account for the second largest percentage at
42.5 percent. When combined with senior households over the age of 65 and living alone, as shown in
Figure 2-3, it amounts to 56 percent of households in the City. These two groups of people tend to occupy
apartments or smaller age centric living areas and would also be considered in determining housing needs.
Section 2: Community Profile (DRAFTAPRIL2021) 2-10
SS3-32
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table 2-9: Household Characteristics
Married-
Female
Non -
couple
%of Total
Householder,
%of Total
%of Total
Total
Jurisdiction
Family
Family
Households
No Spouse
Households
Households
Households
Households
Present
Household
Costa Mesa
17,568
42.8%
4,191
10.2%
16,509
40.2%
41,019
Newport
18,965
50.1%
1,870
4.9%
16,088
42.5%
37,870
Beach
Huntington
37,588
48.9%
8,263
10.8%
26,961
35.1%
76,821
Beach
Laguna
5,116
48.5%
539
5.1%
4,537
43%
10,542
Beach
Irvine
51,682
54.2%
8,418
8.8%
31,636
33.2%
95,371
Orange
564,685
o
54.7/
121,753
11.8%
290 652
28.2%
1 032 ,373
County
Source: American Community Survey, 5 -Year Estimates, 2018
Figure 2-3: Newport Beach Household Characteristics in Percent, 2018
50%
40%
30%
20%
10%
0%
Married -Couple Male Female Non -Family Householder
Family Householder, No Householder, No Household Age 65 or Above
Household Spouse Present Spouse Present
Newport Beach 50.1% 2.5% 4.9% 42.5% 13.5%
Source: American Community Survey, 5 -Year Estimates, 2018.
Table 2-10 below illustrates the changes in household types between 2010 and 2018. During these years,
Newport Beach experienced a growth in population of married -couple family households (5.3 percent)
and of householders 65 years and over who live alone (5.5 percent). Non -family households dropped by
4.2 percent in the same time period, with 3.8 percent occurring between 2010 and 2015. In 2010, non -
family households were the largest household type in Newport Beach at 46.7 percent, but in 2018 the
married -couple family households became the largest with 47.6 percent of the population.
Section 2: Community Profile (DRAFTAPRIL2021)
2-11
SS3-33
City of Newport Beach
2021-2029 HOUSING ELEMENT
Tablet -10: Changes in Household Types, 2010-2018
Jurisdiction
2010
Percent
2015
Percent
2018
Percent
Married -couple
Laguna Beach
2.1
Irvine
2.6
Orange County
3
Source: California Department of Finance—
Population and Housing Estimates, 2018.
16,936
44.8%
18,122
47.6%
18,965
50.1%
Family Households
Female Household,
2,155
5.7%
2,665
7.0%
1,870
4.9%
No Spouse Present
Male Household, No
1,058
2.8%
990
2.6%
947
2.5%
Spouse Present
Non -Family
17,654
46.7%
16,332
42.9%
16,088
42.5%
Household
Householder 65 Years
3,024
8.0%
4,797
12.6%
5,112
13.5%
and Over
Total Households
37,803
100%
38,071
100%
37,870
100%
Source: American Community Survey, 5 -Year Estimates, 2010, 2015 and 2018.
Newport Beach represents 1 of the smallest average household sizes in the area, as shown in Table 2-11.
The average household size for the region is 3 persons and the average household size for the City is 2.2
persons per home. All the neighboring cities have comparable household sizes underthe regional amount.
Table 2-11: Average Household Size
Jurisdiction
Average Persons
per Household
Costa Mesa
2.7
Newport Beach
2.2
Huntington Beach
2.6
Laguna Beach
2.1
Irvine
2.6
Orange County
3
Source: California Department of Finance—
Population and Housing Estimates, 2018.
2. Household Income
Household income is an indicator of housing needs in a community because household income is directly
connected to affordability. As household income increases, it is more likely that the household can afford
market rate housing units, larger units and/or pursue ownership opportunities. However, as household
income decreases, households tend to pay a disproportionate amount of their income for housing. This
may influence increased incidences of overcrowding and substandard living conditions.
The California State Department of Housing and Community Development (HCD) has identified the
following income categories based on the Area Median Family Income (AMFI) of Orange County:
+ Extremely Low-income: households earning up to 30 percent of the AMFI
+ Very Low-income: households earning between 31 and 50 percent of the AMFI
Section 2: Community Profile (DRAFT APR L 2021)
2-12
SS3-34
City of Newport Beach
Wx
2021-2029 HOUSINGELEMENT '.
+ Low-income: households earning between 51 percent and 80 percent of the AMFI
+ Moderate Income: households earning between 81 percent and 120 percent of the AMFI
+ Above Moderate Income: households earning over 120 percent of the AMA
Combined, the extremely low, very low, and low-income groups are referred to as lower income.1
Comprehensive Housing Affordability Strategy (CHAS) estimates based on 2006-2017 American
Community Survey (ACS) data is used below. Table 2-12 shows a greater percentage of homeowners (57
percent) than renters (43 percent) in Newport Beach. Just under 70 percent of households are estimated
to have a moderate or above income and 21.6 percent earn a lower income. A greater number of renters
are estimated to earn a lower income than of homeowners. About 60 percent of households in the
extremely low-income category identified as renters, as for very low- and low-income households.
Homeownership was more likely for households in the moderate or above moderate -income groups.
Table 2-12: Households by Income Category, 2013-2017
Income Category
(% of County AMI)
Owner
Renter
Households
Total
Percent
Total
Percent
Total
Percent
Extremely Low
(30% AMFI or less)
1,575
40.8%
2,280
59.2%
3,855
10.15%
Very Low (31 to 50%AMFI)
1,310
40.1%
1,960
59.9%
3,270
8.61%
Low (51 to 80% AMFI)
1,920
42.9%
2,550
57.1%
4,470
11.77%
Moderate or Above
(over 80% AMFI)
16,840
63.8%
9,540
36.2%
26,380
69.5
Total
21,645
1 57.0%
1 16,325
1 43.0%
1 37,970
100%
Source: Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS), 2013-
2017.
The ACS 2018 data shown in Figure 2-4 below depicts median household income for Newport Beach,
surrounding jurisdictions, and the County of Orange. The figure shows a much higher median household
income in the City that exceeds the regional median by $37,311 annually. At $122,709, Newport Beach
has the highest median household income than any of the neighboring cities. Laguna Beach is in close
second with an annual median household income of $121,474. Costa Mesa is the only nearby city with a
median household income below the regional median and $43,502 below Newport Beach. Table 2-13 also
compares median household incomes by percent points above or below the regional amount. All cities
around Newport Beach, except for Costa Mesa, exceed the Orange County median household income of
$85,398.
'Fed era I housing and community development programs typically assist households with incomes up to 80 percent of the AMFI and
use different terminology. For example, the Federal Community Development Block Grant (CDBG) program refers households with
incomes between 51 and 80 percent AMFI as moderate income (compared to low-income based on State definition).
Section 2: Community Profile (DRAFT APRIL 2021) 2-13
SS3-35
City of Newport Beach
2021-2029 HOUSING ELEMENT - -_
Figure 2-4: Median Household Income by City, 2018
$140,000
$120,000
$100,000
$80,000 $7911`
$60,000
$40,000
$20,000
$122,709 $121,474
Costa Mesa Newport Beach Huntington Beach Laguna Beach Irvine
Median Income Orange County Median Income
Source: American Community Survey, 5 -Year Estimates, 2018.
Table 2-13: Median Household
Income
Jurisdiction
Median Income
Percent
Above/Below
Regional Median
Costa Mesa
$79,207
-7.2%
Newport Beach
$122,709
43.7%
Huntington Beach
$91,318
6.9%
Laguna Beach
$121,474
42.2%
Irvine
$95,371
11.7%
Orange County
$85,398
100%
Source: American Community Survey, 5 -Year Estimates, 2018.
W
$85,398
Further explaining the income gap between Orange County and Newport Beach is an income breakdown
for the City in Figure 2-5. Most employed City residents fall in the high-income category as about 31
percent of residents earn $200,000 per yearand 60 percent earn over $100,000. About 15 percent of the
Newport Beach population earns under $35,000 annually.
Section 2: Community Profile (DRAFTAPRIL2021)
2-14
SS3-36
City of Newport Beach
Figure 2-5: Newport Beach Income Breakdown by Income Category
35%
30%
25%
20%
15%
10%
5°x/0
,
■
,
, '
0%
Less
$10,000
$15,000
$100,00
$25,000 $35,000 $50,000 $75,000
$150,00
$200,00
than
to
to
to to tot 0 to
0 to
0 or
$10,000
$14,999
$24,999
$149,99
$34,999 $49,999 $74,999 $99,999
$199,99
more
9
9
Newport Beach
4.0%
2.6%
4.2%
4.5% 6.0% 9.9% 9.3% 17.6%
11.1%
30.8%
Source: American Community Survey, 5 -Year Estimates, 2018,
The Comprehensive Housing Affordability Strategy (CHAS) developed by the Census Bureau for the
Department of Housing and Urban Development (HUD) provides detailed information on housing needs
by income level for different types of households in Newport Beach. The most recent available CHASdata
for the City was published in August 2020 and was based on 2006-2017 ACS data. Housing problems
considered by CHAS included:
+ Units with physical defects (lacking complete kitchen or bathroom);
+ Overcrowded conditions (housing units with more than one person per room);
+ Housing cost burdens, including utilities, exceeding 30 percent of gross income; or
+ Severe housing cost burdens, including utilities, exceeding 50 percent of gross income.
As is the case with many cities, there is strong variation between homeowners and renters who
experience housing problems in the City, as shown in Table 2-14. Of all homeowners in the City, 35.3
percent experience at least one housing problem, while 45.1 percent of renters experience one these
problems. Over half of all households in the City have at least one housing problem (58.5 percent).
Severe housing problems are comprised of incomplete kitchen facilities, incomplete plumbing facilities,
more than 1.5 persons per room, and a cost burden greater than 50 percent. The CHAS reports that just
under a quarter of Newport Beach households experience at least one of these problems (23 percent).
Similarly to general housing problems, renters here are also more likely to be affected; in the City, 27.2
percent of renter -occupied units are subject to at least one severe housing problem. A lower — yet
substantial— percentage of homeowners live with at least one severe housing problem (19.8 percent).
Section 2: Community Profile (DRAFTAPRIL2021) 2-15
SS3-37
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table 2-14: Housing Problems Overview, 2013-2017
Owner
Renter
Total
Housing ProblemPercent
of
Percent of
Percent of
Overview*
Count
owner
Count
renter
Count
total
households
households
households
Household has at least 1
7,635
35.3%
7,355
°
45.1/°
14,990
°
39.5/°
of 4 Housing Problems
Household has none of
13,835
63.9%
8,365
51.2%
22,200
58.5%
4 Housing Problems
Cost Burden not
available, no other
175
0.8%
610
3.7%
785
2.1%
problems
Total
21,645
57.0%
16,325
43.0%
37,970
100.0%
Owner
Renter
Total
Severe Housing
7ount]Problem
Percent
Percent of
Percent of
Overview **
owner
Count
renter
Count
total
households
households
households
Household has at least 1
of 4 Severe Housing
4,285
19.8%
4,435
27.2%
8,720
23.0%
Problems
Household has none of
4 Severe Housing
17,180
79.4%
11,285
69.1%
28,465
75.0%
Problems
Cost Burden not
available, no other
175
0.8%
610
3.7%
785
2.1%
problems
Total
21,645
57.0%
16,325
43.0%
37,970
100%
*The four housing problems are: incomplete kitchen facilities, incomplete plum bingfacilities, more than 1 person per room,
and cost burden greater than 30%.
"The four severe housing problems are: incomplete kitchen facilities, incomplete plum bingfacilities, more than 1.5 persons
per room, and cost burden greater than 50%.
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS)
2013-2017.
Overcrowaing
"Overcrowding" is generally defined as a housing unit occupied by more than one person per room in
house (including living room and dining rooms, but excluding hallways, kitchen, and bathrooms). An
overcrowded household results from either a lack of affordable housing, which forces more than one
household to live together, and/or a lack of available housing units of adequate size. Overcrowding can
indicate that a community does not have an adequate supply of affordable housing, especially for large
families. However, overcrowding can also be a result of different cultural or demographic housing
preferences. For example, the option to live with an existing family member in a new country may be a
an opportunity for an immigrant family or person to transitionfrom an old home to a new one securely
and help maintain cultural values.
Section 2: Community Profile (DRAFTAPRIL2021) 2-16
SS3-38
City of Newport Beach
2021-2029 HOUSING ELEMENT
Overcrowded and severely overcrowded households can lead to neighborhood deterioration due to the
intensive use of individual housing units leading to excessive wear and tear, and the potential cumulative
overburdening of community infrastructure and service capacity. Overcrowding in neighborhoods can
lead to an overall decline in social cohesion and environmental quality. Such decline can often spread
geographically and impact the quality of life and the economic value of property and the vitality of
commerce within a city. The combination of lower incomes and high housing costs result in many
households living in overcrowded housing conditions.
Table2-15: Overcrowding by Tenure, 2018
Jurisdiction
Overcrowded Housing Units
Severely Overcrowded
Total Overcrowded Occupied
Percent of Total
Occupied Units
(1.0 to 1.50 persons/room)
Housing Units
Housing Units
Tenure
1.1%
(>1.51 persons/room)
7.9%
Newport Beach
65 units
Percent of
505 units
Percent of
Nu tuber of
Percent of
0.7%
Number of
TotalOccu ied
p
Number of
TotalOccu ied
p
Units
TotalOccu ied
p
1.2%
Units
958 units
Units
4,921 units
5.2%
Orange County
21,800 units
2.1%
Housing Units
6.8%
Housing Units
Housing Units
Owner
65 units
0.2%
0 units
0%°
65 units
0.2/
Occupied
Renter
252 units
0.7%
253 units
0.7%
505 units
1.3%
Occupied
Total
317 units
0.8%
253 units
0.7%
570 units
1.5%
Source: American Community Survey, 5 -Year Estimates, 2018.
Table 2-15 breaks down the severity of overcrowding in Newport Beach by household tenure. As the table
shows, there is a very low percentage of units that are overcrowded (1.5 percent). About 80 percent of
those overcrowded units are renter -occupied, with 1.3 percent of households being overcrowded and
severely overcrowded. Only 0.2 percent of owner -occupied units exceed 1 person per bedroom. In
comparison to the surrounding cities, as outlined in Table 2-16, Newport Beach has kept the lowest
percentages of overcrowding for both renters and homeowners. Costa Mesa reported the largest total
percentage of overcrowded cities (9 percent), which is 7.5 percent over that of Newport Beach. Orange
County reported 21,800 overcrowded units and 8.9 percent of total households.
Table 2-16: Overcrowded Housing Units by Tenure, 2018
Jurisdiction
Owner Occupied Overcrowded
Units (>1.0 persons/room)
Renter Occupied Overcrowded
Units (>1.0 persons/room)
Number of Units
Percent of Total
Occupied Units
Number of Units
Percent of Total
Occupied Units
Costa Mesa
435 units
1.1%
3,251 units
7.9%
Newport Beach
65 units
0.2%
505 units
1.3%
Huntington Beach
557 units
0.7%
2,291 units
3.0%
Laguna Beach
62 units
0.6%
127 units
1.2%
Irvine
958 units
1.0%
4,921 units
5.2%
Orange County
21,800 units
2.1%
69,713 units
6.8%
Source: American Community Survey, 5 -Year Estimates, 2018.
Section 2: Community Profile (DRAFTAPRIL2021) 2-17
SS3-39
City of Newport Beach
2021-2029 HOUSING, ELEMENT
2. Overpayment (Cost Burden) In Relationship to Income
State and federal standards indicate that a household paying more than 30 percent of its income for
housing is overpaying. Overpayment for housing can cause an imbalance on the remainder of a
household's budget.
As reported by the CHAS and presented in Table2-18, a large portion of households are subjectto some
form of overpayment in Newport Beach. Renters in the City represent a greater portion of the community
that is overpaying for housing, but homeowners are 12 percent behind and exceed renters in total count
—there are 11,810 homeowners overpaying and 10,880 renters overpaying for housing. Homeowners who
earn over 100 percent of the HUD area median family income (AMFI), and are considered high income,
make up the largest group experiencing cost burdens greater than 30 percent and 50 percent. For renters,
those who experience housing burdens are those who earn a moderate to low income.
Table 2-17: Summary of Housing Overpayment,
2013-2017
Owner
Renter
Income by
Cost
% of
Cost
% of
Cost
% of
Cost
% of
Cost Burden*
Burden >
Owner
Burden >
Owner
Burden >
Renter
Burden >
Renter
30%
HH
50%
HH
30%
HH
50%
HH
Household
Income is less-
1,335
6.2%
1,225
5.7%
1,485
9.1%
1,455
8.9%
than or = 30%
Household
Income >301/o
1,010
4.7%
820
3.8%
1,696
10.4%
1,350
8.3%
toles-thanor
= 50% AMFI
Household
Income >501/o
1,210
5.6%
815
3.8%
1,980
12.1%
910
5.6%
to less-tha nor
= 80% AMFI
Household
Income >801/o
615
2.8%
450
2.1%
815
5.0%
170
1.0%
toles-thanor
= 100%AMFI
Household
Income
3,420
15.8%
910
4.2%
965
5.9%
55
0.3%
>100%AMFI
Total
7,590
35.1%
4,220
19.5%
6,940
42.5%
3,940
24.1%
*Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For
owners, housing cost is "select monthly owner costs", which includes mortgage payment, utilities, association fees, insurance, and real
estate taxes.
Note: AMFI = Area Median Family Income, this is the median family income calculated by HUD for each jurisdiction, to determine Fair
Market Rents (FMRs) and income limitsfor HUD programs. AMFI will not necessarily be the same as other calculations of median incomes
(such as a simple Census number), due to a series of adjustmentsthat are made.
Source: Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) 2013-
2017.
Section 2: Community Profile (DRAFTAPRIL2021) 2-18
SS3-40
City of Newport Beach
2021-2029 HOUSING ELEMENT
-2.�;__ "
State law recognizes that certain households may have more difficulty in finding adequate and affordable
housing due to special circumstances. Special needs populations include seniors, persons with disabilities,
female -headed households, large households, and farm workers.
Special circumstances maybe related to one's employment and income, family characteristics, disability
and household characteristics, or other factors. Consequently, certain residents in Newport Beach may
experience higher incidences of housing overpayment (cost burden), overcrowding, or other housing
problems. The special needs groups analyzed in the Housing Element include the elderly, persons with
disabilities (including persons with developmental disabilities), people experiencing homelessness, single
parents, large households, and farmworkers (Table 2-18). These groups may overlap, for example elderly
people may also have a disability of some type. The majority of these special needs groups could be
assisted byan increase in affordable housing.
Table 2-18: Special Needs Groups in Newport Beach
# of People or
Percent of Total
Percent of Total
Special Needs Groups
Households
Population
Households
Senior Headed
Households (65 years
12'187
--
32.2%
and over)
households
Seniors
19,574 persons
22.7%
--
5,119
Seniors Living Alone
households
13.5%
Persons with Disabilities
6,943 persons
8.1%
--
Large Households (5 or
more persons per
1,945
households
5.1%
household)
Single -Parent
1,358
Households
households
--
3.6%
Single -Parent, Female
Headed Households with
936 households
--
2.5%
Children (under 18 years)
People Living in Poverty
5,670 persons
6.6%
--
Farmworkers*
92 persons
0.2%
--
Persons Experiencing
Homelessness**
64 persons
0.09%
--
Student
5,273 persons
6.1%
--
*Farmworker data is taken of the population 16 years and over, not total population.
**The Everyone Counts report is updated annually, therefore the most recent data is from 2019, and
there is no percentage of total population available.
Source: American Community Survey, 5 -Year Estimates, 2018 and Orange County Point in Time Count,
Everyone Counts Report 2019.
Section 2: Community Profile (DRAFTAPRIL2021)
2-19
SS3-41
City of Newport Beach --
2021-2029 HOUSING E_�"��..�`:
Seniors
The senior population, which is generally defined as those over 65 years of age, has several concerns:
limited and fixed incomes, high healthcare costs, higher incidence of mobility and self-care limitations,
transit dependency, and living alone. Specific housing needs of the senior population include affordable
housing, supportive housing (such as intermediate care facilities), group homes, and other housing that
includes a planned service component.
Newport Beach has the second largest population of seniors over the age of 65 at 22.7 percent, as shown
in Table 2-19. This is 8.8 percent above the percentage for the County. Laguna Beach is reported to have
the largest senior population of the area (23.3 percent) and Irvine has the lowest at 9.9 percent of its
population.
Table 2-19: Persons Age 65 and Over, 2018
Jurisdiction
Population
Count
Percent
Costa Mesa
12,138
10.7%
Newport Beach
19,574
22.7%
Huntington
Beach
34,002
16.9%
Laguna Beach
5,398
23.3%
Irvine
26,228
9.9%
Orange County
440,488
13.9%
Source: American Community Survey, 5 -Year Estimates, 2018.
In addition to overpayment problems faced by seniors due to their relatively fixed incomes, many seniors
are faced with various disabilities. In 2018, the American Community Survey (ACS) reported 4,134 seniors
with disabilities. Among these disabilities, the most common were ambulatory disabilities, independent
living disabilities and hearing disabilities.
t. Persons with Physical and Developmental Disabilities
Physical and developmental disabilities can hinder access to traditionally designed housing units, as well
as potentially limit the ability to earn adequate income. Physical, mental, and/or developmental
disabilities may deprive a person from earning income, restrict one's mobility, or make self-care difficult.
Thus, persons with disabilities often have special housing needs related to limited earning capacity, a lack
of accessible and affordable housing, and higher healthcare costs associated with a disability. Some
residents suffer from disabilities that require living in a supportive or institutional setting.
Although no current comparisons of disabilitywith income, household size, or race/ethnicity are available,
it is reasonable to assume that a substantial portion of persons with disabilities would have annual
incomes within Federal and State income limits. Furthermore, many lower income persons with
disabilities are likely to require housing assistance and services. Housing needs for disabled persons are
further compounded by design issues and location factors, whichcan often be costly. Forexample, special
needs of households with wheelchair-bound or semi -ambulatory individuals may require ramps, holding
bars, special bathroom designs, wider doorways, lower cabinets, elevators, and other interior and exterior
design features.
Section 2: Community Profile (DRAFTAPRIL2021) 2-20
SS3-42
City of Newport Beach
Housing opportunities for persons with disabilities can be add ressedthrough the provision of affordable,
barrier -free housing. Rehabilitation assistance can be targeted toward renters and homeowners with
disabilities for unit modification to improve accessibility.
The 2018 ACS identifies six disability types: hearing disability, vision disability, cognitive disability,
ambulatory disability, self-care disability and independent living disability. The Census and the ACS
provide clarifying questions to determine persons with disabilities and differentiate disabilities within the
population. The ACS defines a disability as a report of one of the six disabilities identified by the following
questions:
+ Hearing Disability: Is this person deaf or does he/she have serious difficulty hearing?
+ Visual Disability: Is this person blind or do they have serious difficulty seeing even when wearing
glasses?
+ Cognitive Difficulty: Because of a physical, mental, or emotional condition, does this person have
serious difficulty concentrating, remembering, or making decisions?
+ Ambulatory Difficulty: Does this person have serious difficulty walking or climbing stairs?
+ Independent Living Difficulty: Because of a physical, mental, or emotional condition, does this
person have difficulty doing errands alone such as visiting a doctor's office or shopping?
Table 2-20: Disability Status, 2018
65 years
Percent of
Under 18
18 to 64
and Over
Population
percent of
Disability Type
with a
with a
Total
Total
Disability
Disability
with a
with
population
Disability
Disability
Population with a
96
402
1,832
2,330
33.6%
2.7%
Hearing Difficulty
Population with a
60
561
909
1,530
22%
°
1.8/
Vision Difficulty
Population with a
398
962
1,155
2,515
36.2%
2 9°/
Cognitive Difficulty
Population with an
Ambulatory
72
705
2,411
3,188
45.9%
3.7%
Difficulty
Population with a
112
406
894
1,412
20.3%
1.6%
Self-care Difficulty
Population with an
independent Living
--
714
1,885
2,599
37.4%
3%
Difficulty
Total
480
2,329
4,134
6,943
100%
86,015
*This number may double count as some persons report having one or more disabilities, therefore this total number differs
from the total number of persons with a disability in Table 2-18.
Source: American Community Survey, 5 -Year Estimates, 2018.
Section 2: Community Profile (DRAFTAPRIL2021)
2-21
SS3-43
City of Newport Beach
State law requires that the Housing Element discuss the housing needs of persons with developmental
disabilities. As defined by federal law, "developmental disability" means a severe, chronic disability of an
individual that:
+ Is attributable to a mental or physical impairment or combination of mental and physical
impairments;
+ Is manifested before the individual attains age 22;
+ Is likely to continue indefinitely;
+ Results in substantial functional limitations in three or more of the following areas of major life
activity: a) self-care; b) receptive and expressive language; c) learning; d) mobility; e) self-
direction; f) capacityfor independent living; or g) economic self-sufficiency; and
+ Reflects the individual's need for a combination and sequence of special, interdisciplinary, or
generic services, individualized supports, or other forms of assistance that are of lifelong or
extended duration and are individually planned and coordinated.
Per Section 4512 of the Welfare and Institutions Code a "developmental disability" means a disability that
originates before an individual attains age 18 years, continues, or can be expected to continue,
indefinitely, and constitutes a substantial disabilityfor that individualwhich includes intellectual disability,
cerebral palsy, epilepsy, and autism. This term also includes disabling conditions found to be closely
related to intellectual disability or to require treatment like that required for individuals with intellectual
disability but shall not include other handicapping conditions that are solely physical in nature.
According to the Regional Center of Orange County's (RCOC) Total Annual Expenditures and Authorized
Services for Fiscal Year 2019-2020, a total of 25,163 individuals received services. RCOC represents the
fifth largest regional center in California and has over 300 service coordinators. Of those who received
services, 31.6 percent reported their race as White, 16 percent reported Asian, 16.1 percent reported
Other Ethnicityor Race/Multi-Cultural, and 2 percent reporter Black/African American. Approximately 34
percent of those who received services also reported their ethnicity as Hispanic or Latino. Ages of the
25,163 individuals includes 21.1 percent 2 years or younger, 39.9 percent 3 to 21 years, and 39 percent
over the age of 22. The majority of those who received services lived at the home of a parent or guardian
(82.3 percent), but 6.8 percent live in a Community Care Facility and 5.6 percent live in Independent Living
or Supported Living. Diagnosis reported by the individuals who received services include the following:
+ Intellectual Disability: 37.6%
+ Autism: 31%
+ Cerebral Palsy: 2.5.%
+ Epilepsy: 1%
+ Category 5: 3.9%
+ Other: 24.1%
Many people with developmental disabilities can live and work independently within a conventional
housing environment. Individuals with more severe developmental disabilities may require a group living
environment where supervision is provided. The most severely affected individuals may require an
institutional environment where medical attention and physical therapy are provided. Because
developmental disabilities exist before adulthood, the first issue in supportive housing for persons with
Section 2: Community Profile (DRAFTAPRIL2021) 2-22
SS3-44
City of Newport Beach
2021-2029 HOUSING ELEMENT
developmental disabilities is the transition from the person's living situation as a child to an appropriate
level of independence as an adult.
There are several housing types appropriate for people living with a development disability: rent -
subsidized homes, licensed and unlicensed single -unit homes, inclusionary housing, Section 8 vouchers,
special programs for home purchase, Department of Housing and Urban Development (HUD) housing,
and SB 962 (veterans) homes. The design of housing -accessibility modifications, the proximity to services
and transit, and the availability of group living opportunities represent some of the types of considerations
that are important in serving the needs of this group. Incorporating 'barrier -free' design in all, new multi-
unit housing (as required by California and Federal Fair Housing laws) is especially important to provide
the widest range of choices for residents with disabilities. Special consideration should also be given to
the affordability of housing, as people with disabilities may be living on a fixed income.
3. Large Households
Large households are defined as those consisting of five or more members. These households comprise
a special need group because many communities have a limited supply of adequately sized and affordable
housing units. To save for other necessities such as food, clothing, and medical care, it is common for
lower income large households to reside in smaller units with inadequate number of bedrooms, which
frequently results in overcrowding and can contribute to fast rates of deterioration.
Securing housing large enough to accommodate all members of a household is more challenging for
renters because multi -unit rental units are typically physically smallerthan single -unit ownership homes.
While apartment complexes offering two and three bedrooms are common, apartments with four or more
bedrooms are rare. It is more likely that large households will experience overcrowding in comparison to
smaller households. Additionally, throughout the region, single -unit homes with higher bedroom counts,
whether rental or ownership units, are rarely affordable to lower income households.
Table 2-21 outlines the number of large households in the City by tenure and household size. As is shown,
the vast majority of large households are owner -occupied rather than rented (71.3 percent and 28.7
percent respectively). There are very few households with 7 or more persons in owner -occupied homes
and none in rentals. Amongst all rental homes, 2.S percent are S -person households and amongst owned
homes 4.4 percent are 5 -person households.
Tablet -21: Large Households by Tenure, 2017
Owner
Renter
Total
Household
Size
Percent of Total
Percent of Total
Percent of
Count
Count
Count
Owner HHs
Renter HHs
Total HHs
5 -Person
933
4.4%
417
2.5%
1,350
3.6%
Household
6 -person
398
1.9%
93
0.6%
491
1.3%
Household
7+ person
56
0.3%
48
0.3%
104
0.3%
Households
Total
1,387
71.3%
558
28.7%
1,945
100%
Source: American Community Survey, 5 -Year Estimates, 2018.
Section 2: Community Profile (DRAFTAPRIL2021)
2-23
SS3-45
City of Newport Beach
2021-2029 HOUSING ELEMENT
4. Single -Parent Households
Single -parent households often require special consideration and assistance due totheir greater need for
affordable and accessible day care, health care, and other supportive services. Many female -headed
households with children are susceptible to having lower incomes than similar two-parent households.
Single, female mothers often face social marginalization pressures that often limit their occupational
choices and income earning potential, housing options and access tosupportive services
Table 2-22 shows there are few single parent households in Newport Beach (3.6 percent) as compared to
7.4 percent in Orange County. Most single -parent households in both the City and Orange County are
headed by females without a spouse present -68.9 percent in Newport Beach and 70.5 percent in Orange
County. The percentage of single parents living in poverty in the City is half that of the regional percentage.
Table 2-22: Single Parent Households
Single Parent-
Single Parent-
Single Parent
Single Parent
Male, No Spouse
Female, No
Households Living
Households
Present
Spouse Present
in Poverty
Jurisdiction
% of
%of
%of
Single
Single
Single
%of Total
Count
Parent
Count
Parent
Count
Parent
Count
Households
HH
HH
HH
Newport
Beach
422
31.1%
936
68.9%
183
13.5%
1,358
3.6%
Orange County
22,456
1 29.5%
1 53,659
1 70.5%
22,999
1 30.2%
76,115
1 7.4%
Source: American Community Survey, 5 -Year Estimates, 2018.
5. Farmworkers
Farmworkers are traditionally defined as persons whose primary incomes are earned through permanent
or seasonal agricultural labor. Permanent farm laborers work in the fields, processing plants, or support
activities on a generally year-round basis. When workload increases during harvest periods, the labor
force is supplemented by seasonal workers, often supplied by a labor contractor. For some crops, farms
may hire migrant workers, defined as those whose travel prevents them from returning to their primary
residence everyevening. Farm workers have special housing needs because theyearn lower incomes than
many other workers and move throughout the year from one harvest location to the next.
The United States Department of Agriculture, National Agriculture Statistics provides data on hired farm
labor across the United States. The data is compiled at both a State and County level. Within Orange
County, a total of 99 farms reportedly hired 1,772 workers in 2017. Permanent workers, those who work
150 days or more, representthe largest categoryof workers with 1,106 workers (62 percent). A total of
666 workers (38 percent) are considered seasonal and work less than 150 days. Orange County reported
340 migrantworkers (19 percent) with full time hired labor in 2017. In addition, the Countyreported 176
unpaid workers.
2018 ACS 5 -Year Estimates data reports total of 92 Newport Beach residents employed in the agriculture,
forestry, fishing, hunting, and mining industry. The median annual wage for these industries is $27,472
and falls below 50 percent of the median income for Orange County (32 percent).
Section 2: Community Profile (DRAFTAPRIL2021) 2-24
SS3-46
City of Newport Beach -190 W_ W�'%F'
-_
2021-2029 HOUSING ELEMENT
6. Extremely Low-income Households and Poverty Status
The 2013-2017 Comprehensive Housing Affordability Strategy (CHAS) indicates that there are 3,270 low-
income households living in Newport Beach. Very low-income households earn 50 percent of less of the
area median family income (AMFI) for Orange County. Extremely low-income households earn less than
30 percent of the AMFI. There are approximately 3,855 extremely low-income households in the City,
including both renters and homeowners. Table 2-23 below shows a breakdown of housing problems for
Newport Beach households by income category.
Table 2-23 shows that about 10 percent more renters live with at least one housing problem. More lower
income renters report a housing problem — 9.2 percent with extremely low income, 10.6 percent with
very low income, and 12.5 percent with low income. About 45 percent of renters experience one or more
housing problems. Homeowners typically report less of a cost burden than renters. In Newport Beach,
35.3 percent of homeowners have at least one housing problem. The majority of those are in above -
moderate income households (15.9 percent). In total, for both renters and homeowners, 39.5 percent of
households have at least one housing problem.
While representing only 0.8 percent of the Newport Beach population, people who identify as Black have
the highest rates of poverty in the City, as illustrated in Figure 2-6. Similarly, American Indian/Alaska
Natives and Native Hawaiian/other Pacific Islanders make up the smallest population percentages (0.3
percent and 0.2 percent, respectively) and together account for over 20 percent of those living below the
poverty line. Values in the bar graph below contrasted to racial and ethnic composition of the City
illustrate critical differences in housing needs.
Figure 2-6: Percent below Poverty Level, by Race and Hispanic or Latino Origin
25%
20%
15%
10%
5%
0%
White Black American Asian Native Some Other Two or More Hispanic or
Indian and Hawaiian Race Races Latino
Alaska and Other
Native Pacific
Islander
Source: American Community Survey, 5 -Year Estimates, 2018.
Note: The chart reports percentage of own population who are reported to have incomes below poverty level.
Section 2: Community Profile (DRAFTAPRIL2021)
2-25
SS3-4 7
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table2-23: Housing Problems for All Households by Income Category, 2013-2017
Owner
Household has
% of
% of
Cost Burden not
% of
Income Cate or
g y
at least 1 of 4
Owner
Household has
Owner
available, no
Owner
noneof4Housing
Housing
HH
HH
other Housing
HH
Problems
Problems
Problem
Household Income
is less -than or =30%
1,335
6.2%
65
0.3%
175
0.8%
Household Income
>30% to less -than or
1,020
4.7%
290
1.3%
0
0.0%
= 50% AMA
Household Income
>50% to less-tha nor
1,215
5.6%
705
3.3%
00.0%
= 80% AMFI
Household Income
>80% to less-tha nor
615
2.8%
370
1.7%
0
0.0%
= 100%AMFI
Household Income
3,450
15.9%
12,405
57.3%
0
0.0%
>100%AMFI
Total
7,635
35.3%
13,835
63.9%
175
0.8%
Renter
Household has
% of
% of
Cost Burden not
% of
Income Category
at least 1 of 4
Renter
Household has
Renter
available, no
Renter
none of4Housing
Housing
HH
HH
other Housing
HH
Problems
Problems
Problem
Household Income
1,500
9.2%
170
1.0%
610
°
3.7/
is less-thanor=30%
Household Income
>30% to less -than or
1,725
10.6%
235
1.4%
0
0.0%
= 50% AMFI
Household Income
>50% to less -than or
2,040
12.5%
510
3.1%
0
0.0%
= 80% AMFI
Household Income
>80% to less -than or
885
5.4%
425
2.6%
0
0.0%
= 100%AMFI
Household Income
1,205
7.4%
7,025
43.0%
0
0.0%
>100%AMFI
Total
7,355
45.1%
8,365
51.2%
610
3.7%
Total Households
14,990
39.5%
22,200
58.5%
785
2.1%
(Owner and Renter)
* The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room, and cost
burden greater than 30%.
Section 2: Community Profile (DRAFTAPRIL2021)
2-26
SS3-48
City of Newport Beach
"The four severe housing problems are: incomplete kitchen facilities, incomplete pIumbingfaciIities, more than 1.5 persons per room,
and cost burden greater than 50%.
Note: AMFI = Area Median Family Income, this is the median family income calculated by HUD for each jurisdiction, to determine Fair
Market Rents(FMRs) and income limitsfor HUD programs. AMFI will not necessarily be the same as other calculations of median incomes
(such as a simple Census number), due to a series of adjustmentsthat are made.
Source: Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) 2013-
2017.
7, Persons Experiencing Homelessness
Throughout the country and Orange County region, homelessness has become an increasingly important
issue. Factors contributing to the rise in homelessness include, increased unemployment and
underemployment, a lack of housing affordable to lower and moderate -income persons (especially
extremely low-income households), reductions in public subsidies to the poor, and the de-
institutionalization of the mentally ill.
State law mandates that cities address the special needs of persons experiencing homelessness within
their jurisdictional boundaries. "Homelessness" as defined by the U.S. Department of Housing and Urban
Development (HUD) has recently been updated, the following lists the updated descriptions and the
changes in the definition from HUD:
+ People who are living in a place not meant for human habitation, in emergency shelter, in
transitional housing, or are exiting an institution where they temporarily resided. The only
significant change from existing practice is that people will be considered homeless if they are
exiting an institution where they resided for up to 90 days (it was previously 30 days) and were in
shelteror a place not meantfor human habitation immediately prior to enteringthat institution.
+ People who are losing their primary nighttime residence, which may include a motel or hotel or a
doubled -up situation, within 14 days and lack resources or support networks to remain in housing.
HUD had previously allowed people who were being displaced within 7 days to be considered
homeless. The proposed regulation also describes specific documentation requirements for this
category.
+ Families with children or unaccompanied youth who are unstably housed and likely to continue
in that state. This is a new category of homelessness, and it applies to families with children or
unaccompanied youth who have not had a lease or ownership interest in a housing unit in the last
60 or more days, have had 2 or more moves in the last 60 days, and who are likely to continue to
be unstably housed because of disability or multiple barriers to employment.
+ People who are fleeing or attempting to flee domestic violence, have no other residence, and lack
the resources or support networks to obtain other permanent housing. This category is similar to
the current practice regarding people who are fleeing domestic violence.
This definition does not include persons living in substandard housing (unless it has been officially
condemned); persons living in overcrowded housing (for example, 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 (for example, living
temporarily with family or friends.)
The Point in Time Count is conducted by the County of Orange in accordance with the U.S. Department of
Housing and Urban Development (HUD) guidelines to provide information on where individuals
Section 2: Community Profile (DRAFTAPRIL2021) 2-27
SS3-49
City of Newport Beach
2021-2029 HOUSING ELEMENT
experiencing homelessness are in the County. About 1,167 volunteers across the County counted 6,860
individuals experiencing homelessness. Of those, 2,899 were sheltered and 3,961 were unsheltered. The
2020 Count is not yet available online, therefore this data is based on the Count conducted in January
2019 —the individual city results are shown in Table 2-24. Of the nearby cities, Newport Beach had the
lowest count and percentage of people experiencing homelessness (64 individuals and 0.9 percent of the
County). Huntington Beach recorded the greatest percentage at 5.1 percent. Of all those reported in
Orange County, 5 percent wereveterans, 4 percentwere transitional youth ages 18to 24, and 9 percent
were seniors over the age of 65.
Table 2-24: Homeless Count byJurisdiction, 2019
Jurisdiction
Unsheltered
Sheltered
Total
% of County
Costa Mesa
187
6
193
2.8%
Newport Beach
64
0
64
0.9%
Huntington
Beach
289
60
349
5.1%
Laguna Beach
71
76
147
2.1%
Irvine
127
3
130
1.9%
Orange County
3,961
2,899
6,860
100%
Source: Orange County Point in Time Count, Everyone Counts Report 2019,
8. StudentF
Student housing often only produces a temporary housing need based on the duration of the educational
institution enrolled in. The impact upon housing demand is critical in areas that surround universities and
colleges. Located in Newport Beach is Coastline College, and colleges near the City include University of
California, Irvine; Concordia University; Orange Coast College; Vanguard University; Laguna College of Art
and Design; SOKA University; and Irvine Valley College. Students enrolled in undergraduate and graduate
programs, make upabout 6 percent of the total population of Newport Beach. Typically, students are low-
income and are, therefore, affected by a lack of affordable housing, especially within easy commuting
distance from campus, therefore it is important for the City to consider and accommodate the student
population within the community. They often seek shared housing situations to decrease expenses and
can be assisted through roommate referral services offered on and off campus. A lack of affordable
housing also influences choices students make after graduating.
The characteristics ofthe housing stock, including growth, type, availability and tenure, age and condition,
housing costs, and affordability contribute to the housing needs for the community. This section details
the housing characteristics of Newport Beach to identify how well the current housing stock meets the
needs of its current and future residents.
Section 2: Community Profile (DRAFTAPRIL2021) 2-28
SS3-50
City f Newport BeachT!4 SZE 1 ;
-_
2021-2029 HOUSING ELtl', .,v . ;�...
4 Housing Growth
According to the American Com munity Survey (ACS), the City's housing stock grew by 1,298 units between
2010 and 2018 (Table 2-25). This 2.9 percent increase was the second largest in this area, behind the City
of Irvine which had a dramaticallylargergain of 31 percent. Orange County as a whole experienced a 4.6
percent housing stock increase during this same time period, which is 1.7 percent more than Newport
Beach. The City of Costa Mesa had smaller percent change than Newport Beach by 2.3 percent.
Tablet -25: Housing Unit Growth Trends, 2010-2018
Jurisdiction
2010
2015
2018
Percent
Change2010
to 2015
Percent
Change2015
to 2018
Costa Mesa
42,867
43,030
43,100
0.4%
0.2%
Newport Beach
43,503
43,690
44,801
0.4%
2.5%
Huntington
Beach
79,166
78,252
81,396
-1.2%
4.0%
Laguna Beach
13,243
13,433
13,487
1.4%
0.4%
Irvine
76,184
91,938
101,434
20.7%
10.3%
Orange County
1,042,254
1,064,642
1,091,376
2.1%
2.5%
Source: American Community Survey, 5 -Year Estimates, 2010, 2015, and 2018.
2- Housing Type
Table 2-26 is a breakdown of housing units by type in Newport Beach in contrast to Orange County. The
table reflects data from the American Community Survey which is estimates based on the U.S. Census and
surveys. A large percentage of housing units in the City come from single unit detached homes (47.8
percent). Single unit attached homes typically do not take up a large portion of the housing stock, but in
Newport Beach they account for 16.1 percent of all units. Another 34.5 percent is multi -unit housing,
which is the samefor the County as well. Mobile homes arethe smallest categoryof housing types with
1.5 percent of all units. It is important to provide a wide variety of housing types throughout the City in
order to ensure all housing needs for the population are met.
Table 2-26: Total Housing Units by Type
Single -Unit
Single -Unit
Multi -Unit
Mobile Homes
Jurisdiction
Detached
Attached
Count
Percent
Count
Percent
Count
Percent
Count
Percent
Newport
21,399
47.8%
7,234
16.1%
15,437
34.5%
390
1.5%
Beach
Orange
553,164
50.7%
133,326
12.2%
374,176
34.3%
30,227
2.8%
County
Source: American Community Survey, 5 -Year Estimates, 2018.
Section 2: Community Profile (DRAFTAPRIL2021)
2-29
SS3-51
City of Newport Beach -190 W_ W�,%F
-_
2021-2029 HOUSING ELEMENT "'`R'"-�""-`:
3. Housing Availability and Tenure
Housing tenure and vacancy rates generally influence the supply and cost of housing. Housing tenure
defines if a unit is owner -occupied or renteroccupied. Tenure is an important market characteristic as it
relates to the availability of housing product types and length of tenure. The tenure characteristics in a
community can indicate several aspects of the housing market, such as affordability, household stability,
and availability of unit types, among others. In many communities, tenure distribution generally
correlates with household income, composition, and age of the householder.
In 2018, owner -occupied units accounted for 56.5 percent of the Newport Beach housing stockand 43.5
percent were rentals (Table 2-27). Of the owner -occupied units, the large majority were single unit
detached homes (71.6 percent) and the smallest percentage was of mobile homes (1.1 percent). As is
often the case, multi -unit homes accounted for over half of all rentals (67.9 percent) and only 17 percent
of rental units were single unit detached homes. Mobile homes are more likely to be occupied by renters,
as the Table 2-8 shows.
Table2-27: Occupied Housing Units byTypeand Tenure
by Tenure, 2018
Single-
Owner Occupied
Renter Occupied
Total
Single -Unit
Mobile
Jurisdiction
Tenure
Unit
Households (% of
Multi -Unit
Occupied
Total Households)
Attached
Costa Mesa
Homes
2.8
60.9%
Detached
Newport Beach
56.5%
2.5
Units'
Owner
Huntington
57.8%
2.6
42.2%
2.6
Beach
71.6%
19.5%
7.8%
1.1%
56.5%
Occupied
2.3
39.3%
2
1 rvine
47.3%
Renter
52.7%
2.6
Orange County
1 57.4%
1 3
42.6%
17.1%
12.7%
67.9%
2.2%
43.5%
Occupied
Total
47.9%
1 16.5%
1 34.1%
1.6%
1 100%
'Note: The data shows the percent of total occupied units.
Source: American Community Survey, 5 -Year Estimates, 2018.
Table 2-28: Average Household Size
by Tenure, 2018
Owner Occupied
Renter Occupied
Average Owner
Average Renter
Jurisdiction
Households (% of
Household Size
Households (% of
Household Size
Total Households)
Total Households)
Costa Mesa
39.1%
2.8
60.9%
2.7
Newport Beach
56.5%
2.5
43.5%
2
Huntington
57.8%
2.6
42.2%
2.6
Beach
Laguna Beach
60.7%
2.3
39.3%
2
1 rvine
47.3%
2.8
52.7%
2.6
Orange County
1 57.4%
1 3
42.6%
3.1
Source: American Community Survey, 5 -Year Estimates, 2018.
To identify housing trends and potential population needs, Table 2-28 compares average household sizes
and tenure amongst the cities surrounding Newport Beach. Renters in the City have one of the lowest
average household sizes atjust 2 people per home. Homeowners in Newport Beach also have the second
smallest number of people per household after Laguna Beach with 2.3 people per home. The County
Section 2: Community Profile (DRAFTAPRIL2021) 2-30
SS3-52
City of Newport Beach
2021-2029 HOUSING F
average is 3.1 persons for rentals and 3 persons for owner -occupied homes. Figure 2-7 illustrates vacancy
rates by jurisdiction and shows that Newport Beach has the second largest percentage of vacant homes
at 15.5 percent. The City's vacancy rate is 3 times that of Orange County.
Vacancy rates indicate the degree of choice available. High vacancy rates usually indicate low demand
and/or high supply conditions in the housing market. Too high of a vacancyrate can be difficult for owners
trying tosell or rent. Low vacancyrates usually indicate high demand and/or low supply conditions in the
housing market. Too low of a vacancy rate can force prices up making it more difficult for lower and
moderate -income households to find housing. Vacancy rates of between 2 to 3 percent are usually
considered healthy for single -unit or ownership housing, and rates of5 to6 percent are usually considered
healthy for multi -unit or rental housing.
Figure 2-7: Vacancy Rate byJurisdiction, 2018
25.0%
20.0%
15.0%
10.0%
5.0
o
0.0 /o
Newport Huntington Laguna Orange
Costa Mesa Beach Beach Beach Irvine County
Vacancy Rate 4.8% 15.5% 5.6% 21.8% 6.0% 5.4%
Source: American Community Survey, 5 -Year Estimates, 2018.
The most common reasonfor vacancies in Newport Beach is due to homes being used seasonally, or for
recreation or occasional use (48.3 percent), as shown in Table 2-29. These 3,350 homes are not
permanent residences and remain empty for most of the year. Homes for rent are the second most
common reason for vacancies in the City at 22.4 percent.
Table 2-29: Type of Vacant Housing Units in Newport
Beach
Type of Housing
Estimate
Percent
For rent
1,551
22.4%
Rented, not occupied
292
4.2%
For sale only
370
5.3%
Sold, not occupied
499
7.2%
For seasonal, recreational, or occasional
use
3,350
48.3%
Other vacant
869
12.5%
Total
6,931
100%
Source: American Community Survey, 5 -Year Estimates, 2018.
Section 2: Community Profile (DRAFTAPRIL2021)
2-31
SS3-53
City of Newport Beach
2021-2029 HOUSING ELEMENT
4. Housing Age and Condition
Housing age can be an indicator of housing condition within a community. For example, housing that is
over 30 years old is typically in need of some major rehabilitation, such as a new roof, foundation,
plumbing, etc. Many federal and state programs also usethe age of housing as one factor in determining
housing rehabilitation needs.
In Newport Beach, most homes were built over 30 years ago (Figure 2-8). About 22.3 percent of the
housing stock was built between 1970 and 1979, while only 2.7 percent was built after 2010. Another 8
percent of homes were also built prior to 1950. This reflects an aging housing stock that may need certain
updates.
Figure 2-8: Age Distribution of Housing Stock
25%
20%
15%
10%
5%
o
0 /o
1
1
Built
Built
Built
Built
Built
Built
Built
Built
Built
Built
2014 or
2010 to
2000 to
1990 to
1980 to
1970 to
1960 to
1950 to
1940 to
1939 or
later
2013
2009
1999
1989
1979
1969
1959
1949
earlier
■ Newport Beach
1.1%
1.6%
10.8%
14.2%
11.2%
22.3%
19.0%
11.7%
3.7%
4.3%
Source: American Community Survey, 5 -Year Estimates, 2018,
Figure 2-9 below displays the 2018 ACS data for housing units by the year they were built sorted bytenure.
According to the data, Newport Beach has mostly had a majority of owner -occupied units. The majority
of the City's housing stock was built before 1980 and is home to 32 percent of the City's current
homeowners. The greatest number of renters reside in housing units built between 1970 and 1979.
Section 2: Community Profile (DRAFTAPRIL2021) 2-32
SS3-54
City of Newport Beach
2021-2029 HOUSING ELEMENT - -_
Figure 2-9: Housing Stock by Age of Structure and Tenure
25%
20%
15%
10%
5%
1.7%
Built 1939 or earlier
1.7%
Built 1940 to 1949
M 2.2%
Built 1940 to 1949
M 1.4%
Built 1950 to 1959
6.7%
Built 1950 to 1959
4.5%
Built 1960 to 1969
10.3%
Built 1960 to 1969
•
•
0%
11.1%
Built 1970 to 1979
12.3%
Built 1980 to 1989
5.6%
Built 1980 to 1989
5.7%
-
Built
Built
Built
Built
Built
Built
Built
Built
Built
Built
3.3%
2014 or
2010 to
2000 to
1990 to
1980 to
1970 to
1960 to
1950 to
1940 to
1939 or
10.3%
later
2013
2009
1999
1989
1979
1969
1959
1949
earlier
■ Renter
0.3%
0.9%
3.3%
5.1%
5.7%
12.3%
8.5%
4.5%
1.4%
1.7%
■Owner
0.6%
0.7%
8.1%
9.4%
5.6%
11.1%
10.3%
6.7%
2.2%
1.7%
■ Owner ■ Renter
Source: American Community Survey, 5 -Year Estimates, 2018
Figure 2-10 displays the 2018 ACS data for housing units by the year they were built for owners (left) and
renters (right). That data shows that a greater concentration of renters reside in units built between 1970
and 1979 compared to other years and to homeowners. Less than 2 percent of renters and homeowners
reside in units built after 2010. A greater number of homeowners live in units built between 1990 and
2009 than renters (9.1 percent more).
Figure 2-10: Housing Units by Year Built Owner (Left) and Renter (Right)
Owner Renter
Built 1939 or earlier
1.7%
Built 1939 or earlier
1.7%
Built 1940 to 1949
M 2.2%
Built 1940 to 1949
M 1.4%
Built 1950 to 1959
6.7%
Built 1950 to 1959
4.5%
Built 1960 to 1969
10.3%
Built 1960 to 1969
8.5%
Built 1970 to 1979
11.1%
Built 1970 to 1979
12.3%
Built 1980 to 1989
5.6%
Built 1980 to 1989
5.7%
-
Built 1990 to 1999
9.4%
Built 1990 to 1999
5.1%
Built 2000 to 2009
8.1%
Built 2000 to 2009
3.3%
Built 2010 to 2013
■ 0.7%
Built 2010 to 2013
■ 0.9%
Built 2014 or later
1 0.6%
Built 2014 or later
10.3%
0% 4%
8% 12%
0% 4% 8% 12%
Source: American Community Survey, 5 -Year Estimates, 2018
Section 2: Community Profile (DRAFTAPRIL2021)
2-33
SS3-55
City of Newport Beach
2021-2029 HOUSING ELEMENT
5. Housing Costs and Affordability
Housing costs reflect the supply and demand of housing in a community. This section summarizes the
cost and affordability of the housing stock to the City's residents.
Home values in Newport Beach are on median $1,787,300, as shown in Table 2-30. This total is 2.7 times
the median home value of Orange County and significantly largerthan the nearby cities. Laguna Beach is
second behind Newport Beach in home value with a median amount of $1,700,400. Costa Mesa has the
lowest median home value of $707,600.
Table 2-30: Median Home Value by Jurisdiction
Jurisdiction
Median Home Value
Costa Mesa
$707,600
Newport Beach
$1,787,300
Huntington Beach
$728,200
Laguna Beach
$1,700,400
I rvine
$797,100
Orange County
$652,900
Source: American Community Survey, 5 -Year Estimates, 2018.
Table 2-31 outlines the average monthly price of rent in Newport Beach and how it has changed between
2017 and 2020 depending on the number of bedrooms. This data is provided by the Zillow Rent Index
Reportfor Newport Beach, and showsthatall units experienced increases in rates in the lastthreeyears.
One -bedroom rentals rose by 5.1 percent and the most out of 1 -3 -bedroom units. Two-bedroom units
remained the most consistent with a slight increase of 1.4 percent. The price per square foot, however,
saw a much greater increase for units with three or more bedrooms (9.8 percent). Zillow reports that one -
bedroom units decreased from $3.01 per square foot in 2017 to $3 per square foot in 2020.
Table 2-31: Change in Average Monthly Rental Rates, 2017-2020
Unit Type
January
2017
January
2018
January
2019
January
2020
%Change
2017-2020
1 Bedroom
$2,383
$2,425
$2,408
$2,504
5.1%
2 bedrooms
$3,290
$3,291
$3,241
$3,337
1.4%
3 Bedrooms
$4,191
$4,218
$4,095
$4,355
3.9%
Price per Square Foot
Unit Type
January
2017
January
2018
January
2019
January
2020
%Change
2017-2020
1 Bedroom
$3.01
$2.83
$2.93
$3
-0.3%
2 bedrooms
$2.64
$2.65
$2.53
$2.87
8.7%
3+
Bedrooms
$2.65
$2.8
$2.81
$2.91
9.8%
Source: Zillow Rent Index Report, January 2017-2020, accessed August 25, 2020.
Section 2: Community Profile (DRAFTAPRIL2021) 2-34
SS3-56
City of Newport Beach
Housing affordability can be inferred by comparing the cost of renting or owning a home in the Citywith
the maximum affordable housing costs for households at different income levels. Taken together, this
information can generally show who can afford what size and type of housing and indicate the type of
households most likely to experience overcrowding and overpayment.
The Federal Department of Housing and Urban Development (HUD) conducts annual household income
surveys nationwide to determine a household's eligibility for federal housing assistance. Based on this
survey, the California Department of Housing and Community Development (HCD) developed income
limits, based on the Area Median Family Income (AMFI), which can be used to determine the maximum
price that could be affordable to households in the upper range of their respective income category.
Households in the lower end of each categorycan afford less by comparison thanthose at the upper end.
The maximum affordable home and rental prices for residents in Orange County are shown in Table 2-32
and Table 2-33.
The data shows the maximum amount that a household can pay for housing each month without incurring
a cost burden (overpayment). This amount can be compared to current housing asking prices (Table 2-30)
and market rental rates (Table2-31) to determine whattypes of housing opportunities a household can
afford.
Extremely Low-income Households
Extremely low-income households earn less than 30 percent of the County AMFI — up to $26,950 for a
one-person household and up to $41,550 for a five -person household in 2020. Extremely low-income
households cannot afford market -rate rental or ownership housing in Newport Beachwithout assuming
a substantial cost burden.
Very Low-income Households
Very low-income households earn between 31 percent and 50 percent of the CountyAMFI — upto $44,850
for a one-person household and up to $69,200 for a five -person household in 2020. A very low-income
household cannot afford market -rate rental or ownership housing in Newport Beach without assuming a
substantial cost burden. A very low-income household at the maximum income limit can afford to pay
approximately $1,121 to $1,730 in monthly rent, depending on household size. Given the high cost of
housing in the City, persons, or households of very low-income could not afford to rent or purchase a
home in the City.
Low-income Households
Low-income households earn between 51 percent and 80 percent of the County's AMFI - up to $71,750
for a one-person household and up to$110,650for a five -person household in 2020. The affordable home
price for a low-income household at the maximum income limit ranges from $308,500 to $454,000. Based
on the asking prices of homes for sale in 2020 (Table 2-30), ownership housing would not be affordable
to low-income households. A one-person low-income household could afford to pay up to $1,794 in rent
per month and a five -person low-income household could afford to pay as much as $2,766. Low-income
households in Newport Beach would not be able to find adequately sized affordable apartment units
(Table 2-31).
Moderate income Households
Persons and households of moderate income earn between 81 percent and 120 percent of the County's
AMFI — up to $133,500, depending on household size in 2020. The maximum affordable home price for a
Section 2: Community Profile (DRAFTAPRIL2021) 2-35
SS3-57
City of Newport Beach
2021-2029 HOU""'G ELEMENT
moderate -income household is $377,000 for a one-person household and $558,600 for a five -person
family. Moderate income households in Newport Beach would not be able to purchase a home in the City.
The maximum affordable rent payment for moderate income households is between $2,163 and $3,338
per month. A one-person moderate -income household may be able to find some adequately sized
affordable apartment units; larger households would not be able to afford to rent a unit in the City.
Table 2-32: Affordable Housing Costsfor Owners in Orange County, 2020
Annuallncome
Mortgage
Utilities'
Taxand
Insurance
Total
Affordable
Monthly
Housing Cost
Affordable
Purchase
Price
Extremely Low-income (30% of AMFI)
1 -Person
$26,950
$455
$118
$101
$674
$99,990
2 -Person
$30,800
$504
$151
$116
$770
$110,500
3 -Person
$34,650
$539
$197
$130
$866
$118,000
4 -Person
$38,450
$574
$243
$144
$961
$125,800
5 -Person
$41,550
$594
$289
$156
$1,039
$130,200
Very Low -Income (50% of AMFI)
1 -Person
$44,850
I $835
$118
$168
$1,121
$183,000
2 -Person
$51,250
$938
$151
$192
$1,281
$205,500
3 -Person
$57,650
$1,028
$197
$216
$1,441
$225,400
4 -Person
$64,050
$1,118
$243
$240
$1,601
$245,000
5 -Person
$69,200
$1,182
$289
$260
$1,730
$259,000
Low-income (80% AMFI)
1 -Person
$71,750
$1,407
$118
$269
$1,794
$308,500
2 -Person
$82,000
$1,592
$151
$308
$2,050
$349,100
3 -Person
$92,250
$1,763
$197
$346
$2,306
$386,500
4 -Person
$102,450
$1,934
$243
$384
$2,561
$424,000
5 -Person
$110,650
$2,062
$289
$415
$2,766
$452,000
Moderate Income (120% AMFI)
1 -Person
$86,500
$1,720
$118
$324
$2,163
$377,000
2 -Person
$98,900
$1,951
$151
$371
$2,473
$427,800
3 -Person
$111,250
$2,167
$197
$417
$2,781
$475,000
4 -Person
$123,600
$2,384
$243
$464
$3,090
$522,700
5 -Person
$133,500
$2,548
$289
$501
$3,338
$558,600
Source: Orange County Housing Authority, 2020 Utility Allowance Schedule and California Department of Housing and Community
Development, 2020 Income Limits and Kim ley Horn and Associates Assumptions: 2020 HCD income limits, -30% gross household
income as affordable housing cost; 15% of monthly affordable cost for taxes and insurance,- 10% down payment; and 4.5% interest
rotefor a 30 -year fixed-rate mortgogeloon. Utilitiesbased on Orange County Utility Allowance.
1. Utilities includes basic electric, water, sewer/trash, refrigerator, and stove.
Section 2: Community Profile (DRAFT APRIL 2021)
2-36
SS3-58
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table 2-33: Affordable Monthly Housing Cost for Renters in Orange
County, 2020
Annuallncome
Rent
Utilities'
Total
Affordable
Monthly
Housing Cost
Extremely Low-income (30% of AMFI)
1 -Person
$26,950 $556
$ 118.00
$674
2 -Person
$30,800 $619
$ 151.00
$770
3 -Person
$34,650 $669
$ 197.00
$866
4 -Person
$38,450 $718
$ 243.00
$961
5 -Person
$41,550 $750
$ 289.00
$1,039
Very Low-income (50% of AMFI)
1 -Person
$44,850 $1,003
$ 118.00
$1,121
2 -Person
$51,250 $1,130
$ 151.00
$1,281
3 -Person
$57,650 $1,244
$ 197.00
$1,441
4 -Person
$64,050 $1,358
$ 243.00
$1,601
5 -Person
$69,200 $1,441
$ 289.00
$1,730
Low-income (80% AMFI)
1 -Person
$71,750
$1,676
$ 118.00
$1,794
2 -Person
$82,000
$1,899
$ 151.00
$2,050
3 -Person
$92,250
$2,109
$ 197.00
$2,306
4 -Person
$102,450
$2,318
$ 243.00
$2,561
5 -Person
$110,650
$2,477
$ 289.00
$2,766
Moderate Income (120% AMFI)
1 -Person
$86,500
$2,045
$ 118.00
$2,163
2 -Person
$98,900
$2,322
$ 151.00
$2,473
3 -Person
$111,250
$2,584
$ 197.00
$2,781
4 -Person
$123,600
$2,847
$ 243.00
$3,090
5 -Person
$133,500
$3,049
$ 289.00
$3,338
Source: Orange County Housing Authority, 2020 Utility Allowance Schedule and California Department
of Housing and Community Development, 2020 Income Limits and Kimley Horn and Associates
Assumptions: 2020 HCD income limits; 30% gross household income as affordable housing cost, Utilities
based on Orange County Utility Allowance.
1. Utilities includes basic electric, water, sewer/trash, refrigerator, and stove.
Section 2: Community Profile (DRAFTAPRIL2021)
2-37
SS3-59
t•,y � 4 y' -die
h
WIE1
....--
Section 3.0
HOUSING CONSTRAINTS, RESOURCES,
AND AFFIRMATIVELY FURTHERING FAIR
HOUSING
SS3-60
y
f.
Section 3.0
HOUSING CONSTRAINTS, RESOURCES,
AND AFFIRMATIVELY FURTHERING FAIR
HOUSING
SS3-60
City of Newport Beach
2021-2025 HOUSING ELEMENT
As common in many communities, a variety of constraints affect the provisions and opportunities for
adequate housing in the City of Newport Beach. Housing constraints consist of both governmental
constraints, including but not limited to land use controls, development fees and permitting fees,
development standards, building codes and permitting processes; as well as, nongovernmental or market
constraints, including but not limited to land costs, construction costs, and availability of finances.
Combined, these factors create barriers to availability and affordability of new housing, especially for
lower and moderate -income households.
Nongovernmental constraints largely affect the cost of housing in the City of Newport Beach and can
produce barriers to housing production and affordability. These constraints include the availability and
cost of land for residential development, the demand for housing, financing, and lending, construction
costs, and the availability of labor, which can make it expensive for developers to build any housing, and
especially affordable housing. The following highlights the primary market factors that affect the
production of housing in Newport Beach.
1. Land Costs and Construction Costs
Construction costs vary widely according to the type of development, with multi -unit housing generally
less expensive to construct than single -unit homes. However, there is variation within each construction
type, depending on the size of the unit and the number and quality of amenities provided. An indicator of
construction costs is Building Valuation Data compiled by the International Code Council (ICC). The
International Code Council was established in 1994 with the goal of developing a single set of national
model construction codes, known as the International Codes, or I -Codes. The ICC updates the estimated
cost of construction at six-month intervals and provides estimates for the average cost of labor and
materials for typical Type VA wood -frame housing. Estimates are based on "good -quality" construction,
providing for materials and fixtures well above the minimum required by state and local building codes.
In August 2020, the ICC estimated that the average per square -foot cost for good -quality housing was
approximately $118.57for multi -unit housing, $131.24for single -unit homes, and $148.44 for residential
care/assisted living facilities. Construction costs for custom homes and units with extra amenities, run
even higher. Construction costs are also dependent upon materials used and building height, as well as
regulations set by the City's adopted Building Code. For example, according to the ICC, an accessory
dwelling unit (ADLI) or converting a garage using a Type VB wood framed unit would costs about $123.68
per square foot. Although construction costs are a significant portion of the overall development cost,
they are consistent throughout the region and, especiallywhen considering land costs, are not considered
a major constraint to housing production in Newport Beach.
Land costs can also pose a significant constraint to the development of affordable and middle-income
housing and represents a significant cost component in residential development. Land costs may vary
depending on whether the site is vacant or has an existing use that must be removed. Similarly, site
constraints such as environmental issues (e.g., steep slopes, soil stability, seismic hazards, flooding) can
also be factored into the cost of land. There are approximately 6,000 acres of vacant and non -vacant
Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing 3-2
(DRAFT APRIL 2021)
SS3-61
City of Newport Beach
2021-2025 HOUSING ELEMENT
MOM
residential land (39.3 percent), out of approximately 15,238 acres of land in Newport Beach, which are
not currently subject to land use constraints (airport restrictions, flood zone, fire high severity zone, NCCP
conservation area, seismic hazard, and sea level rise). However, majority of the acres are developed and
may require rezoning, reuse, and redevelopment due to a lack of vacant sites in the City. Additional costs
may be associated with redeveloping and/or converting sites which may influence the cost of the rental
units or home value.
A September 2020 web search, using the Orange County Market report, for lots for sale in the City of
Newport Beach returned less than five vacant lots listed for sale. Of the lots listed, the costs rangedfrom
$600,000 for 0.075 acres near Santa Ana Heights (about $183 per squarefoot), to $4,995,0000.27 acres
with an ocean view (about $430 per square foot). Larger vacant lots reached as high as $9,995,000 for
0.77 acres inland (about $295 per square foot) to $10,500,000 for 0.51 acres of land (about $474 per
square foot) closerto the coast, but not coastal. According to the same report, in September coastal lots
listed for sale in the City averaged $8,000,000for 0.6 acres. The cost of land in Newport Beach is higher
than neighboring cities, such as Laguna Beach, where the median cost of land is about $115 per square
foot. Therefore, land and redevelopment costs in Newport Beach create a significant constraint to the
development of housing, specifically affordable housing.
2. Availability Financing
The availability of financing in a community depends on several factors, including the type of lending
institutions active in a community, lending practices, rates and fees charged, laws and regulations
governing financial institutions, and equal access to such loans. Additionally, availability of financing
affects a person's ability to purchase or improve a home. Under the Home Mortgage Disclosure Act
(HMDA), lending institutions are required to disclose information on the disposition of loan applications
and the income, gender, and race of loan applicants. The primary concern in a review of lending activity
is to determine whether home financing is available to residents of a community. The data presented in
this section include the disposition of loan applications submitted to financial institutions for home
purchase, home improvement, and refinancing in Newport Beach.
Table 3-1 below displays the disposition of loan applications for the Anaheim -Santa Ana -Irvine
Metropolitan Statistical Area/Metropolitan Division (MSA/MD), per the 2016 Home Mortgage Disclosure
Act report. According to the data, applicants in the 120 percent median income or more had the highest
rates of loans approved. Of that income category, applicants who reported White had the highest
percentage of approval and the number of applications. Applicants in the less than 50 percent of the
MSA/MD median income categories were showed higher percentages of denied loans than loans
originated. According to the data, applicants who reported white were, on average, more likely to be
approved for a loan than another race or ethnicity.
Given the relatively high rates of approval for home purchase, improvement, and refinance loans, home
financing is generally available and not considered to be a significant constraint to the provision and
maintenance of housing in Newport Beach.
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Table 3-1: Disposition of Loan Applications by Race/Ethnicity-Anaheim-Santa Ana -Irvine MSA/MD
Applications by Race/Ethnicity
Percent
Approved
Percent Percent Total
Denied Other (Count)
LESS THAN 50% OF MSA/MD MEDIAN
American Indian and Alaska Native
26.2%
52.3%
23.1%
65
Asian
33.9%
42.5%
26.7%
1,382
Blackor AfricanAmerican
41.6%
33.7%
25.8%
89
Native Hawaiianor other Pacific Islander
25.0%
44.2%
30.8%
52
White
45.6%
31.2%
26.1%
5,240
His panic or Latino
1 37.9%
1 38.2%
26.8%
1,566
50-79% OF MSA/MD MEDIAN
American Indian and Alaska Native 38.1% 34.0% 29.9% 97
Asian 53.3% 25.3% 29.4% 3,153
Blackor AfricanAmerican 43.4% 19.1% 41.4% 152
Native Hawaiian or other Pacific Islander 49.4% 39.8% 16.9% 83
White 54.5% 23.3% 27.6% 8,677
His panic or Latino 47.6% 27.7% 29.3% 3,245
80-99% OF MSA/MD MEDIAN
American Indian and Alaska Native 51.4% 25.7% 31.4% 35
Asian 59.5% 19.2% 29.3% 1,495
Blackor AfricanAmerican 52.9% 22.1% 30.9% 68
Native Hawaiianor other Pacific Islander 43.5% 13.0% 43.5% 23
White 61.9% 17.2% 26.1% 3,873
His panic or Latino 54.0% 21.4% 29.1% 1,347
100-119% OF MSA/MD MEDIAN
American Indian and Alaska Native
48.9%
22.7%
29.5%
88
Asian
62.3%
15.6%
28.8%
4,820
Blackor AfricanAmerican
55.6%
20.1%
28.6%
234
Native Hawaiianor other Pacific Islander
49.4%
27.6%
31.0%
87
White
66.2%
13.8%
25.1%
12,607
His panic or Latino
60.8%
16.4%
1 26.8%
3,398
120% OR MORE OF MSA/MD MEDIAN
American Indian and Alaska Native 59.2% 13.0% 32.0% 169
Asian 62.8% 12.9% 29.0% 17,800
Blackor AfricanAmerican 57.7% 17.3% 27.2% 624
Native Hawaiianor other Pacific Islander 64.2% 11.4% 26.8% 254
White 68.3% 11.3% 24.9% 49,811
Hispanic or Latino 64.6% 13.3% 26.7% 6,095
Source: Consumer Financial Protection Bureau, Disposition of loan applications, by Ethnicity/Race of applicant, 2019.
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3. Economic Constraints
Market forces on the economy and the trickle-down effects on the construction industry can act as a
barrier to housing construction and especially to affordable housing construction. It is estimated that
housing pricegrowthwill continue in the Cityandthe region for the foreseeable future. Moving into 2020,
the economy was growing, California was seeing a 1.6 -percent growth injobs from 2019 and experiencing
all-time lows for unemployment rates. COVI D-19 had stalled much of the economy in early 2020, however,
as the California economy regains momentum housing stockand prices in the Newport Beach community
remain stable.
A 2020 California Association of Realtors (CAR) report found that homes on the market in Orange County
experienced a nine percent year to year increase and cost an average of $880,000 in February 2020;
almost $300,000 higher than the State median home price in the same month ($579,770). According to
the CAR First Time Buyer Housing Affordability Index, from 2018 to 2019 the median value of a home in
Orange Countywas $703,800with monthly payments (including taxes and insurance) of $3,630, requiring
an average qualifying income of $108,900.
Homes and cost of living in Newport Beach was reported higher than the State median housing and living
costs. According to September 2020 data from Zillow, the median home value of single -unit homes and
condos in Newport Beach is $2,407,454. According to Zillow's methodology, this value is seasonally
adjusted to remove outliers and only includes the middle price -tier of homes. Newport Beach home values
have gone up 0.7 percent over the past year and Zillow predicts they will rise 3.4 percent within the next
year. Newport's home value index ($2,407,454) has been on a steep and steady rise since early 2012, and
according to a September 2020 forecasts, they are expected to increase slightly (estimated $2,490,000)
in 2021. Orange County by comparison has a median home value index of $777,000, according to the
same September 2020 report, which is significantly lower than the City of Newport. Forecasted home
prices in the County, through 2021 are set to see minor increases ($810,000). The cost of land and home
prices in Newport are considered a major constraint to the development of and access to housing,
particularlythe development of and access to affordable housing.
In addition to market constraints, local policies and regulations also affect the price and availability of
housing and the provision of affordable housing. For example, State and Federal regulations affect the
availability of land for housing and the cost of housing production, making it difficult to meet the demand
for affordable housing and limiting supply in a region. Regulations related to environmental protection,
building codes, and other topics have significant, often adverse, impacts on housing cost and availability.
While the City of Newport Beach has no control over State and Federal Laws that affect housing, local
laws including land use controls, site improvement requirements, fees and exactions, permit processing
procedures, and otherfactors can constrain the maintenance, development, and improvement of housing
create barriers to housing.
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Land Use Controls
In the State of California, cities are required to prepare a comprehensive, long term General Plan to guide
future development. The Land Use Element of the General Plan establishes land uses of developments
within the Cityof Newport Beach. The Land Use Element sets for policies and regulations for guiding local
development. These policies, together with existing zoning regulations, establish the amount and
distribution of land to be allocated for different uses within the City. The Land Use Element of the General
Plan identifies the following residential and mixed-use categories:
+ Single Unit Residential Detached (RS -D): The RS -D category a ppIiesto a range of detached single -unit
residential dwelling units on a single legal lot and does not include condominiums or cooperative
housing. The RS -D category permits a density range from 0.0 to 29.9 DU/AC.
+ Single Unit Residential Attached (RS -A): The RS -A category applies to a range of attached single -unit
residential dwelling units on a single legal lot and does not include condominiums or cooperative
housing. The RS -A categorypermits a density range from 0.0 to 29.9 DU/AC.
+ Two Unit Residential (RT): The RTcategory appliesto a range oftwo-unit residential dwelling units such
as duplexes and townhomes. The RT permits a density range from O.Oto 39.9 DU/AC.
+ Multiple Residential (RM1: The RM designation is intended to provide for multi -unit residential
development containing attached dwelling units The RM permits a density range from 0.0 to 52.0
DU/AC.
+ Multiple Residential Detached (RM -D): The RM-Ddesignation is intended to provide primarilyfor multi-
unit residential development exclusivelycontaining detached dwelling units. The RM-Dallows a 1.5 FAR
where a minimum FAR 0.35and maximum FAR if.5 may be usedfor nonresidential.
+ Mixed -Use Vertical (MU -V): The MU -V designation is intended to provide for the development of
properties for mixed use structures that vertically integrate housing with retail uses including retail,
office, restaurant, and similar nonresidential uses. For mixed-use structures, commercial uses
characterized by noise, vibration, odors, or other activities that would adversely impact on-site
residential units are prohibited. The MU-Vallows a 1.5 FAR where a minimum FAR 0.35 and maximum
FAR of .5 may be used for nonresidential.
+ Mixed -Use Horizontal (MU -H): The MU -H designation is intended to provide for the development of
areas for a horizontally distributed mix of uses, which mayinclude general or neighborhood commercial,
commercial office, multi -unit residential, visitor -serving and marine -related uses, and/or buildings that
vertically integrate residential with commercial uses. The MU -H allows a maximum FAR of 1.0 for
residential.
+ Mixed -Use Water Related (MU -W): The MU -W designation is intended to provide for commercial
developmenton or nearthe bayin a mannerthatwill encourage the continuation of coastal -dependent
and coastal -related uses in accordance with the Recreational and Marine Commercial (CM) designation,
as well as allowfor the integrated development of residential. The MU -W permits a density range from
0.0 to 29.9 DU/AC.
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These categories accommodate development of a wide range of housing types in Newport Beach.
Furthermore, maintaining the existing residential categories is important for ensuring compatibility
between the new and existing housing.
Local Coastal Program and Land Use Plan
The Local Coastal Program (LCP) is a coastal management plan that contains land use, development, public
access, and resource protection policies and regulation to implement the California Coastal Act (Coastal
Act). The LCP is comprised of a Land Use Plan (LUP) and an Implementation Plan (IP). The LUP serves in
conjunction with, and is considered a legislative equivalent to, the City's General Plan Land Use Element
to identify land uses in the Coastal Zone. The intent of this plan is to provide for land uses and residential
density limits that protect coastal resources and public access. The LUP identifies the residential
categories and densities provided in Table 3-2.
Table 3-2: Coastal Land Use Plan Densities
Land Use
Maximum Density Range
per Lot
Single -Unit Residential Detached— RSD
RSD -A
0-5.9 units per acre
RSD -B
6 — 9.9 units per acre
RSD -C
10-19.9 units per acre
RSD -D
20— 29.9 units per acre
Single -Unit Residential Attached — RSA
RSA -A
0-5.9 units per acre
RSA -B
6-9.9 units per acre
RSA -C
10-19.9 units per acre
RSA -D
20— 29.9 units per acre
Two Unit Residential - RT
RT -A
0-5.9 units per acre
RT -13
6 — 9.9 units per acre
RT -C
10— 19.9 units per acre
RT -D
20— 29.9 units per acre
RT -E
30— 39.9 units per acre
Multiple Unit Residential— RM
RM -A
0-5.9 units per acre
RM -B
6 — 9.9 units per acre
RM -C
10-19.9 units per acre
RM -D
20— 29.9 units per acre
RM -E
30— 39.9 units per acre
RM -F
40— 52 units per acre
Source: City of Newport Beach Municipal Code
The Coastal Act is administered by the California Coastal Commission. Over 63 percent of the City of
Newport Beach is within the Coastal Zone and subject to oversight by the Coastal. Although the City
retains permit authority in most of the Coastal Zone, development projects located near sensitive coastal
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resources, such as the bay, ocean, wetlands, and environmentally sensitive habitat areas, require the
processing of coastal development permits and are subject to appeal by the California Coastal
Commission. This additional level of review and approval process may extend the review period of
development projects and increase the application and discretionary review costs. In addition, any
request to increase residential densities or allow new residential housing opportunities requires the
processing of a Local Coastal Program amendment through the California Coastal Commission. An
illustrative example is the Master Development Plan for Banning Ranch, a housing development project
that included 1,375 dwelling units, including an affordable housing component, that was adopted by the
City in 2012, but denied by the California Coastal Commission in 2016 components but due to potential
impacts to environmentally sensitive habitats and coastal resources. The Coastal Land Use Plan and
Coastal Commission's additional review mayinhibit development due tothe added reviewtime and costs,
and uncertainty of approvals.
John Wayne Airport Environs Land Use Plan (AELUP)
The City's Airport Area may be considered as an opportunity zone to add residential neighborhoods.
However, land located within the Airport Planning Area for John Wayne Airport are subject to the
development restrictions of the John Wayne Airport Environs Land Use Plan (AELUP), which limits the
ability to develop residential units. Approximately 391 acres are subject to these residential restrictions.
An amendment to the City's General Planor rezoning for residential use requires review and approval by
the Airport Land Use Commission (ALUC) and extends the total review period of a proposed housing
development and subsequently increases the cost of development. The added review time and additional
costs maydissuade housing developers, and particularly affordable housing developers, from developing
housing in this area.
Overlay Districts
An overlay district is a regulatory tool that adds special provisions and regulations to an area in the City.
An overlay district may be added to a neighborhood or corridor on a map or it may apply to the City as
whole and be applied under certain circumstances. An overlay district may be initiated as a Zoning Map
amendment. All proposed developments within the overlay district must comply with the district's
applicable development standards in addition tothe Zoning Code standards. Overlay Districtswhich affect
housing in Newport Beach include the Mobile Home Park (MHP) Overlay Zoning District, Bluff Overlay
Zoning District, and the Height Overlay District. Overlay Districts may be a constraint to the development
of housing when it sets standards which are more restrictive than the Zoning Code.
Overlav Coastal Districts
The purposes of the individual overlay coastal zoning districts and the way they are applied are detailed
below. An overlay district may be initiated as a CoastalZoning Map amendment in compliance with
Chapter21.14of the City's Municipal Code. All development within these zones must comply with the
applicable development standards (e.g., setbacks, height) of the underlying coastalzoning district in
addition to the standards provided by the respective zone as outline in the Municipal Code, where
applicable.
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Mobile Home Park Overlay Coastal Zoning DlstrlCL
The MHP Overlay Coastal Zoning District is intended to establish a mobile home district on parcels of land
developed with mobile home parks. The regulations of this district are designed to maintain and protect
mobile home parks in a stable environment with a desirable residential character. However, such
regulations may pose a constraint to the redevelopment of existing mobile home parks and increasing
density. Uses allowed in the MHP Overlay include the following:
+ Mobile Home Parks
+ Accessory Structures incidental to the operation of Mobile Home Parks
Bluff Overlay District
The Bluff (B) Overlay District is intended to establish special development standards for areas of the City
where projects are proposed on identified bluff areas. The Bluff Overlay District intends to provide
additional regulations and requirements in order to establish safety standards for developments in the
overlay District. Specific permitted uses, development standards, and requirements are outlined in the
City's Municipal Code, Chapter 21.28.040. Additional regulations and development standards may
prevent increased density or intensity in areas within the Bluff Overlay District.
Canyon Overlay District
The Canyon (C) Overlay District is intended to establish development setbacks based on the predominant
line of existing development for areas that contain a segment of the canyon edge of Buck Gully or Morning
Canyon. In order to ensure safe development of housing within the Canyon Overlay Districts, development
standards and requirements include the following:
+ Development Stringline Setback: Development may not extend beyond the predominant line of
existing developmenton canyon faces by establishing a development stringlinewhere a line is drawn
between nearest adjacent corners of existing structures on eitherside of the subject property.
+ Swimming Pools require double wall construction
+ Coastal Hazards and Geologic Stability Report
+ Erosion Control Plan
Additional specific development standards and requirements are outlined in the City's Municipal Code,
Chapter 21.28.050. The Canyon Overlay District may inhibit added density or intensity of uses to
residential properties within the overlay.
Height Overlay
The Height (H) Overlay District is intended to establish standards for review of increased building height
in conjunction with the provision of enhanced project design features and amenities. The
Height Overlay District includes properties located in the Multiple Residential (RM) Zoning District within
Statistical Area A2. The maximum height limit is 40 feet for a flat roof and 45 feet for a sloped roof with a
three-story maximum. Additional standards, regulations, and eligibility requirements are outline the in
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the City's Municipal Code, Chapter 21.28.060. The Height Overlay District is not considered a constraint
to development as it provides for higher height limits.
State Density Bonus Law
Density bonuses are an additional way to increase the number of dwelling units otherwise allowed in a
residentially zoned area. The City's Zoning Ordinance identifies the purpose of the Density Bonus
Ordinance is to grant density bonuses and incentives for the development of housing that is affordable to
very low-, low-, and moderate -income households and senior citizens. Under the Density Bonus Law,
developers are entitled to a density bonus corresponding to specified percentages of units set aside for
very low income, low-income, or moderate -income households.
Effective January 1, 2021, California State Assembly Bill 2345 amends the Density Bonus Law to expand
and enhance development incentives for projects with affordable and senior housing components. AB
2345 amends the Density Bonus Law to increase the maximum density bonus from 35 percent to 50
percent. To be eligible for the maximum bonus, a project must set aside at least (i) 15 percent of total
units for very low income households, (ii) 24 percent of total units for low income households, or (iii) 44
percent of for -sale units for moderate income households. Levels of bonus density between 35 percent
and 50 percent are granted on a sliding scale. The City's currently adopted Density Bonus Ordinance is no
longer consistent with State law and must be amended to comply with new statutory requirement.
Implementing Action 3.1.2 of the Section 4: Housing Plan outlines the City's plan to maintain compliance
with State legislation.
Density Bonus Programs
The currently adopted density bonuses are eligible for developments which contain five or more dwelling
units and meet the requirements outlined in Chapter20.32 of the Newport Beach Municipal Code. Units
which are not eligible for density bonus include developments where affordable housing is required under
the provisions of Title 19.
When a development which meets the requirements, density bonuses are applicable as shown in Table
3-3 and Table 3-4 below for different income categories. Developments which meet the requirements for
Senior housing will be entitled to a density bonus of twenty percent of the number of senior housing units.
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Table 3-3: Density Bonus Calculations
IVery Low Income
IPercentage of Base Units Proposed
Density Bonus Percentage
5
20
6
22.5
7
25
8
27.5
9
30
10
32.5
I 11
35
ILow Income
IPercentage of Base Units Proposed
Density Bonus Percentage
10
20
11 I
21.5
12
23
13
24.5
14
26
15
27.5
17
30.5
18
32
19
33.5
20
35
Source: City of Newport Beach Municipal Code Chapter 20.32
Table3-4: Density Bonus Calculations
Moderate Income
Percentageof Base Units Proposed Density Bonus Percentage
10 5
11 6
12 7
13 8
14 9
15 10
16 11
17 12
18 13
19 14
20 15
21 16
22 17
23 18
24 19
25 20
26 21
27 22
28 23
29 24
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Table 3-4: Density Bonus Calculations I
IModerate Income I
IPercentage of Base Units Proposed Density Bonus Percentage I
30 25
31 26
32 27
33 28
34 29
35 30
36 31
37 32
38 33
39 34
40 35
Source: City of Newport Beach Municipal Code Chapter 20.32
Additionally, when an applicant for a residential development agrees to donate land to the City for very
low-income households, the applicant is then entitled to a density bonus for the entire market rate
development, if the conditions specified in the City's Municipal Code Section 20.32.030 are met.
An applicant is entitled to an increase above the maximum allowed residential density as outline in Table
3-5.
Table 3-5: Density Bonus Calculations
IVery Low Income
IPercentage of Base Units Proposed I Density Bonus Percentage
10 15
11 16
12 17
13 18
14 19
15 20
16 21
17 22
18 23
19 24
20 25
21 26
22 27
23 28
24 29
25 30
26 31
27 32
28 33
29 34
30 35
Source: City of Newport Beach Municipal Code Chapter 20.32
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Additional regulations for density Bonuses include the following:
+ Fractional Units: The calculation ofa density bonus, in compliance with any of the above requirements,
that results in fractional units shall be rounded up to the next whole number.
+ Mixed Income Development: If the applicant desires to develop a density bonus project available to a
mix of income levels, the Director determines the amount of density bonus to be granted up to a
maximum of 35 percent.
Concessions and Incentives
When qualified for a density bonus, an applicant may request additional parking incentives beyond those
provided above. When requested, the City may grant the following (inclusive of handicap and guest
parking):
+ Zero to one bedroom: one on-site parking space per unit; or
+ Two or more bedrooms: two on-site parking spaces per unit.
In addition to a request for parking incentives, an applicant who meets the density bonus requirements
may also submit a proposal for a reduction in the site development standards or architectural design
requirements; approval of mixed-use zoning in conjunction with the housing development; other
regulatory incentive proposed by the client or the Citythat will result in identifiable, financially sufficient,
and actual cost reductions; and/or a direct financial contribution granted by the Council at its sole
discretion.
Additional Incentives may also apply for developments with a childcare component, requirements and
applicable incentives are outlines in detailed in the City's Municipal Code Section 20.32.060. Incentives
and density bonuses allow for increased opportunity and feasibility for the production of affordable
housing in a community, the City of Newport Beach's Incentives and Density Bonus programs are
comparable to similar Southern California communities and are a constraint to the development of
housing for all income levels.
Residential Development Standards
Citywide, outside the specific plan areas, the City regulates the type, location, density, and scale of
residential development primarily through the Zoning Code. The following summarizes the City's existing
residential zoning districts:
+ Residential -Agricultural (R -A) — Residential -Agricultural is intended to provide for single lots
appropriatefor detached single -unit residential dwellingunits and lightfarming.
+ Single -Unit Residential (R-1) — Single -Unit Residential is intended to provide for a range of detached
single -unit residential dwelling units on single lots. This land use designation does not include
condominiums or cooperative housing.
+ Two -Unit Residential, Balboa Island (R -BI) — Two -Unit Residential Balboa Island is intended to provide
for a maximum of two residential dwelling units, or duplexes. This is designation is reserved to single
lots on Balboa Island.
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T it
+ Two -Unit Residential (R-2)—Two-Un it Residential is intended to provide for single lots appropriate for
a maximum of two residential dwellingunits, or duplexes.
+ Multiple Residential (RM)— Multiple Residential is intended to providefor area appropriate for multi-
unit residential developments containing attached or detached dwelling units.
+ Medium Density Residential (RMD) — Medium Density Residential is intended to provide for areas
appropriatefor medium density residential developments containing attachedor detached units.
+ Mixed -Use Vertical (MIJIM — Mixed -Use Vertical is intended to provide for area appropriate for the
development of mixed-use structures that vertically include residential dwelling units. Residential
dwelling units are located abovethe ground floor, which includes office, restaurant, retail, and similar
nonresidential uses.
+ Mixed -Use Mariners' Mile (MU -MM) — Mixed -Use Mariners' Mile is intended to provide for areas
appropriate for commercial and residential uses. Mariners' Mile is located on the inland side of Coast
Highway in the Mariners' Mile Corridor. Properties thatfrontCoast Highway may only be developed for
nonresidential purposes. Properties to the rear of the commercial frontage may be developed for
freestanding nonresidential uses, multi -unit residential dwelling units, or mixed-use structures that
integrate residential abovethe ground floorwith nonresidential uses on the ground floor.
+ Mixed -Use Cannery Village and 15th Street (MU-CV/151 St.) — Mixed -Use Cannery Village and 151
Street is intended to establish a cohesive district or neighborhood containing multi -unit residential
dwelling units with clusters of mixed-use and/or commercial structures on interior lots of Cannery
Village and 15th Street on Balboa Peninsula. Allowed uses include multi -unity dwelling units;
nonresidential uses; and/or mixed-use structures, where the ground floor is restricted to nonreside ntial
uses along the streetfrontage. Residential uses and overnight accommodations are allowed above the
ground floor and to the rear of uses along the street frontage. Mixed -Use or nonresidential structures
are required on lots at street intersections and are allowed, but not required, on other lots.
+ Mixed -Use Water (MU -W1)— Mixed -Use Water is intended to be appliedto waterfront properties along
the Mariners' Mile Corridor in which nonresidential uses and residential dwelling units may be
intermixed.A minimum of 50 percent of the allowed square footage in a mixed-use development shall
be used for nonresidential uses in which marine -related and victor -serving land uses are mixed. An
approved site development review is required prior to any development to ensure uses are fully
integrated and that potential impacts from their differing activities are fully mitigated. Design of
nonresidential spaceto facilitate marine -related uses is encouraged.
+ Mixed -Use Water (MU -W2) — This second Mixed -Use Water designation is intended to apply to
waterfront properties in which marine -related uses may be intermixed with general commercial, visitor -
related commercial and residential dwelling units on the upperfloors.
The City's Zoning Code also regulates the development on land through minimum and maximum
standards on lot size, lot width and depth, setbacks, and on lot coverage and floor -area ratio (FAR). Table
3-6 below provides the development standards for each residential zoning district in Newport Beach:
Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing
(DRAFT APRIL 2021)
3-14
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2021-2025 HOUSING ELEMENT
Table 3-6: Development Standards in NewportBeach-Dimensions
Dimensions
Min. Yard Setbacks
Construction Standards
Min.
Min.
Min.
Lot
Max.
Zone
Lot
Lot
Front
Rear
Max. Site
Size
Side (feet)
Height
Max. FAL
(squar
Width
Depth
(feet)
(feet)
(feet)*
Coverage
(feet)
(feet)
e feet)
Residential Districts
R -A
87,120
125
N/A
20
5
25
24,296
N/A
40%
2.0
(Citywide)
6,000,
60,
R-1
N/A
20
3,42
10
24,296
1.5
N/A
5,0001
501
(Corona del
Mar)
R-1-
6,000
60
80
20
6
6
24,296
N/A
60%
6,000
R-1-
7,200
70
90
20
5
20
35,406
N/A
60%
7,200
R-1-
10,000
90
100
15
10
10
24,296
N/A
60%
10,000
1.5 1.5 plus
R -131I
2,375
50,
N/A
20
See Note 3.
10 ft.
24,296
N/A
s q ft.
2.0
(Citywide)
6,000,
60,
R-2
N/A
20
See Note 3.
10 ft.
24,296
1.5
N/A
5,0001
501
(Corona del
Mar)
R-2-
6,000
60
80 ft.
20
6 ft.
6 ft.
24,296
N/A
60%
6,000
Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing
(DRAFT APRIL 2021)
3-15
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Table 3-6: Development Standards in NewportBeach-Dimensions
Dimensions
Min. Yard Setbacks
Construction Standards
Min.
Min.
Min.
Lot
Max.
Zone
Lot
Lot
Front
Rear
Max. Site
Size
Side (feet)
Height
Max. FAL
Width
Depth
(feet)
(feet)
Coverage
(squar
(feet)*
(feet)
(feet)
e feet)
6,000,
RM
N/A
20
See Note 3.
10 ft.
28,336
1.74
N/A
5,0001
501
RMD
6,000,
60,
N/A
20
See note 4.
25 ft.
28,336
N/A
N/A
5,0001
501
RM-
60
60
80
20
6 ft.
6 ft.
28,336
N/A
60%
6,000
Mixed -Use
Zoning Districts
1.0 (Mixed -
MU -V
2,500
25
0
0-55
0-55
26,316
Use)
MU-
1.0 (Mixed -
10,000
50
0
0-55
0-55
26, 316
MM
Use)
MU-
1.0 (Mixed -
40,000
100
0
0-55
0-55
32, 376
DW
Use
MU-
CV/15t
5,000
40
0
0-55
0-55
26,316
1.0, 1.5'
1 St.
MU_
20,000
200
0
0-55
0-55
26,316
1.0, 1.5'
W1
MU_
2,500
25
0
0-55
0-55
26,316
0.75, 0.8'
W2
Notes:
(1) Corner Lot, Interior Lot respectively
(2) lots<40 wide, lots>40 wide respectively
(3) 3 ft. for lots> 40ft. wide, 4 ft. for Iots40'1" —49'11" wide, and 8%of Average Lot Width for lots > 50 ft. respectively,
(4) N/A for lots > 40ft. wide, 5 ft. for lots 40'1" — 49'11" wide, and N/Afor lots> 50 ft.
(5) Adjoining residential district
(6) Flat roof, Sloped roof respectively
(7) Mixed Use, Residential respectively
Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing
(DRAFT APRIL 2021)
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Yard Requirements
Yards allow for open space, landscaping and greenery, emergency access, and pedestrian and vehicular
circulation on a site. Requirements are set in order to ensure there is adequate available space designated
to these elements on a property when considering new development or improvements. Included in these
requirements are setbacks areas that are located between a setback line and the property line and must
remain unobstructed. Setbacks provide the following:
+ Visibility and traffic safety
+ Access to and around structures
+ Access to natural light and ventilation
+ Separation of incompatible land uses
+ Space for privacy, landscaping, and recreation
+ Protection of natural resources
+ Safety from fire and geologic hazard
The City's yard requirements do not prohibit residential developments from reaching the maximum
density on varying lands/sites, it therefore is not a constraint to the development of housing, specifically
housing affordable to low and very low-income households. Additionally, the City's Density Bonus
programs provides incentives for the development of affordable housing, including a reduction in the site
development standards (e.g., site coverage, setbacks, increased height up to the maximum allowed,
reduced lot sizes, and/or parking requirements.
Site Coverage and Floor Area Limit
Site coverage and Floor Area Limit (FAL) requirements maintain mass and intensityof a use for residential
uses.
The Newport Beach Zoning Code defines site coverage as the percentage of a site covered by structures
and accessory structures, as well as decks that exceed 30 inches in height. Maximum site coverage
standards limit the footprint of a building and calculates it as a percentage between the ground floor area
of a building and the net area of a lot.
The FAL refers to the gross floor area allowed on a residential lot and is determined by multiplying the
allowed buildable area of the lot times the applicable multiplier for the lot. FAL requirements limit the
total usable floor area to limit the bulk of a building to the land, other buildings, and public facilities.
maximum Building Heignt
Maximum building heights are set and defined in the City's Zoning Code to maintain symmetry and
compatibility between existing and proposed developments. The height is measured as the vertical
distance from the grade ofthe pad to the highest part of the structure, including protective guardrails and
parapet walls. The height limit may be increased within specific areas through the adoption of a Planned
Community Development, a specific plan, a planned development permit, a coastal development permit
Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing 3-17
(DRAFT APRIL 2021)
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City of Newport Beach
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MOM
in the coastal zone, or a site development review. The deviation in maximum height limit requires
approval of a discretionary action.
• R -A, R-1, R -BI, and R-2 Zoning Districts have height limits of 24 feet for structures with flat roofs
(including guard rails and parapet walls) and 29 feet for sloped roofs. A discretionary approval
may permit height up to 28 feet for flat roofs and 33 feet for sloped roofs.
• RM and RMD Zoning Districts have height limits of 28 feet for structures with flat roofs and 33
feet for sloped roofs. The height of the structure maybe increased to 32 feet for foot roof and 37
feet for sloped roofs through discretionary approval. Properties located in the Height (H) Overlay
District may increase height limits to 40 feet for flat roofs and 45 feet for sloped roofs.
• Planned Community Districts may also propose and regulate their own height limits.
The City's building height requirements do not prohibit residential developments from reaching the
maximum density on varying lands/sites, it therefore is not a constraint to the development of housing,
specifically housing affordable to low and very low-income households. Additionally, the City's Density
Bonus programs provides incentives for the development of affordable housing, including a reduction in
the site development standards (e.g., site coverage, setbacks, increased height up to the maximum
allowed, reduced lot sizes, and/or parking requirements.
Usame open apace
The City's Zoning Code defines Usable Open Space as an outdoor or enclosed area on the ground, roof,
balcony, deck, porch, or terrace, used for outdoor living, active or passive recreation, pedestrian access,
or landscaping. This does not include parking facilities, driveways, utility, or service areas, required
setbacks, and sloped or submerged land. All residential districts in Newport Beach have a maximum site
coverage to allow for open space. Mixed -Use districts require 75 square feet per dwelling unit of common
open space and 5 percent of the gross floor area of private open space for each unit.
The City's usable open spaces requirements do not prohibit residential developments from reaching the
maximum density on varying lands/sites, it therefore is not a constraint to the development of housing,
specifically housing affordable to low and very low-income households. Additionally, the City's Density
Bonus programs provides incentives for the development of affordable housing, including a reduction in
the site development standards (e.g., site coverage, setbacks, increased height up to the maximum
allowed, reduced lot sizes, and/or parking requirements.
'arking Ptandard:
Adequate off-street parking shall be provided to avoid street overcrowding and maintain parking
opportunities for the public to visit the coast. This is maintained through the City's parking requirements
for each housing unit type, as shown in Table 3-7. Parking requirements mayadd to the development cost
of a property and project as spaces and garage parking create additional costs and remove potentially
livable space.
Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing 3-18
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City of Newport Beach
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Table 3-7: Parking Requirements for Residential Uses
Unit Type
Number of Spaces Required
Accessory Dwelling Unit
1 parking space, with exceptions I�1
Junior Accessory Dwelling Unit
No additional parking required
Single -Unit Dwellings — Attached
2 per unit in a garage
Single -Unit Dwellings — Detached
and less than 4,000 sq. ft. of floor
2 per unit in a garage
a rea
Single -Unit Dwellings — Detached
and 4,000 sq. ft. of floor area
3 per unit in a garage
Single -Unit Dwellings—Balboa
2 per unit in a garage
Island
2 per unit covered, plus guest parking
Multi -Unit Dwellings— 3 units
1-2 units, no guest parking required
3 units, 1 guest parking space
Multi -Unit Dwellings -4 units or
2 per unit covered, plus 0.5 space per unit for guest parking
more
Two -Unit Dwellings
2 per unit; 1 in a garage and 1 covered or in a garage
Live/Work Units
2 per unit in a garage, plus 2for guest/customer parking
Senior Housing— Market Rate
1.2 per unit
Senior Housing—Affordable
1 per unit
Note:
1. Parking is waived for ADUs if the property is within % mile walking distance to transit (including ferry); within an
architecturally or historically significant district; on -street parking permits are required and not provided to the
occupant of theADU; orwithin one block ofa car -share vehicle pick-up/drop-off location
Source: City of Newport Beach Municipal Code
The City's parking requirements do not prohibit residential developments from reaching the maximum
density on varying lands/sites, it therefore is not a constraint to the development of housing, specifically
housing affordable to low and very low-income households. Additionally, the City's Density Bonus
programs provides incentives for the development of affordable housing, including a reduction in the site
development standards (e.g., site coverage, setbacks, increased height up to the maximum allowed,
reduced lot sizes, and/or parking requirements.
Variety of Housing Types Permitted
Housing Element Law requires jurisdictions to identify sites to be made available through zoning and
development standards in order to facilitate development of a variety of housing types for all
socioeconomic levels of the population. Housing types include single -unit dwellings, multi -unit housing,
accessory dwelling units, factory -built housing, mobile homes, employee and agricultural work housing,
transitional and supportive housing, single -room occupancy units (SROs), and housing for persons with
disabilities. Table 3-8 below identifies the various housing types permitted within each residential and
Table 3-9 identified housing types permitted in mixed-use zoning district in Newport Beach.
Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing 3-19
(DRAFT APRIL 2021)
SS3-78
City of Newport Beach
2021-2025 HOUSING ELEMENT
Table 3-8: Various Housing Types Permitted in Residential Zones
Housing Type
Residential Zones
Nonresidential
Zones
I
R -A R-1* R -BI R-2 I RM RMD
OA PI I
Single-UnitDwellings— Attached
-
-
P
P
P
P
Single -Unit Dwellings— Detached
P
P
P
P
P
P
Multi -Unit Dwellings
-
-
-
-
P
P
Two -Unit Dwellings
-
-
P
P
P
P
Accessory DwellingUnit(s)
P
P
P
P
P
P
Junior Accessory DwellingUnit(s)
P
P
P
P
P
P
-
-
Live -Work Units
-
-
-
-
--
--
-
-
Short -Term Lodging
-
-
P
P
P
P
-
-
Residential Care Facilities—
P
P
P
P
P
P
-
-
Limited (6 or fewer) Licensed
Residential Care Facilities—
CUP-
CUP-
Limited (6 orfewer) Unlicensed
--
--
--
--
HO
HO
--
--
Residential Care Facilities—
CUP-
CUP-
General (7 or More) Licensed
--
--
--
--
HO
HO
--
--
Residential Care Facilities—
CUP-
CUP-
General (7 or More) Unlicensed
--
--
--
--
HO
HO
--
--
Residential Care Facilities—
CUP-
CUP-
Integral Facilities/Integral Uses
--
--
--
--
HO
HO
--
--
Parolee -Probationer Home
-
-
-
-
--
--
-
-
Farmworke r Housing
NA
NA
NA
NA
NA
NA
NA
NA
Supportive Housing
NA
NA
NA
NA
NA
NA
NA
NA
Transitional Housing
NA
NA
NA
NA
NA
NA
NA
NA
EmergencyShelters
-
-
-
-
--
--
P
P
Low Barrier Navigation Centers
NA
NA
NA
NA
NA
NA
NA
NA
Notes:
P— Permitted by Right
A — Allowed
MUP — Minor Use Permit
CUP -HO — Conditional Use Permit in Residential Zoning Districts
(--) - Not Allowed
NA—Not Listed/Stated
*Located above I,' floor
Source: City of Newport Beach Municipal Code
Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing
(DRAFT APRIL 2021)
3-20
SS3-79
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table 3-9: Mixed -Use Housing Types Permitted in Mixed -Use Zones
Zones
Housing Type
MU -CV/
MU -V
MU -MM
MU -DW
15th St.
MU -W1
MU -W2
Single -Unit Dwellings—
P. (1)
--
--
P (3)
P. (1)
P* (2)
Attached
Single -Unit Dwellings—
--
--
--
--
Detached
Multi -Unit Dwellings
P. (1)
P (1)(2)
P (1)
P (3)
--
--
Two -Unit Dwellings
P. (1)
--
--
P (3)
--
--
Accessory Dwe I ling Un it(s)
P
P
P
P
P
P
Junior Accessory Dwelling
P
P
P
P
P
P
Unit(s)
Live -Work Units
P
P (1)(2)
P
P (3)
--
--
Notes:
*Located above 15tfloor
(1) Allowed only as part of a mixed-use development. Refer to Section 20.48.130 (Mixed -Use Projects) for additional
development standards.
(2) Not allowed to front onto Coast Highway.
Not allowed on lots at street intersections unless part of mixed-use or live -work structure.
Source: City of Newport Beach Municipal Code
Single -Unit Dwelling
A Single -Unit Dwelling is defined in the Newport Beach Zoning Code as a structure on a single lot
containing one dwelling unit and one housekeeping unit. The structure shall be constructed in compliance
with the California Building Code (CBC) and placed on a permanent foundation. Single -Unit Dwellings may
be attached or detached. An attached dwelling is owned in fee, located on an individual lot, and shares a
wall or roof with another structure. Adetached dwelling is also owned in fee and located on an individual
but is not connected to another structure in any way.
Multi -Unit uwumng
A Multi -Unit Dwelling contains three or more dwellings units within the same structure occupied on a
single lot. Each dwelling unit is occupied by separate housekeeping units. This housing type includes
triplexes (3 dwelling units in one structure), fourplexes (four dwelling units in one structure), and
apartments (5 or more dwelling units in one structure), where each structure is owned by one entity and
each dwelling unit is rented out. Condominiums are also multi -unit dwellings, but each individual dwelling
unit is owned by separate entities. The structure must be placed on a permanent foundation and
constructed in compliance withthe California Building Code (CBC).
Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing 3-21
(DRAFT APRIL 2021)
SS3-80
City of Newport Beach
2021-2025 HOUSING ELEMENT ..-
Two -Unit Dwelling
A Two -Unit Dwelling contains two dwelling units, each occupied by their own housekeeping unit, and
located within the same structure. This may be referred to as a duplex. The structure must be placed on
a permanent foundation and constructed in compliance with the California Building Code (CBC).
,,,,,.....,...., n...,.I/:...,,. IIv ;4 /An I r
An Accessory Dwelling Unit is a secondary dwelling unit, attached or detached, to the primary residence(s)
on a single lot. This may be referred to as a "grannyflat", "in-law unit", or "carriage house". An ADU must
include a kitchen, a full bathroom, a living area, and a separate entrance.The Newport Beach Zoning Code
includes efficiency units and manufactured homes as ADUs. JuniorADUs (JADUs) are defined by the City's
Municipal Code as a dwelling unit accessoryto and entirely contained within an existing or proposed
single -unit dwelling. A JADU may not be greaterthan 500 square feet, and it must either include its own
sanitation facilities or share facilities with the single -unit dwelling. A JADU must also include its own
efficiency kitchen.
I ivA_Wnrk Ilnit
Live -Work Units refer to structures that include both a commercial and a single dwelling unit. Commercial
uses are generally located on the ground floor, with the dwelling unit located one to two stories above.
Short -Term Lod_gin_q
Short -Term Lodging refers to a dwelling unit that is rented or leased as a single housekeeping unit for 30
days or less.
Residential Care Facilities - General Licensed (7 or More Persons)
General Licensed Residential Care Facilities provide a single housekeeping unit for individuals with a
disability who reside at the facility. There may be 7 or more individuals residing at the facility, but they
each reside in separate dwelling units. The facility may include a place, site or building, or groups of places,
sites, or buildings, licensed by the State.
Residential Care Facilities - General Unlicensed (Seven or More Persons)
General Unlicensed Residential Care Facilities include a place, site or building, or groups of places, sites,
or buildings, which are not licensed by the State and provide housing to 7 or more individuals with
disabilities in separate dwelling units. The facility is not required by law to be licenses by the State.
Kesiaentlal Care I-acimies — LlmlteCt Licensed p or I -ewer I✓ersons)
Limited Licensed Residential Care Facilities provide care, services, and/or treatment in a community
residential setting for six or fewer individuals. Individuals may include adults, children, or adults and
children. The facility shall be considered a single housekeeping unit and must therefore be in compliance
with all land use and property development regulations applicableto single housekeeping units.
Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing 3-22
(DRAFT APRIL 2021)
SS3-81
City of Newport Beach
2021-2029 HOUSING ELEMENT
Residential Care Facilities - Small Unlicensed (6 or Fewer Persons)
Small Unlicensed Residential Care Facilities include a place, site or building, or groups or places, sites, or
buildings in which 6 or fewer individuals with disabilities reside in separate dwelling units. The facility is
not required by law to be licensed by the State.
Parolee -Probationer Home refers to a structure or dwelling unit which houses 2 or more parolees -
probationers who are unrelated by blood, marriage, or legal adoption. The parolees -probationers reside
here in exchange for monetary or nonmonetary consideration given and/or paid by the parolee -
probationer and/or any public or private entity or person on behalf of the parolee -probationer. The
residential structure may be operated by an individual, a for-profit entity, or a nonprofit entity.
fi4nhi/P 14nmP Park
A Mobile Home refers to transportable trailerthat is certified underthe National Manufactured Housing
Construction and Safety Standards Act of 1974. The mobile home is over 8 feet in width and 40 feet in
length and may or may not include a permanent foundation. A mobile home on a permanent foundation
is considered single -unit dwelling.
Convalescent Home
Convalescent Home refers to an establishment that provides 24-hour care for persons requiring regular
medical attention. Aconvalescent home may be referredto as a "nursing home" or "hospice". This facility
does not provide emergency medical services orsurgical services.
Common Interest Development
Common Interest Developments include community apartment projects, condominium projects, planned
developments, and stock cooperative.
Farmworker Housing
Farmworkers are considered a special needs interest group by HCD. Farmworkers are traditionally defined
as people whose primary incomes are earned through permanent or seasonal agricultural labor.
Farmworkers are generally considered to have special housing needs due to their limited income and the
often -unstable nature of their employment. In addition, farmworker households tend to have high rates
of poverty, live disproportionately in housing that is in the poorest condition, have extremely high rates
of overcrowding, and have low homeownership rates. There is a total of 1,772 farmworkers in the County
of Orange, though few may reside in Newport Beach the City must consider the housing needs of this
community. The Newport Beach Municipal Code does not explicitly define Farmworker Housing or outline
it as a permitted use in residential or nonresidential zones. Policy Action 30 of the Section 4: Housing
Plan outlines the City's strategyto updatethe Municipal Code in accordancewith state legislation.
,supportive Housing
California State Assembly Bill 2162 amended Section 65583, Planning and zoning law to specify that
supportive housing is a residential use of property, subject only to those restrictions that apply to other
residential dwellings of the same type in the same zone. The Cityof Newport Beach's Municipal Code does
Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing 3-23
(DRAFT APRIL 2021)
SS3-82
City of Newport Beach
2021-2025 HOUSING ELEMENT
not explicitly define Supportive Housing or identify zones where is it is a permitted use. Policy Action 76
of the Section 4: Housing Plan outlines the City's strategy to update the Municipal Code in accordance
with state legislation.
The City of Newport Beach defines Transitional Housing as rental housing operating under program
requirements that call for the termination of assistance and recirculation of the assisted unit to another
eligible program recipient program at some predetermined future point in time, which shall be no less
than six months. Transitional housing that is provided in single-, two- or multi -unit dwelling units, group
residential, parolee -probationer home, residential care facilities, or boarding house uses shall be
permitted, conditionally permitted or prohibited in the same manner as the other single-, two-, or multi-
unit dwelling units, group residential, parolee -probationer home, residential care facilities, or boarding
house uses under this code.
The City of Newport Beach's Municipal Code does not explicitly identify Transitional Housing as a
permitted use within the appropriate zones as required by state law. Policy Action 713 of the Section 4:
Housing Plan outlines the City's strategy to update the Municipal Code in accordance with state
legislation.
-marrrancv ChPItPrc
State Law existing law authorizes a political subdivision to allow persons unable to obtain housing to
occupy designated public facilities, as defined, during the period of a shelter crisis. Existing law provides
that certain state and local laws, regulations, and ordinances are suspended during a shelter crisis, to the
extent that strict compliance would in any way prevent, hinder, or delay the mitigation of the effects of
the shelter crisis. The City of Newport beach permits Emergency shelters in the OA — Office Airport zoning
district and the PI — Private Institutions Coastal zoning district.
Properties designated for PI are distributed throughout the City, but primarily located along major
transportation corridors and offer easyaccess 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 assemblyuses, manyof 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.
Additionally, properties designated for OA 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.
Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing 3-24
(DRAFT APRIL 2021)
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2021-2025 HOUSING ELEMENT
These may include corporate and professional offices; automobile sales, rental and service; aviation sales
and service; hotels; and accessory retail, restaurant, andservice 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 ofthe 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. Byallowing emergency shelters as
permitted uses within these districts, adequate sites are available for the potential development of
emergency shelters in the City.
AB 101 states that "The Legislature finds and declares that Low Barrier Navigation Center developments
are essential tools for alleviating the homelessness crisis -." Low Barrier Navigation Centers are defined as
a Housing First, low -barrier, service -enriched shelter focused on moving people into permanent housing
that provides temporary living facilities while case managers connect individuals experiencing
homelessness to income, public benefits, health services, shelter, and housing. Low Barrier Navigation
Centers are required as a use by right in areas zoned for mixed uses and nonresidential zones permitting
multi -unit uses if it meets specified requirements. The City of Newport Beach's Municipal Code does not
address Low Barrier Navigations Centers by definition. A program will be adopted to ensure the City's
development standards allow Low Barrier Navigation Centers By -Right in all zones that permit mixed -uses
and non-residential uses. Policy Action 7A of the Section 4: Housing Plan outlines the City's strategy to
update the Municipal Code in accordance with state legislation.
Plannarl rnmm►Inity 11lictrirrt
The Planned Community (PC) District is intended allow for a coordinated variety of uses and allows
projects to benefit from large-scale community building. PC Districts allowfor greater flexibility and less
restrictive development regulations, while also maintaining compliance with the intent and provisions of
the Zoning Code. The Newport Beach Municipal Code states that a PC District may include various types
of uses given they are consistent with the General Plan through the adoption of a development plan and
text materials that identify land use relationships and associated development standards.
PC Districts allowfor large scale housing projects on land areas no less than 25 acres of unimproved land
area or 10 acres of improved land area; however, the City Council may waive the minimum acreage
requirements. Improved land area refers to parcels of land with existing permanent structures occupying
at least 10 percent of the total PC District. The subject property must be reclassified as a PC District and a
Development Plan must be filed with the City to initiate the development process. The Development
Plans are reviewed by the Director, scheduled for a public hearing before the Planning Commission for a
recommendation, and approved by the City Council. A Planned Community District must alsogo through
an environmental review.
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The Development Plan must contain:
+ Aland use map contain ingthe distribution, location, and extent of uses proposed
+ Land use tables designating permitted uses
+ Development standards
+ Protection measures for landforms and publicviews
+ Sustainable improvement standards
+ Location and extent of essential facilities including circulation and transportation, drainage, energy,
sewage and waste disposal, and water
+ Development standards forconservation, development, and utilization of natural resources
+ A program of implementation measures, programs, regulations, and public works projects
+ A topographical map to illustrate the characterof the terrain and condition of existing vegetation
+ A summary of the relationship between the proposed development plan and the goals, policies, and
actions of the General Plan
Growth Management Measures
Growth management measures are techniques used by a government to regulate the rate, amount, and
type of development. Growth management measures allow cities to grow responsibly and orderly,
however, if overly restricted can produce constraints tothe development of housing, including accessible
and affordable housing.
On November 7, 2000, the Newport Beach electorate approved Measure S. Measure S amended the
Newport Beach City Charter byadding Section 423, which requires voter approval of certain amendments
of the Newport Beach General Plan. Meaning, an amendment shall not take effect unless it has been
submitted to the voters and approved by a majority of those voting on it. Charter Section 423 encourages
the City Council to adopt implementing guidelines that are consistent with its purpose and intent. I n the
case of Charter Section 423, an amendment to the General Plan is defined as any proposed amendment
of the General Plan that is first considered and/ or approved by the City Council subsequent to December
15, 2000 and that increases the number of peak hour trips (traffic), floor area (intensity), or dwelling units
(density) when compared to the General Plan prior to approval.
_ _ adur(
The City Council determines if an amendment requires voter approval pursuantto Section 423, based on
the following conditions:
+ The Amendment mod if iesthe a I I owed use(s) of the property or area that is the subject of the
Amendment such thatthe proposed use(s)generate(s) more than one hundred morning or evening
peak hour trips than are generated by the allowed use(s) before the Amendment; or
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+ The Amendment authorizes an increase in floorarea forthe property or area that is the subject of the
Amendment that exceeds fortythousand (40,000) square feet when compared to the General Plan
before approval of the Amendment; or
+ The Amendment authorizes an increase in the numberof dwelling units forthe propertyor area that is
the subject of the Amendment that exceeds one hundred (100) dwelling units when compared to the
General Plan before approval of the Amendment; or
+ The increase in morning or evening peak hour trips, floor area or dwelIingunits resulting from the
Amend mentwhen added to eighty percent (80%)ofthe increases in morning or evening peak hour
trips, floor area or dwelling units resulting from Prior Amendments ( see definition in Section( 2)J
exceeds one or more of the voter approval thresholds in Section 423 as specified in Subsection 1, 2 or
3.
If the City Council determines that the Amendment requires voter approval, the City Council then adopts
a resolution calling an election on the Amendment. The City Council schedules the election on the
Amendment at the next regular municipal election (as specified by the City Charter) or at a special election
if the City and the proponent of the Amendment have entered into a written agreement to share the costs
of the special election. The City Attorney then prepares an impartial analysis of the Amendment which
contains information about the Amendment, any related project or land use approval, and the
environmental analysis conducted of the Amendment that will help the electorate make an informed
decision on the Amendment. In the absence of an ordinance or Charter provision that establishes a
procedure for submittal of arguments or rebuttals relative to City measures, the City Council will adopt a
resolution that authorizes the filing of arguments and rebuttals in accordance with the general procedures
specified in the Elections Code.
Charter Section 423 restricts growth throughout the community as it may discourage housing
development projects, and particularly affordable housing projects. Projects subject to Charter Section
423 may require significant capital investment which may yield uncertain election results.
Specific Plans
The purpose of a Specific Plan is to implement the goals and objectives of a city's General Plan in a more
focused and detailed mannerthat is area and project specific. The Specific Plan promotes consistence and
an enhanced aesthetic level throughout the project community. Specific Plans contain their own
development standards and requirements that maybe more restrictive than those defined for the city as
a whole.
Banta dna 14,oinht-
The Santa Ana Heights Community is located to the north of Newport Beach between East Side Costa
Mesa and the Upper Newport Bay. The area was previously within County of Orange's permitting
jurisdiction and the redevelopment project area was designated to eliminate blight. The land has since
been annexed into Newport Beach.
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The principal objectives of the Santa Ana Heights Specific Plan include:
+ Encourage the upgrading of existing residential neighborhoods and business development areas
+ Ensure well-planned business parkand commercial developments which are adequately bufferedfrom
adjacent residential neighborhoods
+ Encourage the consolidation of smaller contiguous lots in the business park area
+ Ensure that business park and residential traffic are separated to the maximum extent possible, while
minimizing impact upon existing parcels
+ Ensure adequate provision of publicworks facilities as development occurs
+ Enhance equestrian opportunitieswith the residential equestrian neighborhood
+ Enhance the overall aesthetic character of the community
The Santa Ana Heights Specific Plan identifies design and landscaping guidelines in Section 20.90.030 of
the Newport Beach Zoning Code; the development standards are provided in Table 3-4. Table 3-6 also
identifies the housing types permitted in each zoning district. Zoning district designations within the
project area include the following:
+ Open Space and Recreational District: SP -7 (OS/R- Open Space and Recreational District is intended
to establish the long-term use and viability of the Newport Beach Golf Course.
+ Residential Equestrian District: SP -7 (REQ) Residential Equestrian District is intendedto provideforthe
development and maintenance of a single -unit residential neighborhood in conjunction with limited
equestrian uses.Thezoning district is intendedto maintain a rural characterwith an equestrian theme.
+ Residential Kennel District: SP -7 (RK) - Residential Kennel District is intended to provide for the
development of a single -unit residential neighborhood in conjunction with commercial kennel
businesses.
+ Residential Single -Family District: SP -7 (RSF) - Residential Single -Family District is intended to provide
for the development of medium density single -unit detached residential neighborhoods. Permitted uses
should complementand be compatiblewith residential neighborhoods.
+ Residential Multiple -Family District: SP -7 (RMF) - Residential Multiple -Family District is intended to
provide for the development of high-density multi -unit residential neighborhoods with a moderate
amount of open space. Permitted uses should complement and be compatible with residential
neighborhoods.
+ Horticultural Nursery District: SP-7(HN) - Horticultural NurseryDistrict is intended to ensurethe long-
term use and viability of the horticultural nursery uses located along Orchard Drive in the western
section of Santa Ana Heights.
+ General Commercial District: SP -7 (GC) - General Commercial District is intended to provide regulations
for the commercial areas along South Bristol Street and ensure the continuation of commercial uses
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which offer a wide range of goods and services to both the surrounding residential and business
communities. This district is intendedto promotethe upgraded aestheticimage of the community and
reduceconflicts between commercial and residential uses.
+ Business Park District: SP-7(BP) -Business Park District is intended to provide for the development and
maintenance of professional and administrative offices, commercial uses, specific uses related to
product development, and limited lightindustrial uses. The district shall protectthe adjacent residential
uses through regulation of building mass and height, landscape buffers, and architectural design
features.
+ Professional and Administrative Office District: SP -7 (PA) - Professional and Administrative Office
District is intended to provide for the development of moderate intensity professional and
administrative office uses and related uses on sites with large landscaped open spaces and off-street
parking facilities. This district is intended to be located along heavily trafficked streets or adjacent to
commercial or industrial districts. This district may also be used to buffer residential areas.
+ Professional, Administrative, and Commercial Consolidation District: SP -7 (PACC) - Professional,
Administrative, and Commercial Consolidation District is intended to provide for the development of
professional and administrative office uses and commercial uses on lots located between South Bristol
Street and Zenith Avenue in a mannerwhich ensures lot consolidation and vehicular access to and from
South Bristol Street.
+ Planned Development Combining District (PD) - Planned Development Combining District is intended
to provide a method for land to be developed using design features which take advantage of modern
site planning techniques to produce an integrated development project amongst existing and potential
developmentof the surrounding neighborhoods.
Housing for Persons with Disabilities
Both the Federal Fair Housing Act and the California Fair Employment and Housing Act direct local
governments to make reasonable accommodations (that is, modifications or exceptions) to their zoning
laws and other land use regulations when such accommodations may be necessaryto afford disabled
persons an equal opportunity to use and enjoy a dwelling.
The Housing Element Update must also include programs that remove constraints or provide reasonable
accommodations for housing designed for persons with disabilities. The analysis of constraints must touch
upon each of three general categories: 1) zoning/land use; 2) permit and processing procedures; and 3)
building codes and other factors, including design, location and discrimination, which could limit the
availability of housing for disabled persons.
Reasonable Accommodation
Reasonable accommodation in the land use and zoning context means providing individuals with
disabilities or developers of housing for people with disabilities, flexibility in the application of land use
and zoning and building regulations, policies, practices and procedures, or even waiving certain
requirements, when it is necessaryto eliminate barriers to housing opportunities. For example, it maybe
reasonable to accommodate requests from persons with disabilities to waive a setback requirement or
Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing 3-29
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other standard of the Zoning Code to ensure that homes are accessible for the mobility impaired. Whether
a particular modification is reasonable depends on the circumstances.
The Reasonable Accommodation Chapter of the City's Municipal Code provides a procedure and sets
standards for disabled persons seeking a reasonable accommodation in the provision of housing and is
intended to comply with federal and statefair housing laws. According tothe Reasonable Accommodation
Chapter of the City's Municipal Code, a request for reasonable accommodation may be made by any
person with a disability, their representative, ora developer or provider of housing for individuals with a
disability, and a reasonable accommodation may be approved only for the benefit of one or more
individuals with a disability. Once an applicant requests reasonable accommodation via all appropriate
forms and submittals (as outline in Chapter 20.25.070 of the Newport Beach Municipal Code), the
following actions may be taken by the Hearing Office:
+ The Hearing Officer shall issue a written determination to approve, conditionally approve, or deny a
request for reasonable accommodation, and the associated modification or revocation.
+ The reasonable accommodation request shall be heard with, and subject to, the notice, review,
approval, call for review, and appeal procedures identifiedfor any other discretionary permit.
+ On review the Counci I may sustain, reverse, or modify the decision of the Hearing Officer or remand the
matter for further consideration, which remand shall include specific issues to be considered or a
direction fora de novo hearing.
The written decision to approve or deny a request for reasonable accommodation must be consistent
with all the applicable Federal and State laws and is be based on consideration of the following findings,
all of which are required for approval, the requested accommodation:
+ Is requested by or on the behalf of one or more individuals with a disability protected under the Fair
Housing Laws.
+ Is necessaryto provide one or more individuals with a disability an equal opportunityto use and enjoy
a dwelling.
+ Will not impose an undue financial or administrative burden on the City as "undue financial or
administrative burden" is defined in Fair Housing Laws and interpretive case law.
+ Will not result in a fundamental alteration in the nature of a City program, as "fundamental alteration"
is definedin Fair HousingLawsand interpretive case law; and
+ Will not, under the specific facts of the case, result in a direct threat to the health or safety of other
individuals or substantial physical damage to the property of others.
In making determinizationfor a request for reasonable accommodation, the hearing officer may consider
a variety of factors; factors for consideration by the hearing officer are listed (but limited to) in Chapter
20.52.070 of the Newport Beach Municipal Code. Reasonable accommodation generates practical
opportunity and increased feasibility for the creation of accessible housing and the Newport Beach's City
process is not considered a constraint to the development of housing for all persons.
Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing 3-30
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Definition of Family
A restrictive definition of "family" that limits the number of unrelated persons and differentiates between
related and unrelated individuals living together is inconsistent with the right of privacy established by
the California Constitution. The City's Municipal Code defines "family" as one or more persons living
together as a single housekeeping unit in a dwelling unit. The Code also defines a single housekeeping unit
as the functional equivalent of a traditional family, whose members are an interactive group of persons
jointly occupying a single dwelling unit, including the joint use of and responsibility for common areas,
and sharing household activities and responsibilities (e.g., meals, chores, household maintenance,
expenses, etc.) and where, ifthe unit is rented, all adult residents have chosen tojointly occupy the entire
premises of the dwelling unit, under a single written lease with joint use and responsibility for the
premises, and the makeup of the household occupying the unit is determined by the residents of the unit
ratherthanthe landlord or property manager. The City's definition of family does not limit the number of
unrelated persons living together, however the definition for single housekeeping unit, as it relates to
family, may require an update by the Cityas it considers a unit the equivalent to a traditional family.
Development Fees
Residential developers are subject to a variety of permitting, development, and impact fees in order to
access services and facilities as allowed by State law. The additional cost to develop, maintain, and
improve housing due todevelopment fees result in increased housing unit cost, andtherefore is generally
considered a constraint to housing development. However, fees are necessary to provide planning and
public services in Newport Beach.
The location of projects and housing type result in varying degrees of development fees. The presumed
total cost of development is alsocontingent on the project meeting city policies and regulations and the
circumstances involved in a particular development project application. Table 3-10 provides the planning
and land use fees assessed by City of Newport Beach and Table 3-11 provides the engineering and
development services fees required for development projects.
Estimated total development and impact fees for a typical single -unit residential project, assuming it is
not part of a subdivision and is consistent with existing city policies and regulations can range from
$41,613 to $45,593. Estimated total development and Impact fees for a typical multi -unit residential
project with ten units, assuming it is consistent with existing City policies and regulations range from
$311,256 to $316,236.
These estimates are illustrative in nature and that actual costs are contingent upon unique circumstance
inherent in individual development project applications. Considering the high cost of land in Newport, and
the International Code Council (ICC) estimates for cost of labor and materials, the combined costs of
permits and fees range from approximately 1.04 percent to 1.14 percent of the direct cost of development
for a single -unit residential project and 1.44 percent to 1.5 percent for a multi -unit residential project.
Direct costs do not include, landscaping, connection fees, on/off-site improvements, shell construction or
amenities, therefore the percentage of development and impact fees charged by the City may be smaller
if all direct and indirect costs are included.
Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing 3-31
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Table 3-10: Planning and Land Use Fees
Type
Fee
Deposit
Hourly
Rate
Amateur Radio and Satellite Dish Antenna Permit
$1,379
Amendment—General Plan
--
$7,500
$239
Amendment — Local Coast Program
--
$3,300
$239
Amendment — Planned Community
--
$7,500
$239
Amendment—Zoning Code
--
$7,500
$239
Appeals to City Council
$1,715
--
--
Appeals to Planning Commission
$1,715
--
--
Approval in Concept Permit
$839
--
--
Certificate of compliance $358 + $12 County
$370
--
--
Coastal Development Permit/ Parcel Map Bundle
$2,974
--
--
Coastal Development Permit Waiver / Initial Review
$1,085
--
--
Compliance Letters/ Minor Records Research
$382
--
--
Comprehensive/ Heritage/ Innovative Sign Program
$1,841
--
--
Condominium Conversion Permit
$1,325
--
--
Development Agreement
--
$10,000
$239
Development Agreement Annual Review
$1,367
--
--
Director/ Staff Approval
$961
--
--
Extensions of Time (except Abatement Period)
$168
--
--
Environmental Documents
--
--
$166
Heritage Sign Review
--
--
$166
In -Lieu Parking
--
--
$150
Limited Term Permit — Less than 90 Days
$592
--
--
Limited Term Permit — More than 90 Days
$1,994
--
--
Limited Term Permit — Seasonal
$274
--
--
Lot Line Adjustment
$2,065
--
--
Lot Merger
$2,065
--
--
Modification Permit
$2,934
--
--
Nonconforming Abatement Period Extension
$611
--
--
Operators License—Application
$897
--
--
Operators License—Appeal
$853
--
--
Planned Community Development Plan
--
$10,000
$239
Planned Development Permit
$5,518
--
--
Preliminary Application for Residential Development
$760
--
--
Public Noticing Costs
$497
--
Site Development Review— Major
$5,219
--
Site Development Review— Minor
$2,970
--
--
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Table 3-10: Planning and Land Use Fees
Type
Fee
Deposit
Hourly
Rate
Subdivision Parcel Map
$2,069
--
--
Subdivision Tentative/Vesting Tract Map
$5,139
--
--
Temporary Banner Permit ($50 +$1 Recorded Management
Fee)
$51
0.06% of Construction Cost
Disabled Access Compliance Review
Transferof Development Rights
$3,857
--
Grading Plan Review of Complex Projects by Consultant
Use Permit — Conditional
$5,271
--
Determination of Unreasonable Hardship
Use Permit — Minor
$2,970
--
--
Variance
$4,637
--
--
Zoning Plan Check
--
--
$185
Sources: City of Newport Beach Planning Division Fee Schedule (Effective 0810812020 per Council Resolution 2020-29).
Table 3-11: Engineering and Development Services Fees
Plan Review
Type
Fee
Preliminary Plan Review
$179
Plan Check Hourly Rate
$146
Additional Plan Reviewand Rechecks in Excess oft
$146
Plan Review
$72% of Building Permit Fee
Repetitive Plan Review
$25 of Plan Check Fee
Energy Compliance Review
0.06% of Construction Cost
Disabled Access Compliance Review
0.1%of Construction Cost
Grading Plan Review by City Staff
72% of Grading Permit Fee
Grading Plan Review of Complex Projects by Consultant
120% of Consultant Fee
Solar Systems Up to and Including 3KW
$135
Determination of Unreasonable Hardship
$248
Electrical Plan Review
72% of Total Permit Fee
Mechanical Plan Review
72% of Total Permit Fee
Plumbing Plan Review
72% of Total Permit Fee
Drainage Plan Review for Alterationto Drainage
$247
Water Quality Management Plan Review (Commercial Projects)
$873
Water Quality Management Inspections (Commercial Projects)
$1,206
Water Quality Management Plan Review/Inspections Building
Fee (Residential Projects)
$625
Water Quality Management Plan Review/Inspection Check Fee
(Residential Projects)
$448
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Table 3-11: Engineering and Development Services Fees
Plan Review
Type
Fee
Overtime Plan Review
1.75X regularplan checkfees
($271 minimum)
Plan Check Extension
$53
Harbor Construction
72% of Permit Fee
Waste Management Administration Fee
$16
Sources: City of Newport Beach Master Fee Schedule (2011)
Impact Fees
Impact fees are assessed on a case-by-case bases depending on the proposed use, location, and density.
Impact fees ensure adequate maintenance and provision of public facilities and services to the project
and include transportation, school, park and open space, waste management, sewage, and water. Table
3-12 provides the fees calculated based on land use in Newport Beach.
Table 3-12: Development Impact fees
Use Fee
Transportation (Fair Share)
Single -Unit Development $2,482/unit
Residential -Medium Density $1,9412/unit
Apartment $1,4672/unit
Elderly Residential $9032/unit
Mobile Home $1,3542/unit
Nursing/ Convalescent Home $6092/unit
School Impact Fee
N-MUSD Residential Developer Fee $1.84/sq.ft.(l)
Park Dedication
Park Dedication $30,217/unit
San Joaquin Transportation CorridorAgency (TCA)— ZoneA (2)
Single Unit
$6,056/unit
Multi -Unit
$3,536/unit
San Joaquin Transportation CorridorAgency (TCA) —Zone B(2)
Single Unit
$4,310/unit
Multi -Unit
I $2,513/unit
Sources: City of Newport Beach Planning Division Fee Schedule (Effective
08108/2020 per Council Resolution 2020-29), Resolution No. 2020-95.
Newport -Mesa Unified School District Developer Fees
Notes:
(1) Addition under 500 sq.ft. maybe exempt
(2) Effective July 1, 2020—June 30, 2021. The fee rate schedule increases by
2.667% each year on July 1St
Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing
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On -/Off -Site Improvements
Site improvements in the City consist of those typically associated with development for on-site
improvements (street frontage improvements, curbs, gutters, sewer/water, and sidewalks), and off-site
improvements caused by project impacts (drainage, parks, traffic, schools, and sewer/water). Thus, these
are costs that may influence the sale or rental price of housing. Because residential development cannot
take place without the addition of adequate infrastructure, site improvement requirements are
considered a regular component of development of housing within the City. Majority of cost associated
with on and off-site improvements is undertaken by the Cityand recovered in the City's development and
impact fees.
The City's construction codes are based upon the California Code of Regulations, Title 24 that includes the
California Administrative Code, Building Code, Residential Code, Electrical Code, Mechanical Code,
Plumbing Code, Energy Code, Historical Building Code, Fire Code, Existing Building Code, Green Building
Standards Code, and California Referenced Standards Code. They are the minimum necessaryto protect
the public health, safetyand welfare of the City's residents. In compliance with State law, the California
Building Standards Code is revised and updated every three (3) years. The newest edition of the California
Building Standards Code is the 2019 edition with an effective date of January 1, 2020. The Citystrives to
provide reasonable accommodation for persons with disabilities in the enforcement of building codes and
the issuance of building permits.
Code enforcement is conducted by the City and is based on systematic enforcement in areas of concern
and on a complaint basis throughout the city. The Code Enforcement Division works with property owners
and renters to assist in meeting state health and safety codes. The Code Compliance Department
investigates complaints regarding violations of the Newport Beach Municipal Codes. The following are
frequent enforcement items:
+ Hazardous property conditions
+ Overgrown vegetation
+ Housing Code violations (broken windows, peeling paint)
+ Inoperable and abandoned vehicles on private property
+ Signs, including signs in public right-of-way and signs without permits
+ Solid Waste (earlyset-outofcontainers, inadequate containers, illegal dumping)
+ Water quality and conservation
+ Zoning requirements, (i.e. illegal dwelling units and use requirements)
Local Processing and Permit Procedures
The processing time needed to obtain development permits and required approvals is commonly cited by
the development community as a prime contributor to the high cost of housing. Depending on the
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magnitude and complexity of the development proposal, the time that elapses from application submittal
to project approval mayvary considerably. Factors that can affect the length of development review on a
proposed project include the completeness of the development application and the responsiveness of
developers to staff comments and requests for information. Approval times are substantially lengthened
for projects that are not exempt from the California Environmental Quality Act (CEQA), require rezoning
or general plan amendments, encounter community opposition, or are appealed to or require approval
from the Coastal Commission. Applicants for all permits or reviews are recommended to request a
preapplication conference with the respective department to achieve the following:
+ I nformthe a pp I icant of City requirements as they a p ply to the proposed project.
+ Review the City's review process, possible project alternatives or revisions; and
+ Identify information and materials the City wi I I require with the app I ication, and any necessary technical
studies and information relatingto the environmental review of the project
All applicable fees relatedto permits and reviews are established by the City Council and can be found in
the City's Master fee schedule (Tables 3-10 and 3-11). All applications are first reviewed for completeness,
discretionary applications require the respective department to provides a written report and
recommendation, applications arethen subjectto review bythe appropriate authority. Table 3-13 below
identifies the reviewauthority responsiblefor reviewing and making decisions on eachtype of application
required by the Newport Beach Zoning Code. Permit review procedures for residential developments in
the City of Newport Beach are outlined below.
Table 3-13: Review Authority for Permit Application
Role of Review Authority'
Applicable Code
Director
Zoning
Hearing
Commission
CounCi12
Type of Action
Chapter/Section
Administrator
Officer
Administrative and Legislative
Interpretations
Section 20.12.020
Determination
--
--
Appeal
Appeal
Planned
Chapter 20.56
--
--
--
Recommend
Decision
Communities
Specific Plans
Chapter 20.58
--
--
--
Recommend
Decision
Zoning Code
Chapter 20.66
--
--
--
Recommend
Decision
Amendments
Zoning Map
Chapter 20.66
--
--
--
Recommend
Decision
Amendments
Permits and Approvals
Conditional Use
Section 20.52.020
--
--
--
Decision
Appeal
Permits
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Table 3-13: Review Authority for Permit Application
Role of Review Authority'
Applicable Code
Director
Zoning
Hearing
Commission
CounCi12
Type of Action
Chapter/Section
AdministratorOfficer
Conditional Use
Permits—Residential
Section 20.52.030
--
--
Decision
--
Appeal
Zones HO
Minor Use Permits
Section 20.52.020
--
Decision 3
--
Appeal
Appeal
Modification Permits
Section 20.52.050
--
Decision
--
Appeal
Appeal
Planned
Development
Section 20.52.060
--
--
--
Decision
Appeal
Permits
Reasonable
Section 20.52.070
--
--
Decision
--
Appeal
Accommodations
Site Development
Section 20.52.080
--
Decision 3
--
Decision
Appeal
Reviews
Variances
Section 20.52.090
--
--
--
Decision
Appeal
Zoning Clearances
Section 20.52.100
Determination
--
--
Appeal
Appeal
Notes:
(1) "Recommend" means that the Commission makes a recommendation to the Council; "Determination" and "Decision"
mean that the review authority makes the final determination or decision on the matter; "Appeal" means that the review
authority may consider and decide upon appeals to the decision of a previous decision-making body, in compliance with
Chapter 20.64 (Appeals).
(2) The Council is the final review authority for all applications in the City.
(3) The Director or Zoning Administrator may defer action and refer the request to the Commission for consideration and final
action.
Source: City of Newport Beach Municipal Code, Chapter 20.50 Permit Application Filing and Processing
Conditional UA- Oer►rr;`- •- E --'.'-. al Zoni-
The purpose and intend of Conditional Use Permits in residential zoning districts, as identified by the
Newport Beach Municipal Code Chapter 20.52.030, is to promote the public health, safety, and welfare
and to implement the goals and policies of the General Plan by ensuring that conditional uses in residential
neighborhoods do not change the character of the neighborhoods as primarily residential communities.
As well as, to protect and implement the recovery and residential integration of the disabled, including
those receiving treatment and counseling in connection with dependency recovery. In doing so, the City
seeks to avoid the over -concentration of residential care facilities so that these facilities are reasonably
dispersed throughout the community and are not congregated or over -concentrated in any particular area
so as to institutionalize that area.
A conditional use permit is required to authorize uses not previously permitted as allowable in the
applicable residential zoning district or in an area where residential uses are provided for in Planned
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Community Districts or specific plan districts. An application for a conditional use permit, meeting all the
requirements outline in Chapter 20.52.030 D, is then reviewed bythe Directorto ensure that the proposal
complies with all applicable requirements. Additionally, all conditional use permit applications require a
public hearing and a public notice of the hearing. The review authority identified in Table 3-9 above is
designated to approve, conditionally approve, or deny applications for conditional use permits in
residential zoning districts.
'CI•., 0_1//PIA/C
The City of Newport Beach identifies the purpose of site development reviews as providing a process for
the review of specific development projects in order to:
+ Ensure consistency with General Plan policies related to the preservation of established community
character, and expectations for high quality development.
+ Respectthe physicaland environmental characteristics of the site.
+ Ensure safe and convenient access and circulation forpedestrians and vehicles.
+ Allowfor and encourage individual identity for specific uses and structures.
+ Encourage the maintenance of distinct neighborhood and/orcommunity identity.
+ Minimize or eliminate negative or undesirable visual impacts.
+ Ensure protection of significant views from public right(s)-of-wayin compliance with Section 20.30.100
(Public View Protection); and
+ Allowfor different levels of review depending on the significanceof the development project.
Site development review is required before the issuance of a building or grading permit for any new
structure. Structures that do not require a site development review (but instead require a zoning
clearance) include, accessory structures, fences and/or walls, reconstruction or exterior remodeling of
existing structures, one to four dwelling units, without a tentative or parcel map, and non-residential up
to a maximum of 9,999 square feet of gross floor area. Site development review and approval is
determined by either the Zoning Administrator or the Planning Commission. Table 3-14 below identifies
the applicable review authorityfor different development types.
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Table3-14: ReviewAuthority and Action for Residential Construction
Role of Review Authority (1) (2)
Zoning Administrator
Planning
Type of Construction Activity
(Minor Review)
Commission
(Major Review)
Residential construction: 5 to 20 dwelling units, without a
Decision
Appeal
tentative or parcel map.
Residential construction: 5 or more dwelling units with a
tentative or parcel map and 21 or more dwelling units,
--
Decision
without a tentative or parcel map.
Residential construction: On a bluff, an increase in the
boundaries of a development area in compliance with the
--
Decision
findings in Section 20.28.040 (Bluff (B) Overlay District).
Mixed-use projects: lto4dwelling units and nonresidential
construction of up to a maximum of 9,999squarefeet of
Decision
Appeal
gross floor area.
Mixed-use projects: 5 or more dwelling units and/or
nonresidential construction of 10,000 square feet or more of
--
Decision
gross floor area.
Source: City of Newport Beach Municipal Code
A site development review is initiated when the Department receives a complete application package
including the required information and materials specified bythe Directorand any additional information
required by the applicable review authority in order to conduct a thorough review of the project. Upon
receipt of a complete application the applicable review authority shall conduct a review of the location,
design, site plan configuration, and effect of the proposed project on adjacent properties by comparing
the project plans to established development standards and adopted criteria and policies applicable to
the use or structure. The following criteria shall be considered during the review of a site development
review application:
+ Comp I iance with this section, the General Plan, this Zoning Code, any a pplicablespecific plan, and other
applicable criteria and policies related to the use or structure.
+ The efficient arrangement of structures on the site and the harmonious relationship of the structures
to one anotherandto otheradjacentdevelopments; and whetherthe relationship is basedon standards
of good design.
+ The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent
developments and public areas.
+ The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles,
driveways,and parkingand loadingspaces.
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+ The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant
and irrigation materials; and
+ The protection of significant views from public right(s)-of-way and compliance with Section 20.30.100
(Public View Protection).
All site development reviews require a public hearing and a notice of the hearing. The review authority
may approve or conditionally approve a site development review application.
7nninrf f`1o!3ri2nrr
A Zoning clearance is the procedure used by the City to verify that a proposed use or structure complies
with the activities allowed in the applicable zoning district and the development standards and other
provisions of the City's Zoning Code. A zoning clearance is required as a prerequisite to establishing a
structure for the following:
• Before the initiation or commencement of any use of land not requiring the construction of a
structure.
• Whenever a use is proposed to be changed, whether or not the new use involves a new lessee,
operator, or owner, a zoning clearance shall be obtained.
• Before the City issues a new or modified building permit, grading permit, or other construction -
related permit required for the alteration, construction, modification, moving, or reconstruction
of any structure.
The Department may issue the zoning clearance after first determining that the request complies with all
Zoning Code provisions and other adopted criteria and policies applicable to the proposed use or
structure. An approval may be in the form of a stamp, signature, or other official notation on approved
plans, a letter to the applicant, or other certification, at the discretion of the Director. Review authority
for Zoning Clearances is stated in Table 3-11 above.
z. Infrastructure Constraints
Another factor that could constrain new residential construction is the requirement and cost to provide
adequate infrastructure (major and local streets; water and sewer lines; and street lighting) needed to
serve new residential development. In most cases, where new infrastructure is required, it is funded by
the developer and then dedicated to the City, which is then responsible for its maintenance. Because the
cost of these facilities is generally borne by developers, it increases the cost of new construction, with
much of that increased cost often "passed on" in as part of home rental or sales rates.
The Utilities Department oversees, manages, and maintains the water, wastewater (sewer), storm drain
and tidal valve system, street sweeping, streetlights and oil and gas operations for the City of Newport
Beach. The City has water, sewer and dry utilities that exist or are planned to accommodate residential
development in the community. As the City is essentially built out, the infrastructure in place is designed
and located to accommodate potential for additional housing identified for the 61" Cycle Housing Element.
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Dry Utilities
Dry utilities are the installation of the electric, telephone, TV, internet, and gas in a community. Of the
utilities, the City must plan to provide the necessary resources, such as electric and gas, to increased
households from 2021-2029, as projected by the RHNAallocation.
Southern California Edison (SCE) is the electrical service provider for the City of Newport Beach. SCE is
regulated by the California Public Utilities Commission (CPUC) and the Federal Energy Regulatory
Commission (FERC) and includes 50,000 square miles of SCE service area across Central, Coastal, and
Southern California. The SCE reliability report identifies the reliability of electricity services tothe Cityand
identifies any dependability issues that exist in the City. There are 52 circuits that serve the City of
Newport Beach, in total the 52 circuits serve 77,199 customers. SCE measure reliability by three
categories:
+ System Average Interruption Duration Index (SAIDI)—totaIminutes every SCEcustomerwas without
power due to sustained power outage (outage> S minutes) divided by total number of customers
+ System Average Interruption Frequency Duration Index (SAIFI) — Number of sustained customer
outages experienced by all SCE customersdivided by total number of customers
+ CustomerAverageInterruptionDurationIndex(MAIFI)— System average inter ruptionduration index
divided by system average interruption frequency index
Overall, the City of Newport Beach experience relatively low interruptions compared to the overall service
provided to all SCE customers, displayed in Figure 3-1.
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Figure 3-1: Reliability History of Circuits Serving Newport Beach (No Exclusions)
2016
200.0
150.0 134.5
SAIDI L18A
(average 100.0
minutes of
sustained
interruptions) 50.0
SA IR
(average
frequency of
sustained
interruptions)
M UR
(average
frequency of
momentary
interruptions)
0.0
1.4
1.2
1.0
0.8
0.5
0.4
0.2
0.0
2.0
1.5
1.0
0.5
0.0
2017 2018 2014
317
139.7 136.8
d
144.8
85.0
Source: Southern California Edison, Reliability Reports, Newport Beach 2020
r
■ Newport Beach
■ SCE SYSTEMWIDE
—Exodusions" are days which
utilities are allowed to
remove from their metrics
because the outages on
those days were caused by
acts of nature.
"Data is as of 0211M2020, data
can be slightly different due to
outage data validation process
SCE will continue to provide adequate services to the City of Newport Beach including increased
household growth as projected by the City's RHNAallocation.
Natural Gas
Southern California Gas Company provides natural gas services to the City of Newport Beach. SoCal Gas
is a gas -only utility and, in addition to serving the residential, commercial, and industrial markets, provides
gas for enhanced oil recovery (EOR) and EG customers in Southern California. The SoCal Gas 2020 utility
report projects total gas demand to decline at an annual rate of 1 percent from 2020-2035. From 2020-
2035, residential demand is expected to decline from 230 Bcf to 198 Bcf. The decline is approximately 1
percent per year, on average. The decline is due to declining use per meter—primarily driven by very
aggressive energy efficiency goa Is and associated programs— offsetting new metergrowth.1
SoCalGas engages in several energy efficiency and conservation programs designed to help customers
identify and implement ways to benefit environmentally and financially from energy efficiency
investments. Programs administered by SoCalGas include services that help customers evaluate their
energy efficiency options and adopt recommended solutions, as well as simple equipment -retrofit
improvements, such as rebates for new hot water heaters. Additionally, the City of Newport Beach
1 SoCal Gas 2020 Calif omia Gas report, Prepared in Compliance with California Public Utilities Commission Decision
D .95-01-039
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employs programs for energy and utility conservation, outline below in Section 3: Housing Resources,
Opportunities for Energy Conservation.
Water Supply
The City of Newport Beach Utilities Department currently serves a population of over 86,000 within a
service area of approximately fifty square miles. The Department is responsible for providing a safe and
reliable source of water to approximately 26,200 active connections and delivering approximately 13,500 -
acre feet (AF) of water per year on average .2 The City's distribution system consists of approximately 300
miles of distribution pipelines and is divided into five main pressure zones: Zone 1 through Zone 5 with 16
minor zones. Zones 1 and 2 are the largest and cover most of the system demands. Zones 3, 4 and 5 are
smaller pumped zones. The system infrastructure consists of four wells, three storage reservoirs, five
pump stations and 43 pressure reducing stations (PRS) that manage pressure across the system .3
The City of Newport Beach water division is separated into four sections: water maintenance and repair,
water production, water quality, and water system services, each department's duties are outlined below.
Togetherthe division is responsible for providing a safe and reliable source of water.
Newnnrt Reach Wafter Snurr-e
The City receives its water from several sources, local groundwater from the Lower Santa Ana River
Groundwater Basin, imported water purchased from the Municipal Water District of Orange County
(MWDOC), and recycled water purchased from Orange County Water District (OCWD). Most of the City's
water supply is groundwater, pumped from four wells within the Cityof Fountain Valley. Imported water
is treated at the Diemer Filtration Plant operated bythe Metropolitan Water District of Southern California
(Metropolitan). The City is not capable of treating water to produce reclaimed water but purchases water
from OCWD through the Green Acres Project. 4
Water Maintenance and Repair
Water Maintenance & Repair is responsible for the maintenance and operation of the City's water mains
and valves that are located underground.
Water Production
Water Production operates, maintains, and disinfects the City of Newport Beach's water supply. The
division operates two well sites which produce groundwater from the Orange County Basin as well as
three water reservoirs to receive, store and distribute the City's water. Other water facilities that assist in
the distribution and treatment process include: five water pumpstations, five Metropolitan Water District
interconnections, and 42 water pressure regulating stations. Water Production also manages SCADA
(Supervisory Control and Data Acquisition) which monitors and controls the pumps in the City's water
wastewater and gas systems.
2 City of Newport Beach, Water rate Study, 2019
3 City of Newport Beach, Water Master Plan, 2019
4 City of Newport Beach, Urban Water Management Plan (2015)
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Big Canyon Reservoirs
Located at 3300 Pacific View Drive in Corona Del Mar. The Big Canyon Reservoir is the largest Cityowned
reservoir with a capacity of 600 -acre foot or 195 million gallons. Built in 1958 this reservoir was the
primary water supply for Newport for many years. Although the reservoir does have the ability to supply
water to the entire service area the reservoir is primarily used as a storage reservoir and supply to the
City's higher -pressure zones.
Spyglass Hill Reservoir
Located under the Spyglass Reservoir park at the end of Muir Beach Circle in Spyglass is the 1.5 -million -
gallon concrete reservoir. Built in the 1970s to supply the surrounding community this 101 -foot diameter
and 27 -foot -deep reservoir is under the playground park. Large concrete support columns and thick
concrete roof and walls support this reservoir.
16th Street Reservoir
Located at the Utilities Yard at 949 West 16th Street in Newport Beach the newest of our reservoirs is a
3 -million -gallon underground concrete reservoir. Built in 1996 as part of the City's ground water project,
this reservoir receives well water from ourfour Cityowned wells in Fountain Valley. This reservoir supplies
watertothe 16th Street pump stationthat can pump up to 12,000gallons per minute into our distribution
system. Excess water not used in the system is stored in the Big Canyon Reservoir in Corona Del Mar.
water duality
The City of Newport Beach Utilities Department is responsible for providing residents with a reliable, safe,
clean, potable, and domestic water supply. Newport Beach's drinking water is safe for drinking. It meets
or exceeds all Federal and California water quality standards, which are the most stringent standards of
any state in the nation. The City's staff continuously monitors the City's water supply and conducts more
than 1,500tests each year on potable water drawn from different sampling points along our distribution
system.
Water System Services assists City of Newport Beach customers with any questions regarding water
quality, water pressure, consumption usage, any concern with water meters, leak detection, utilities
inspections and underground utility locating. The City's Water Systems Services webpage provides tips
and information for proper water systems care for property owners as well as additional resources.
WastPwatPr
Wastewater is responsible for the collection of residential and commercial wastewater. This Division has
three sub -sections: Pump Station Operation, Cleaning Operation and Construction Operation. These three
sub -sections provide service relating to pump station repair and maintenance, sewer main, lateral and
manhole cleaning, sewer blockage and odor, and sewer main and lateral breaks and repairs.
The City's Wastewater department is responsiblefor203 miles if sewer pipe, 120 miles of sewer laterals,
approximately 5,000 manholes, 21 pump stations, and five miles of force mains. The City's 2019 Sewer
System Management Plan states the department's main goals to include the following:
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+ Maintain uninterrupted sewage flow without health hazard, effluent leakage, or water infiltration and
inflow.
+ Operate a sanitary sewer system that meets aIIregulatory requirements.
+ Avoid sanitary sewer overflows and respond to sanitary sewer overflows quickly and mitigate any
impactof the overflow.
+ Maintain standards and specifications for the installation of new wastewater systems.
+ Verify the wastewater collection system has adequate capacityto convey sewage during peak flows.
+ Provide training for Wastewater Collection staff.
+ Maintain the Fats, Oil, and Grease program (FOG program) to limit fats, oils, grease, and other debris
that may cause blockages in the wastewater collection system.
+ Identify and prioritize structural deficiencies and implement short-term and long-term maintenance and
rehabilitation actions to address each deficiency.
+ Meetall applicable regulatory notificationand reporting requirements.
+ Provide excellent customer service through efficient system operation and effective communication
strategies.
The Orange County Sanitation District (OCSD)provides sanitation services to the City of Newport Beach.
In 2013, the sanitation district began a construction program to rehabilitate the OCSD's regional sewers
in the City. The program ran through 2018 and consisted of five construction projects, including:
+ Dover Drive Trunk Sewer Relief (5-63): The Dover Drive Trunk sewer runs between Irvine Blvd. and
Coast Highway and is in poor condition. The existing sewer pipeline also does not have efficient hydraulic
capacity to handle the wastewater flow and must therefore be replaced with a larger pipeline. OCSD
will also relocate a city waterline to reduce the level of impact for the community by eliminating the
need for a secondary project in the area.
+ Balboa Trunk Sewer Rehabilitation (5-47): This project will rehabilitate the existing Balboa Trunk sewer
along Newport Blvd. and Balboa Blvd. between A Street and Finley Ave. (See map: between A Street
Pump Station and Lido Pump Station.) The project includes installation of a new protective lining in
approximately 12,600 feet of sewer pipeline.
+ Newport Force Main Rehabilitation (5-60): The Newport Force Main is a critical component of our
sewer system and needsto be rehabilitated. It carries the wastewaterflowfrom various pump stations
to our treatment plant in Huntington Beach. The pipelines are located on Coast Highway stretching past
Dover Dr. to the Bitter Point Pump Station, approximately 1/4 mile north of Superior Ave., which is a
heavily traveled thoroughfare. There are two sewerlines, one on the north side of Coast Highway and
one on the south side which make the rehabilitation more complex.
+ District 6 Trunk Sewer Relief (6-17): The District 6 Trunk sewer runs from Pomona Ave. in the City of
Costa Mesa to Newport Blvd. near Coast Highway inthe City of Newport Beach. This projectwill increase
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the capacity of the existing sewer pipeline to reduce the potential for sewerspills and to properly handle
flows.
+ Southwest Costa Mesa Trunk (6-19): In an effort to improve efficiency in our service area, this project
is looking into the design and construction of anew gravity trunk sewer. This project may lead to the
abandonment of eight Costa Mesa and Newport Beach pump stations to provide more reliable service
to the community
The infrastructure improvements initiated by OCSD from 2013 to 2018 increased overall capacity and
efficiency in the Newport Beach sewer system. The City can accommodate the increase in households as
projected by the City's RHNAallocation.
water Demand
In fiscal year 2014-15, the City's total water demand was approximately 16,033 acre-feet. The City's
potable demand was met through 11,200 acre-feet of groundwater and 4,338 acre-feet of imported
water; the remaining non -potable demand was met through recycled water. The City is projecting over
five percent increase in total potable and non -potable demand in the next 25 years accompanied by a
projected 13 percent population growth.5
The 2015 UWMP found that Metropolitan is able to meet full service demands of its member agencies
with existing supplies out to 2040 during a normal, single -dry, and multiple -dry year scenario. Additionally,
the 2019 Water Master Plan found that though population continues to increase over the past ten years,
total water demand has decreased. The 10 -year average annual demand for 2007-2016 (15,991 AF) is 14
percent less than the 1986-1996 average annual demand (18,626 AF). The City's water infrastructure and
service provider is capable of meeting the water demands of its customers under the same hydrological
conditions out to 2040, this includes all household growth estimated by the City's RHNA allocation.
Fire and Emergency Services
The City of Newport Beach's Fire Department aims to Protect life, property, and the environment with
innovative professionalism and organizational effectiveness using highly trained professionals committed
to unparalleled service excellence. The department has 144 full-time employees and over 200 part-time/
seasonal employees provide 24-hour protection and response to the community's residents, businesses,
and visitors. The department's primarygoals are identified as follows:
• Identify and reduce fire and environmental hazards that may threaten life and property.
• Provide a safe, effective, and expeditious responseto requests for assistance.
• Develop an adequately trained work force to effectively perform their duties.
• Participate in the community development planning process to improve fire and life safety.
• Encourage department personnel to assume leadership roles in the organization.
• Plan for response to natural and man-made disasters that affect the community.
• Educate and train employees and the community to assist them in maintaining a safe
environment.
5 City of Newport Beach, Urban Water Management Plan (2015)
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The department's different divisions and respective duties are outlined below.
moi•-- (lnor�finnc liivicinn
The Fire Operations Division is the largest of four divisions within the Newport Beach Fire Department.
The primary responsibilities of its personnel are life safety, incident stabilization, and the preservation of
property and the environment. The Newport Beach Fire Department operates as an "all risk" emergency
responsible organization responding to the following:
+ Fires
+ Pre -hospital Medical Emergencies
+ Technical Rescues
+ Traffic Accidents
+ Vehicle Extrications
+ Major Flooding
+ Beach Rescues
+ High Rise Incidents
+ Wildland Fires
+ Disaster Operations
+ Hazardous Materials Incidents
The Fire Department staffs eight -fire stations 24/7. The stations are strategically located throughout the
city to provide the quickest and most effective response to the area served, with an average response
time of five minutes. Considering the department's expansive and well-connected nature, as well as the
compactness of the City of Newport, additional housing or new developments would not pose a burden
on the existing Fire Department's fire operations. Therefore, fire operations are not considered a
constraint to the development of housing for all income levels.
The City requires Development Agreements for certain development types within the Airport area to
ensure adequate safety services and ambulance units. Development Agreements include additional fees
for safetyservice operations in the airport area due to current lack of ambulance units. The imposition of
additional fees may pose a constraint tothe development of housing, and particularly affordable housing.
This may result in greater development fees which may subsequently influence the final rental cost of
units or home value.
Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing 3-47
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4FmergencyMedical Services
The goal of the Emergency Medical Services (EMS) Division is to deliverthe highest quality of medical care
to members of the community, regardless of their ability to pay. In total, the City has eight fire stations
that are strategically located to provide the best services the community. Each day there are eight fire
engines, twofire trucks and the three paramedic ambulances in service. The average response time is four
minutes and 22 seconds. The system's design accounts for fewer paramedic ambulances and expects a
nearby fire engine or truck company to arrive on scene first to initiate basic medical care, which at times
can include lifesaving cardio -pulmonary resuscitation or delivering rapid electrical shocks using
automated external defibrillators (AEDs), priorto the arrival of the paramedicteam.
The City of Newport Beach's Lifeguard Division protects up to 10 million beach visitors on Newport
Beach's 6.2 miles of ocean and 2.5 miles of bay beaches, with preventative actions and medical assistance.
Every day of theyear, lifeguards ensure safetyand provide customer service to the visitors on the beach,
boardwalk, piers, and in the ocean.
Police Services
The Cityof Newport Beach's Police Department intends to:
+ Respond positivelyto the Community's needs, desires, and values and in so doingbe recognized as an
extension andreflectionof those we serve.
+ Strive to provide safe and healthy environment for al 1, free from violence and property loss resulting
from criminal acts, and injuries caused by traffic vioIators.
+ Manage inevitable change and welcomethe challengeof future problemswith creative solutions,
which are financially prudentand consistentwith Community values.
The Department's is headed by Chief of Police Jon T. Lewis, who is the 10th Chief of Police in the
department's history, assuming office on March 22, 2016. The Cityof Newport Beach's Police Department
handles a wide array of services and permitting, all services are outlined in detail on the City's Police
Department webpage.
3. Environmental Constraints
Newport Beach is bound by the Pacific Ocean to the West and contains many different natural landscapes
within the City's boundaries. Newport Beach has a variety of coastal features ranging from replenished
beach sands in West Newport, to steep bluffs comprised of sandstone and siltstone to the south of Corona
del Mar. The community, as most of California is, sits along some majorfault traces. The City is susceptible
toseveral potential environmental constraints tothe development of housing, including geologic hazards,
flood hazards, and fire hazards, all are detailed below.
Coastal Hazards
A goal of the California Coastal Act and the City's adopted Local Coastal Program is to assure the priority
for coastal -dependent and coastal -related development over other development in the Coastal Zone. The
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Coastal Act is an umbrella legislation designed to encourage local governments to create Local Coastal
Programs (LCPs) to govern decisions that determine the short- and long-term conservation and use of
coastal resources. The City of Newport Beach's LCP is considered the legislative equivalent of the City's
General Plan for areas within the Coastal Zone. Local Coastal Programs are obligated by statute to be
consistent with the policies of the Coastal Act and protect public access and coastal resources. Over 63
percent of Newport Beach is within the Coastal Zone and subject to the oversight by the California Coastal
Commission.
'__ I -^I Mic^ -4 S%or— Ir,�Iv,.J�fi�.•,
Newport Beach is exposed to a variety of coastal hazards including beach erosion, bluff erosion, and
coastal flooding due to sea level rise (SLR) and storm inundation. The City has a significant amount of land
directly adjacent to surface water that is directly affected by sea level rise and storm inundation. The
effects of SLR on coastal processes, such as shoreline erosion, storm -related flooding and bluff erosion,
have been evaluated using a Coastal Storm Modeling System (CoSMoS), a software tool and multi -agency
effort led by the United States Geological Survey (USGS), to make detailed predictions of coastalflooding
and erosion based on existing and future climate scenarios for Southern California. The mapping results
from CoSMoS provide predictions of shoreline erosion (storm and non -storm), coastal flooding during
extreme events, and bluff erosion for the Cityin community -level coastal planning and decision-making.
A large portion of the City's coastal adjacent land appropriate for development is at risk of tidal flooding.
Land along the coast is vulnerable to shoreline retreat, which is predicted to accelerate with Sea Level
Rise. Long-term shoreline retreat coupled with storm -induced beach erosion has the potential to cause
permanent damage to buildings and infrastructure in these hazard zones. As a result, the City did not
utilize land within the coastal
The Coastal Commission provides direct guidance on how the City of Newport Beach addresses future
land use in consideration of sea level rise. According to the California Coastal Commission Sea Level Rise
Policy Guidance6 , local jurisdictions can "Minimize Coastal Hazards through Planning and Development
Standards" through the following measures applicable to Newport Beach:
+ Design adaptation strategies according to local conditions and existing development patterns, in
accordance with the Coastal Act.
+ Avoid significant coastal hazard risksto new development where feasible.
+ Minimize hazard riskto new development over the life of the authorized development.
+ Minimize coastal hazard risks and resource impacts when making redevelopment decisions.
+ Accountforthe socialand economic needs of the peopleof the state include environmental justice,
assure priorityfor coastal-dependentand coastal -related develop over other development
The Coastal Commission has also prepared a Draft Coastal Adaptation Planning Guidance: Residential
Development (dated March 2018), which will serve as the Coastal Commission's policy guidance on sea
6 California Coastal Commission Sea Level Rise Policy Guidance, 2018 Science Update
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level rise adaptation for residential development to help facilitate planning for resilient shorelines while
protecting coastal resources in LCPs
Geologic Hazards
According to the Newport Beach Safety Element, the geologic diversity of Newport Beach is strongly
related to tectonic movement along the San Andreas Fault and its broad zone of subsidiary faults. This,
along with sea level fluctuations related to changes in climate, has resulted in a landscape that is also
diverse in geologic hazards. Geologic hazards are generally defined as surficial earth processes that have
the potential to cause loss or harm to the community or the environment. Specific geologic hazards that
may affect the development of housing in the City are detailed below.
Slone Failures
Slope failures often occur as elements of interrelated natural hazards in which one event triggers a
secondary event such as a storm -induced mudflow. Slope failure can occur on natural and man-made
slopes. The City's remaining natural hillsides and coastal bluff areas are generally vulnerable to slope
failures that include: San Joaquin Hills; and bluffs along Upper Newport Bay, Newport Harbor, and the
Pacific Ocean. Despite the abundance of landslides and new development in the San Joaquin Hills, damage
from slope failures in Newport Beach has been small which maybe attributed to the development of strict
hillside grading ordinances, sound project design that avoid severely hazardous areas, soil engineering
practices, and effective agencyreview of hillside grading projects.
Seismic Hazards
The Cityof Newport Beach is located in the northern part of the Peninsular Ranges Province, an area that
is exposed to risk from multiple earthquake fault zones. The City of Newport Beach Safety Element
determines that the highest risks originate from the Newport -Inglewood fault zone, the Whittier fault
zone, the San Joaquin Hills fault zone, and the Elysian Parkfault zone. Each of the aforementioned zones
have the potential to cause moderate to large earthquakes that would cause ground shaking in Newport
Beachand nearby communities. Earthquake -triggered geologic effects alsoinclude surfacefault rupture,
landslides, liquefaction, subsidence, and seiches. Specific hazards associated with seismic hazards, which
can potentially be determined as a constraint to development aredetailed below.
Liquefaction
Strong ground shaking can result in liquefaction. Liquefaction, a geologic process that causes ground
failure, typically occurs in loose, saturated sediments primarily of sandy composition. According to the
Newport Beach Safety Element, the areas of Newport Beach susceptible to liquefaction and related
ground failure (i.e. seismica llyinduced settlement) include areas along the coastlinethat includes Balboa
Peninsula, in and around the Newport Bayand Upper Newport Bay, in the lower reaches ofmajorstreams
in Newport Beach, and in the floodplain of the Santa Ana River. It is likely that residentialor commercial
development will never occur in many of the other liquefiable areas, such as Upper Newport Bay, the
Newport Coast beaches, and the bottoms of stream channels.
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Seismically Induced Slop Failure
Strong ground motions can also worsen existing unstable slope conditions, particularly if coupled with
saturated ground conditions. Seismically induced landslides can overrun structures, people or property,
sever utility lines, and block roads, thereby hindering rescue operations after an earthquake. Much of the
area in eastern Newport Beach has been identified as vulnerable to seismically induced slope failure.
Approximately 90 percent of the land from Los Trancos Canyon to State Park boundary is mapped as
susceptible to land sliding by the California Geologic Survey. Additionally, the sedimentary bedrock that
crops out in the San Joaquin Hills is locally highly weathered. In steep areas, strong ground shaking can
cause slides or rockfalls in this material. Rupture along the Newport Inglewood Fault Zone and otherfaults
in Southern California could reactivate existing landslides and cause new slope failures throughout the
San Joaquin Hills. Slope failures can also be expected to occur along stream banks and coastal bluffs, such
as Big Canyon, around San Joaquin Reservoir, Newport and Upper Newport Bays, and Corona del Mar.
Flood Hazards
The City of Newport Beach and surrounding areas are, like mostof Southern California, subject to
unpredictable seasonal rainfall, and every few years the region is subjected to periods of intense and
sustained precipitation that result in flooding. Flooding can be a destructive natural hazard and is a
recurring event. A flood is any relatively high streamflow overtopping the natural or artificial banks in any
reach of a stream. Flood hazards in Newport Beach can be classified into two general categories: flash
flooding from small, natural channels; and more moderate and sustained flooding from the Santa Ana
River and San Diego Creek. The Cityof Newport Beach's Safety Element Identifies 100 -year and 500 -year
flood zones in the City. Federal Emergency Management Agency (FEMA) flood zones a re geogra phic areas
that the FEMA has defined according to varying levels of flood risk. Each zone reflects the severityor type
of flooding in the area .7 The 100 -year flood zone are areas with a one percent annual chance of flooding,
the500-yearflood zones are areas with a 0.2 percent annual chance of flooding.
The 100- and 500 -year flood zones include the low-lying areas in West Newport at the base of the bluffs,
the coastal areas which surround Newport Bay and all low-lying areas adjacent to Upper Newport Bay.
100- and 500- yearflooding is also anticipated to occur along the lower reaches of Coyote Canyon, in the
lower reaches of San Diego Creek and the Santa Ana Delhi Channel, and in a portion of Buck Gully. The
City also recentlyworked with FEMAto revise proposed flood hazards maps, in which FEMA removed over
2,700 properties from flood zones. Most flooding along these second- and third -order streams is not
expectedto impact significant development. However, flooding in the coastal areas of the Citywill impact
residential and commercial zones along West Newport, the Balboa Peninsula and Balboa Island and the
seaward side of Pacific Coast Highway. s
With increased development, there is also an increase in impervious surfaces, such as asphalt. Waterthat
used to be absorbed into the ground becomes runoff to downstream areas. However, various flood
control measures help mitigateflood damage in the City, including reservoirs in the San Joaquin Hills and
7 FEMA Flood Zone Designations, Natural resources Conservation Service - Field Office Technical Guides
8 City of Newport Beach Safety Element
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MOM
Santa Ana Mountain foothills, and channel alterations for the Santa Ana River. These structures help
regulate flow in the Santa Ana River, San Diego Creek, and smaller streams and hold back some of the
flow during intense rainfall period that could otherwise overwhelm the storm drain system in Newport
Beach.
Fire Hazards
The Newport Beach Safety Element defines a wildland fire hazard area as any geographic area that
contains the type and condition of vegetation, topography, weather, and structure densitythat potentially
increases the possibility of wildland fires. The eastern portion of the City and portions of the Newport
Beach region and surrounding areas to the north, east, and southeast include grass- and brush -covered
hillsides with significant topographic relief that facilitate the rapid spread of fire, especially if fanned by
coastal breezes or Santa Ana winds.
In those areas identified as susceptible to wildland fire, the Fire Department enforces locally developed
regulations which reduce the amount and continuity of fuel (vegetation) available, firewood storage,
debris clearing, proximity of vegetation to structures and other measures aimed at "Hazard Reduction."
New construction and development are further protected by local amendments to the Uniform Building
Code. These amendments, which are designed to increase the fire resistance of a building, include:
protection of exposed eaves, noncombustible construction of exterior walls, protection of openings, and
the requirement for Class "A" fireproof roofing throughout the City. Additionally, a "Fuel Modification"
plan aimed at reducing fire encroachment into structures from adjacent vegetation must be developed
and maintained.
Affirmatively Furthering Fair Housing
All Housing Elements due on or afterJanuary 1, 2021 must contain an Assessment of Fair Housing (AFH)
consistent with the core elements of the analysis required by the federal Affirmatively Further Fair
Housing Final Rule of July 16, 2015.
Under State law, affirmatively further fair housing means "taking meaningful actions, in addition to
combatting discrimination, that overcome patterns of segregation and foster inclusive communities free
from barriers that restrict access to opportunity based on protected characteristics. These characteristics
can include, but are not limited to race, religion, sex, marital status, ancestry, national origin, color,
familiar status, or disability.
The Orange County Analysis of Impediments (AI) to Fair Housing Choice for FY 2015-19 was approved by
the City of Newport Beach City Council on Month 10, 2016 as one of the fifteen urban county program
participants in partnershipwith the Fair Housing Council of Orange County. The Draft Regional Analysis of
Impediments (AI)to Fair Housing Choicefor FY 2020-25 was made availablefor public review in 2020. The
Fair Housing Council of Orange County works under the direction of a volunteer board of directors and
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staff to fulfill a mission of protecting the quality of life in Orange County by ensuring equal access to
housing opportunities, fostering diversity and preserving dignity and human rights. The agency is a HUD
Approved Housing Counseling Agency and provides one-on-one education, mediation, and counseling for
individuals and families throughout the Orange County region.
The Al identifies impediments that may prevent equal housing access and develops solutions to mitigate
or remove such impediments. Newport Beach's 6th Cycle Housing Element references analysis from the
FY 2020-2025 Al in orderto identify potential impediments to housing that are specific to Newport Beach.
The City also completed its FY 2020-24 Consolidated Plan, adopted by City Council on May 12, 2020, as an
entitlement city for Community Development Block Grant (CDBG) funding, which identifies housing
problems within the community, specifically among low and very -low income households. Fair housing is
identified as a priority within the Consolidated Plan.
?. Needs AssessmenP
The Al contains a Countywide analysis of demographic, housing, and specifically fair housing issues for all
the cities in Orange County, including Newport Beach. The City's demographic and income profile,
household and housing characteristics, housing cost and availability, and special needs populations were
discussed in the previous Section 2: Community Profile.
Fair Housing Issues
The Regional Al lists fair housing issues within the County of Orange, the Al also explicitly includes the
following fair housing issues in the City of Newport Beach:
+ Availability, Type, Frequency, and Reliability of Public Transportation - The availability, type,
frequency, and reliabilityof public transportation may be contributing factors to fair housing issues in
Newport Beach. Public transportation in Orange County primarily consists of bus service operated by
the Orange County Transportation Authority(OCTA)and Metrolink light rail service. However, Metrolink
does not provide serviceto coastal communitiesin the central and northern portionsof Orange County,
including Newport Beachwhich is disproportionately White in comparison to the county as a whole. The
lack of public transportation may deter members of protected classes who do not have cars and are
reliant on public transportation from choosing to live there, thus reinforcing patterns of segregation.
+ Impediments to Mobility - Impediments to mobility may be a significant contributing factor to fair
housing issues in Newport Beach. Specifically, Housing Choice Voucher payment standards that make it
difficult to secure housing in many, disproportionately White areas contribute to segregation and
disparities in access to opportunity. The Orange County Housing Authority, which provides Section 8
resources to Newport Beach, has three tiers based on city rather than zip code, but the highest tier -
$2,280 for two-bedroom units in selected cities— falls far short of Small Area Fair Market Rents and
leaves some citiestargeted for that payment standard out of reach. For example, in zip code 92660,
located in Newport Beach, the Small Area Fair Market Rentfor two-bedroom units would be $3,120. A
Zillowsearch for that zip code revealed advertised two -bed room units in only two complexes available
for under $2,280 but many more available between $2,280 and $3,120.
+ Location of Accessible Housing - The location of accessible housing may be a significant contributing
factor to fair housing issues in Newport Beach. With a few exceptions the location of accessible housing
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tends to track areas where there are concentrations of publicly supported housing. In Orange County,
publicly supported housing tends to be concentrated in areas that are disproportionately Hispanic
and/or Vietnamese and that have relatively limited access to educational opportunity and
environmental health. Multi -unit housing tends to be concentrated in communities of color, but there
are some predominantly White communities that have significant amounts of market -rate multi -unit
housing that may be accessible and affordable to middle-income and high-income persons with
disabilities, including Newport Beach. Overall, permitting more multi -unit housing and assisting more
publicly supported housing in predominantly White communities with proficient schools would help
ensure that persons with disabilitieswho need accessibility features in their homes have a full range of
neighborhood choices available to them.
+ Occupancy Codes and Restrictions -Occupancy codes and restrictions maybe a sign if icantcontributing
factor to fair housing issues in Newport Beach. Specifically, there is a substantial recent history of
municipal ordinances targeting group homes, in general, and community residences for people in
recoveryfrom alcohol or substance abuse disorders, in particular. In 2015, the City of Newport Beach
entered into a $5.25 million settlement of a challenge to its ordinance, but that settlement did not
include injunctive relief calling for a repeal of that ordinance.9 Although municipalities have an interest
in protecting the health and safety of group home residents, these types of restrictions may be
burdensome for ethical, high-quality group home operators. Occupancy codes and restrictions are not
as high priority of a barrieras the factors that hinderthe development of permanent supportive housing
as group homes are generally less integrated than independent living settings.
The City recognizes the fair housing issues that exist within the community and is committed to reduces
barriers to housing affordable to all persons. The City has outline programs toaddress fair housing issues
in Newport Beach in the Section 4: Housing Plan.
Fair Housing Enforcement and Outreach Capacity
Currently, the Fair Housing Foundation provides fair housing services to the City of Newport Beach. This
includes providing fair housing enforcement and landlord/tenant mediation services which are available
for tenants, realtors, apartment owners and managers, lending institutions and other interested parties.
For FY 2020-21, the Cityof Newport Beach has allocated $12,000 in Community Development Block
Grant (CDBG) funds for the Fair Housing Foundation to perform the following, at no cost:
+ Fair housing services such as, respondingto discrimination inquiries and complaints, documenting, and
investigating discrimination complaints, and resolving or mediating discrimination complaints
+ A comprehensive, extensive, and viable education and outreach program, including:
o Fair Housing Workshop
o Certificate Management Training
o Walk -In Clinics
o Rental Housing Counseling Workshop
o Community presentations, staff training, and workshops
141 Hannah Fry, Newport Will Pay Group Homes $5.25 Million Settlement, L.A. TIMES (July 16, 2015),
https://www.latimes.com/socal/daily-pilot/news/tn-dpt-me-0716-newport-group-home-settlement-20150716- story.html.
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0 Community events, booths, networking, etc.
+ Landlord and tenant counselingon responsibilities and rights
+ RentaIcounseling
The Fair Housing Foundations offers regularwalk-in counseling sessions, in addition to resources fairs,
informational workshops (accessible in multiple languages), landlord and tenant workshops, and other
outreach efforts. Additionally, the FHF provided virtual workshops available online to Newport Beach
residents.
From 2015 to 2020, the City provided 408 residents with fair housing services using CDBG funding. As part
of the FY 2020-25 Consolidated Plan for the Newport Beach, the Cityhas seta goal of assisting 625 people
with fair housing issues within the five-year period using $60,000 of CDBG funding. Newport Beach has
also set a goal of retaining a Fair Housing provider to promote fair housing education and outreach within
the community. The U.S. Department of Housing and Urban Development (HUD) maintains a record of all
housing discrimination complaints filed in local jurisdictions. These grievances can be filed on the basis of
race, color, national origin, sex, disability, religion, familial status, and retaliation. As reported bythe 2020-
2025 Al, one fair housing case is unresolved (as one 2020) in Newport Beach.
3. Analysis of Federal, State, and Local Data and Local
Knowledge
Integration and Segregation Patterns and Trends
The dissimilarity index is the most used measure of segregation between two groups, reflecting their
relative distributions across neighborhoods (as defined by census tracts). The index represents the
percentage of the minority group that would have to move to new neighborhoods to achieve perfect
integration of that group. An index score can range in value from 0 percent, indicating complete
integration, to 100 percent, indicating complete segregation. An index number above 60 is considered to
show high similarity and a segregated community.
It is important to note that segregation is a complex topic, difficult to generalize, and is influenced by
many factors. Individual choices can be a cause of segregation, with some residents choosing to live
among people of their own race or ethnic group. For instance, recent immigrants often depend on nearby
relatives, friends, and ethnic institutions to help them adjust to a new country. 10 Alternatively, when white
residents leave neighborhoods that become more diverse, those neighborhoods can become segregated.
Other factors, including housing market dynamics, availability of lending to different ethnic groups,
availability of affordable housing, and discrimination can alsocause residential segregation.
Figure 3-2 shows the dissimilarity between each if the identified race and ethnic groups and Newport
Beach's White population. The higher scores indicate higher levels of segregation among those racial and
ethnic group. The White (non -Hispanic or Latino) population makes up most of the City's population at
10 Allen, James P. and Turner, Eugene. "Changing Faces, Changing Places: Mapping Southern California'. California State
University, Northridge, (2002).
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approximately 79.5 percent according to the 2018 ACS estimates. According to the figure, the highest
levels of segregation within Newport Beach are Other Race (51.3), Native Hawaiian (44.5), Black (37.8 and
Native Indian (37.4). The scores correlate with the percentage of people within that racial or ethnic group
that would need to move into a predominately White census tract in order to achieve a more integrated
community. For instance, 44.5 percent of the Native Hawaiian population would need to move into
predominately white census tract areas to achieve "perfect" integration. As indicated above, a score of
60 or higher indicates a highly similar and segregated area. The City does not have any racial or ethnic
groups with scores higher than 60.
Figure 3-2: Dissimilarity Indexwith Whites—Newport Beach
Hispanic
Two or More Races*
Other*
Native Hawaiian*
Asian*
American Indian*
Black*
0 10 20 30 40 50 60
American Native Two or
Black* Indian* Hawaiian* * Other* More Hispanic
Races*
Dissimilarity Index with Whites* 37.8 37.4 31.2 44.5 51.3 16.6 22.4
Source: Census Scope, Social Science Data Analysis Network, *Not Hispanic or Latino
Racially or Ethnically Concentrated Areas of Poverty (R/ECAP)
To assist communities in identifying racially/ethnically concentrated areas of poverty (R/ECAPs), HUD has
developed a census tract -based definition of R/ECAPs. The definition involves a racial/ethnic
concentration threshold and a poverty test. The racial/ethnic concentration threshold is straightforward:
R/ECAPs must have a non-white population of 50 percent or more. Regarding the poverty threshold,
Wilson (1980) defines neighborhoods of extreme poverty as census tracts with 40 percent or more of
individuals living at or below the poverty line. Because overall poverty levels are substantially lower in
many parts of the country, HUD supplements this with an alternate criterion. Thus, a neighborhood can
be a R/ECAP if it has a poverty rate that exceeds 40% or is three or more times the average tract poverty
rate for the metropolitan/micropolitan area, whichever threshold is lower.
Location of residence can have a substantial effect on mental and physical health, education
opportunities, and economic opportunities. Urban areas that are more residentially segregated by race
and income tend to have lower levels of upward economic mobility than other areas. Research has found
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that racial inequality is thus amplified by residential segregation. 11 However, these areas mayalso provide
different opportunities, such as ethnic enclaves providing proximity to centers of cultural significance, or
business, social networks and communities to help immigrants preserve cultural identify and establish
themselves in new places. Overall, it is im porta nt to st udy a nd identify these areas in order to understand
patterns of segregation and poverty in a City.
The 2020 Al performed an analysis of R/ECAPs within Orange County and found four R/ECAPs, none of
which were found in Newport Beach. However, two of the four were found in the neighboring City of
Irvine, adjacent to one another and near the University of California; these both bordered the City of
Newport Beach. According to the Al, it is likely that they qualify as R/ECAPs due to the high proportions
of students. These R/ECAPs have a much more diverse group of residents, with some White, Asian or
Pacific Islander, Hispanic and Black residents. These R/ECAPs primarily contain Asian or Pacific Islander or
Hispanic residents. 23.49% of residents are White, 1.63% are Black, 48.50% are Hispanic, 23.70% areAsian
or Pacific Islander, and 0.14% are Native American.
Figure 3-3 below identifies low poverty index with race/ethnicity and R/ECAPs in Newport Beach. The
figure also identifies the R/ECAP areas (outlined in pink) bordering the City of Newport Beach, near the
University of California, Irvine. The low poverty index captures the depth and intensity of poverty in a
given neighborhood. The index uses both family poverty rates and public assistance receipt, in the form
of cash -welfare, such as Temporary Assistance for Needy Families (TANF). The poverty rate and public
assistance for neighborhoods are determined at the census tract level, and the higher the score, the less
exposure to poverty in a neighborhood. The map identifies the R/ECAP and a few surrounding
neighborhoods, to the south and south east, as having higher rates if poverty. The map confirms the All
anlysis of the Cityof Newport Beach, showing that majority of resident's identify as White, non hispanic.
11 Orange County, Analysis of Impediments to Fair Housing Choice, April 2020 DRAFT.
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keg --w
.luri•dielien
Region
Demographics 2010
Jot = 75
Whit•. NorrHiwanic
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S Nat" American, Non-
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Source: HUD Affirm itaevly Furthering Fair Housing Data and Mapping Tool, Data Versions: AFFHT0006, July 10, 2020
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Disparities in Access to Opportunity
The UC Davis Center for Regional Change and Rabobank partnered to develop the Regional Opportunity
Index (ROI) intended to help communities understand local social and economic opportunities. The goal
of the ROI is to help target resources and policies toward people and places with the greatest need to
foster thriving communities. The ROI incorporates both "people" and "place components, integrating
economic, infrastructure, environmental, and social indicators into a comprehensive assessment of the
factors driving opportunity."
As shown in Figures 3-4 and Figure 3-5 below, the majority of the Cityof Newport Beach is classified as a
high opportunity zone. This indicates a high level of relative opportunities that people can achieve as well
as a high level of relative opportunities that Newport Beach provides. While most of the census tracts
within the City are areas of high opportunity, there are two census tracts within the ROI People Index
shown as yellow, identifying a low opportunity area. Together these areas contain 86 sites which
accommodate 1,941 potential units designated to meet the City's RHNAfor lower income units (shown in
Section 3: Housing Resources and outlined in Appendix B). The Data for both regions with lower
opportunity show high civic life, health, transportation, economic and education access, however, both
show very low housing access. Therefore, the consideration and identification of these areas for housing,
affordable to low and very low-income households, will provide increased housing opportunity in high
opportunity and high resources areas.
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Description
V a Regional bpportwty Index (R01): People is a
relapve measure of people's assets in education,
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Figure 3-4: Regional Opportunity Index: People, 2014
Regional Opportunity Index: People, 2014
Mi
Source: UC Davis Center for Regional Change and Rabobank, 2014.
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Description
rna RMiar„I np ortwilty Indar IR011: place it, a
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Figure 3-5: Regional Opportunity Index: Place, 2014
Regional Opportunity Index: Place, 2014
Source: UC Davis Center for Regional Change and Rabobank, 2014.
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111115,t-
Additionally,
the Department of Housing and Community Development (HCD) together with the California
Tax Credit Allocation Committee (TCAC) established the California Fair Housing Task Force to provide
research, evidence -based policy recommendations, and other strategic recommendations to HCD and
other related state agencies/departments tofurtherthe fair housing goals (as defined by HCD). The Task
force developed the TCAC/HCD opportunity Area Maps to understand how public and private resources
are spatially distributed. TheTaskforce defines opportunities as pathways to better lives, including health,
education, and employment. Overall, opportunity maps are intended to displaywhich areas, according to
research, offer low-income children and adults the best chance at economic advancement, high
educational attainment, and good physical and mental health.
According to the Task Force's methodology, the tool allocates the 20 percent of the tracts in each region
with the highest relative index scores to the "Highest Resource" designation and the next 20 percent to
the "High Resource" designation. Each regionthen ends up with 40 percent of its total tracts as "Highest"
or "High" resource. These two categories are intended to help State decision -makers identifytracts within
each region that the research suggests low-income families are most likely to thrive, and where they
typically do not have the option to live—but might, if given the choice. As shown in Figure 3-6 below,
nearlyall of Newport Beach is classified as moderate, high, and highest resource.There is one census tract
in the Northwest Portion of Newport Beach classifies as low resource, the tracts scores identify high
economic resources and low educational resources.
Figure 3-6: TCAC/HCD OpportunityArea Maps, Newport Beach (2020)
Source: California Tax Credit Allocation Committee and Department of Housing and Community Development, 2020.
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Access to neighborhoods with higher levels of opportunity can be more difficult due to discrimination and
when there may not be a sufficient range and supply of housing in such neighborhoods. In addition, the
continuing legacy of discrimination and segregation can impact the availability of quality infrastructure,
educational resources, environmental protections, and economic drivers, all of which can create
disparities in access toopportunity.
The Department of Housing and Urban Development (HUD) developed the opportunity indicators to help
inform communities about disparities in access to opportunity, the scores are based on nationally
available data sources and assess resident's access to key opportunity assets in the City. Table 3-16
provides the index scores (rangingfrom zeroto 100) for thefollowing opportunity indicator indices:
+ Low Poverty Index: The low poverty index captures poverty in a given neighborhood. The poverty rate
is determined at the census tract level. The higher the score, the less exposure to poverty in a
neighborhood.
+ School Proficiency Index: The school proficiency index uses school -level data on the performance of4th
grade students on state exams to describe which neighborhoods have high -performing elementary
schools nearby and which are near lower performing elementary schools. The higherthe score, the
higher the school system quality is in a neighborhood.
+ Labor Market Engagement Index: The labor market engagement index providesasummarydescription
of the relative intensity of labor market engagement and human capital in a neighborhood. This is based
upon the level of employment, laborforce participation, and educational attainment in a census tract
The higherthe score,the higherthe laborforce participation and human capital in a neighborhood.
+ Transit Trips Index: This index is based on estimates of transit trips taken by a family that meets the
following description: a th ree-person single -parent family with incomeat50%of the median incomefor
rentersforthe region (i.e. the Core -Based Statistical Area (CBSA)). The higher the transit trips index, the
more likely residents in that neighborhood utilize publictransit.
+ Low Transportation Cost Index: This index is based on estimates of transportation costs for a family
that meets the following description: a three-person single -parent family with income at 50 percent of
the median income for renters for the region/CBSA. The higher the index, the lower the cost of
transportation in that neighborhood.
+ Jobs Proximity Index: The jobs proximity index quantifies the accessibility of a given residential
neighborhood as a function of its distance to all job locations within a region/CBSA, with larger
employment centers weighted more heavily. The higher the index value, the better the access to
employment opportunities for residents in a neighborhood.
+ Environmental Health Index: The environmental health index summarizes potential exposure to
harmful toxins ata neighborhood level. The higherthe indexvalue, the less exposure to toxins harmful
to human health. Therefore, the higher the value, the better the environmental quality of a
neighborhood, where a neighborhood is a census block -group.
Section 3: Housing Constraints, Resources, and AFFH
(DRAFT APRIL 2021)
63
SS3-122
City of Newport Baan
2021-2029 HOUSING ELEMENT
Table 3-15 below displays the opportunity indices by race and ethnicity for persons in Newport Beach.
According to the data, there is low poverty among the population of Newport, across all racial/ethnic
groups. Additionally, the access to quality education system is high among all racial/ethnic groups (each
group has an opportunity index score above 80). The data shows the City offers high labor and economic
opportunity as well as sufficient access to transportation. However, while the data shows a high access to
transportation, the transportation is less affordable, specificallyto non -Hispanic Asian or Pacific Islander
and Native American populations. The data also shows low environmental health index scores across all
racial/ethnic groups, below 50.
Table 3-15: Opportunity Indices by Race/Ethnicity, Newport Beach
(Newport Beach,
Low
School
Labor
Low
Jobs
Transit
Environmental
CA CDBG)
Poverty
Proficiency
Market
Transportation
Proximity
Index
Health Index
Jurisdiction
Index
Index
Index
Cost Index
Index
Total Population
White, Non -
81.31
90.17
82.88
86.59
75.16
90.40
41.36
Hispanic
Black, Non -
78.86
89.72
81.85
86.92
76.61
90.54
40.65
Hispanic
Hispanic
79.04
88.93
81.76
86.93
76.81
89.82
40.55
Asianor Pacific
Islander, Non-
84.48
91.60
85.94
83.05
68.64
89.19
38.80
Hispanic
Native American,
79.22
88.29
81.86
88.35
78.06
91.17
40.73
Non -Hispanic
Population belowfederal
poverty line
White, Non -
78.99
89.20
83.30
87.76
78.81
90.38
43.27
Hispanic
Black, Non -
78.71
86.38
78.21
89.58
85.43
87.99
48.46
Hispanic
Hispanic
82.46
87.75
81.41
88.28
77.88
89.87
41.76
Asian or Pacific
Islander, Non-
84.34
88.97
82.79
88.43
76.05
92.09
39.15
Hispanic
Native American,
77.00
89.17
88.00
93.00
85.00
95.55
40.00
Non -Hispanic
Source: Department of Housing and Urban Development, Affirmatively Furthering Fair Housing Online Mapping tool, Decennial Census; ACS, -
Great Schools; Common Core of Data; SABINS; LAI; LEHD; NATA
Section 3: Housing Constraints, Resources, and AFFH
(DRAFT APRIL 2021)
64
SS3-123
City of Newport Baan
2021-2029 HOUSING ELEMENT
Discussion of Disproportionate Housing Needs
The analysis of disproportionate housing needs within Newport Beach evaluated existing housing need,
need of the future housing population, and units within the community at -risk of converting to market -
rate.
c►if.— 1- -4Wtf nl,. I
The City's future growth need is based on the RHNA production of 1,456 very low and 930 low income
units within the 2021-2029 planning period. AppendixB of this Housing Element shows the City's ability
to meet its 2021-2029 RHNA need at all income levels. This demonstrates the City's ability to
accommodate the anticipated future affordable housing needs of the community.
-Yi,zfinn NPPri
As described in Section 3.F.1 of this Housing Element, the Orange County Housing Authority administers
Section 8 Housing Choice vouchers within the City of Newport Beach. As of October 30, 2020, the City has
allocated 112 Section 8 vouchers to residents within the community: 30 for families, 20 for persons with
disabilities, and 62 for seniors.
Additionally, a variety of affordable housing opportunities currently exist in the City. In Orange County,
each category of publicly supported housing (public housing, Project Based Section 8, Other Multi -unit
Housing, Housing Choice Vouchers, and Low -Income Housing Tax Credit [LIHTC] units) is represented,
although that representation varies greatly depending on the individual municipality. Table 3-16 below
identifies the varietyof publicly supported housing, by percent, in the City of Newport Beach.
Table 3-16 below displays the demographics of all public ally supported housing in Newport Beach. The
data shows that majorityof persons who utilize and receive public housing support identify as White, with
a small percentage Hispanic or Asian/Pacific Islander.
Table 3-16: Publicly Supported Housing Demographics, Newport Beach
Newport
Asian or Pacific
White
Black
Hispanic
Beach
Islander
Housing Type
#
%
#
%
#
%
#
Project -Based
85
87.63%
0
0.00%
3
3.09%
9
9.28%
Section 8
HCVProgram
99
70.21%
14
9.93%
15
10.654%
13
9.22%
LIHTC
238
85.9%
8
1.99%
147
35.57%
12
2.99%
Total
32,490
84.94%
135
0.35%
2,485
2,477
6.45%
Households
Source: County of Orange, Analysisof Impediments
Notes:
HVC = Housing Choice Voucher
LIHTC= Low Income Housing Tax Credit
Section 3: Housing Constraints, Resources, and AFFH
(DRAFT APRIL 2021)
65
SS3-124
City of Newport Baan
2021-2029 HOUSING ELEMENT
Displacement Risk
The potential for economic displacement risk can result from a variety of factors, including large-scale
development activity, neighborhood reinvestment, infrastructure investments, and changes in local and
regional employment opportunity. Economic displacement can be an inadvertent result of public and
private investment, where individuals and families may not be able to keep pace with increased property
values and market rental rates.
Table 3-17 below identifies the assisted and affordable housing units within the City of Newport Beach
and identifies the end date of each covenant. According tothe table, 4locations (with a total of 112 units)
were up for renewal in the previous planning period (2014-2021). Additionally, 3 locations, with a total of
45 units are set to expire and be addressed for renewal over the next planning period (2021-2029).
The City of Newport Beach is committed to working with property owners and utilizing a ppropriate funds,
as available, to review covenants set to expire for renewal.
Table 3-17: City of Newport Beach Assisted (and Affordable) Housing Summary
Earliest Possible
Number of
Project Name/ Location
Type of Assistance Received
Date of Change
Units/Type
Section 8 (rental assistance
Newport Harbor Apartments
vouchers) Density Bonus
2020
26 Low -Income
1538 Placentia Avenue
Community Development Block
Grant (CDBG)
Newport Harbor II Apartments
Section 8 Density Bonus CDBG
10 Low -Income
2023
1530 Placentia Avenue
In -Lieu Fee Funds
4Very Low -Income
Newport Seacrest Apartments
Section 8 CDBG
20 Very Low -Income
2016
843 15th Street
Fee Waivers Tax Credit Financing
45 Low -Income
Pacific Heights Apartments 881 -
Section 8 Density Bonus
2019
7Low-Income
887 W. 15th Street
Newport Seashore Apartments
Section 8 Fee Waivers
2018
15 Low -Income
849 West 15th Street
Newport Seaside Apartment 1544
Section 8 CDBG
2017
25 Very Low -Income
Placentia
Fee Waivers
100 Extremely Low
Seaview Lutheran Plaza (Seniors)
Section 202 (federal grant)
2039
and Very Low—
2800 Pacific View Drive
Section 8
Income Senior
Villa del Este
2 Moderate -Income
401 Seaward Road
—
2026
(ownership)
3 Moderate -Income
Villa Siena 2101 15th Street
DensityBonus
2021
(ownership)
Bayview Landing (Seniors) 1121
In -lieu Fee Funds Fee Waivers
24 Very Low
2056
Back Bay Drive
Tax Credit Financing
95 Low -Income
Section 3: Housing Constraints, Resources, and AFFH 66
(DRAFT APRIL 2021)
SS3-125
City of Newport Baan
2021-2025 HOUSING ELEMENT
Assessment of Contributing Factors to Fair Housing Issues in Newport
Beach
The Al identifies the following regional goals for mitigating impediments to fair housing within
jurisdictions in Orange County:
+ Goal 1: Increase the supply of affordable housing in high opportunity areas. 1
+ Goal 2: Prevent displacement of low- and moderate -income residents with protected characteristics,
including Hispanic residents, Vietnamese residents, otherseniors, and peoplewith disabilities
+ Goal 3: Inc reasecommunityintegrationforpersons with disabiIities.
+ Goal 4: Ensure equal access to housing for persons with protected characteristics, who are
disproportionately like lyto be lower-income and to experience homelessness.
+ Goal 5: Expand access to opportunity for protected classes
The Housing Element programs incorporates these recommended goals as they relate to Newport
Beach. The analysis above regarding other fair housing issues within Newport Beach yielded the
following results:
+ The City does not have any racial or ethnic groups that score higher than 60 on the dissimilarity index,
indicating that while there are racial and ethnic groups with higher levels of segregation than others
within Newport Beach, none meetthe standard set to identify segregated groups.
+ The City does not have any racially or ethnically concentrated census tracts (R/ECAPs) as identified by
HUD. This indicates that there are no census tracts within Newport Beach with a non-white population
of 50 percent or more orany census tracts that have a poverty rate that exceeds 40% or is three or more
times the average tract poverty rate for the metropolitan/micropolitan area. However, one R/ECAP was
identified in the neighboring city of Irvine, nearthe University of California Irvine. This will be considered
in the housing plan as students within the R/ECAP may look for housing in Newport Beach.
+ The UC Davis Regional Opportunity Index shows that the majority of residents within Newport Beach
have a high level of access to opportunity throughout the majority of the City, with only two census
tracts showing a moderate level of access to opportunity. No census tracts were shown as having the
lowest level of access to opportunity.
+ The analysis of the TCAC/HCD opportunity Area Maps showthat most census tracts in Newport Beach
are classified with the "Moderate Resource" "High Resource" or "Highest Resource" designation. This
indicates that these census tracts are within the top forty percent in the region in terms of areas that
lower-income residents may thrive if giventhe opportunity to live there. All buttwo censustracts within
Newport Beach register within the top 20 percent in the index. One census tract registered as a "Low
Resource" area, citing high economic opportunity and low educational opportunity.
+ The Opportunity Indices identify overall high access to quality resources including economic and job
proximity, educational access, and transportation access. However, there is a low health index,
indicating increased pollution and low environmental qualityacrossall racial/ethnic groups in the City.
Additionally, the opportunity indices ide ntify low affordable transportation options to both the Asian or
Pacific Islander (Non -Hispanic) and Native American (Non -Hispanic).
Section 3: Housing Constraints, Resources, and AFFH
(DRAFT APRIL 2021)
67
SS3-126
City of Newport Baan
2021-2029 HOUSING ELEMENT
4. Analysis of Sites Pursuant to AB 686
AB 686 requires that jurisdictions identify sites throughout the community in a manner that is consistent
with its duty to affirmatively further fair housing. The site identification requirement involves not only an
analysis of site capacity to accommodate the RHNA (provided in Appendix B), but also whether the
identified sites serve the purpose of replacing segregated living patterns with truly integrated and
balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of
opportunity.
Figure 3-7 shows the proposed candidate sites to the RHNAfor Newport Beach in relation to the location
of residents of Hispanic origin, and it shows the following findings:
+ Majority of sites (274 acres) identified to accommodate the City's RHNA are identified in areas with
between 5.1 and 10 percent Hispanic population, including a total of 731 units that affordable to low
and very low incomes and 2,859 units affordableto moderate and above moderate incomes.
+ In the northern region, a total of 162 acres identifiedto accommodatethe City's RHNA has a 10.1 to 25
percent Hispanic population, including a total of 1,941 units affordable to low and very low-income
households.
+ A total of 14 acres is identified in areas with less than 5 percent Hispanic populations, including a total
of 92 units affordable to low and very low-income households and 829 units affordable to moderate
and above moderate -income households.
Section 3: Housing Constraints, Resources, and AFFH
(DRAFT APRIL 2021)
M
SS3-127
City of Newport Beach=�
2021-2029 HOUSING ELEMENTw:-
y
Figure 3-7: CandidateSites— EthnicityAnalysis
I�
�R
k �
J M1 t
} }f
afi}
�i
',s..+Cruser�w�s.w
fF
Miles
N RTH 0 1
Spumes. Amed= Onmmuno Survey; HLID Fm*orW;
Cq m H—P.rt B—h
Section 3: Housing Constraints, Resources, and AFFH
(DRAFT APRIL 2021)
Newport Beach AFFH
qW * SYk9ciTAKIit4F
MY Beuraerr
p.ro...t H�AH�;jai a acs s-i'+ArF
<s�
5.714- 1096
74.7%- 2396
75-iYr•SG96
> 5094
69
SS3-128
City of Newport Beach
2021-2025 HOUSING ELEMENT
Figure 3-8 shows location of existing and proposed affordable units within Newport Beach in
comparison with census data showing the percentage of the population within each block group that is
non-white. Figure 3-8 shows the following findings:
+ A total of 162 acres are identified to accommodate the City's RHNA in areas with a 25.1 to 50 percent
non-White population, including a total of 1,941 units affordable to low and very low-income
households.
+ A total of 288 acres are identified to accommodate the City's RHNA in areas with 10.1 to 25 percent
non-White population, includinga total of 735 units affordable to low and very low-income households
and 4,065 units affordable to moderate and above moderate -income households.
Figure 3-8: Candidate Sites — Non -White Analysis
Newport Beach AFFH
#:, u Site C—didatox
Ci LF So—nary
Perce Von -White Hi5penic&Nen-
Kapanic12018AC55-Yc l
'M
5.1°b-70"1
14.198 - 2iY.
25.1 % - &M
> 54%
Miles
N WIH 4 1 2
Goum—Ame—Cmmmunih SUNCF• HUD Exotr Qr .
Cq o1 Newpud Basch
Section 3: Housing Constraints, Resources, and AFFH
(DRAFT APRIL 2021)
70
SS3-129
City of Newport Baan
2021-2029 HOUSING ELEMENT
Figure 3-9 shows Low/Moderate Income (LMI) block groups within the Cityof Newport Beach. The
figure shows the following:
+ A total of 2,494 units affordable to low and very low-income households are in areas with 40.1 to 60+
percent low -and moderate -income households.
+ A total of 182 units affordable to low and very low-income households are in areas with 30.1 to 40
percent low -and moderate -income households.
+ A total of 88 units affordable to low and very low-income households are in areas with less than 15
percent low moderate -income households.
Figure 3-9: Candidate Sites — Low/Moderate Income Block Group Analysis
Miles
NAL 4 1 2
GVUMs.Amental Cmmmun0 Survey; Hud Emdape;
Cq M H—P.,t B h
d
J,
,'-p *
4V
{f
Section 3: Housing Constraints, Resources, and AFFH
(DRAFT APRIL 2021)
Newport Beach AFFH
Slw candk4ws
ckyBounduy
Percent Low-end Moderate-lacame
P-12019 ACS 5-Y-1
K1sh%
15.1 % - dR.91+b
30.1%-40.0%
40.1 °d • "0%
> ao%
71
SS3-130
City of Newport Beach
2021-2029 HOUSING ELEMENT
5. Analysis of Fair Housing Priorities and Goals
To enhance mobility and promote inclusion for protected classes, the chief strategy included in this
housing element is to provide sites suitable for affordable housing in high -resource, high opportunity
areas, as demonstrated by the analysis of the housing resource sites contained in this section. Other
programs that affirmatively furtherfair housing include:
+ Policy Action 4A: Affirmatively Furthering Fair Housing
+ Policy Action 7A: Supportive Housing/ Low Barrier Navigation Centers
+ Policy Action 7B: Transitional and Supportive Housing
+ Policy Action 7C: Housing for Persons with Developmental Disabilities
+ Policy Action 7D: Fair Housing Services
1. Regional Housing Needs Allocation
This section of the Housing Element provides an overview of the resources available to the Cityto meet
their Regional Housing Needs Allocation (RHNA).
Residential Sites Inventory
Appendix B of the Housing Element includes the required site analysis tables and site information for the
vacant and non -vacant properties to meet the City's RHNAneedthrough the 2021-2029 planning period.
The following discussions summarize the City's site inventory and rezone plan.
Above Moderate- and Moderate -Income Sites
For the 2021-2029 planning period, the City's RH NA allocation is 1,050for moderate income site and 1,409
for above moderate -income sites. The City anticipates growth, via projects already in the approval
process, to entirely meet the above moderate income need within the planning period. The Citywill meet
the moderate income need through a combination of existing capacity on residentially zoned land,
through the redevelopment of parcels rezoned within the focus areas, and through the development of
accessory dwelling units (ADUs).
A total of 348 moderate income and 40 above moderate -income units can be accommodated through
existing zoning capacity on parcels. By subtracting existing units from maximum potential unit yield per
parcel, the City projected additional capacityon several parcels. Each parcel included in the inventory was
then vetted for likelihood of redevelopment and to ensure all HCD criteria were met. The required
descriptive information for these sites can be found within Appendix B.
An additional 106 moderate and above moderate -income units can be accommodated through the
development of ADUs throughout the community. This is based on the methodology described within
this section and incorporates guidance from HCD's Housing Element Site Inventory Guidebook.
Section 3: Housing Constraints, Resources, and AFFH 72
(DRAFT APRIL 2021)
SS3-131
City of Newport Baan
2021-2029 HOUSING ELEMENT
A supplemental 4,369 moderate and above moderate -income units can be accommodated through the
rezone strategies proposed for six focus areas throughout the City. Originally identified by the Housing
Element Update Advisory Committee (HEAUC), the focus areas guided the development of area -specific
rezone policies and City actions to ensure that Newport Beach has sufficient capacity to meet the RHNA
Allocation for the 61h Cycle.
ANALYSIS OF THE CITY'S EXISTING CA PACITYAND ZONING
Table 3-18: Residential Capacity for Moderate and Above Moderate -Income Sites
Significant
Zone
Max
Density
Reasonable
Density*
Numberof
Parcels
Acreage
Potential
Units
Moderate Income Sites
MU -MM
26 du/ac
26 du/ac
26
11 acres
228 units
MU -W2
26 du/ac
23 du/ac
13
4 acres
51 units
MU -V
25 du/ac
20 du/ac
6
1 acre
13 units
MU-CV/15th
Street
18 du/ac
15 du/ac
30
3 acres
56 units
Subtotal
175
j 19 acres
j 348 units
Above Moderate -Income Sites
MU -W1
5 du/ac
5 du/ac
7
9 acres
40 units
Subtotal
7
9 acres
40 units
TOTAL CAPACITY
82
28 acres
388 units
*Note —Specific densities very within these zoning designations and potential unit projections are based on the parcel -
specific requirements and existing conditions on parcels.
REASONABLE CA PA CITY ASSUMPTIONS
This section describes the methodology developed to determine the site capacity for the moderate and
above moderate -income sites. The City assumes that above moderate -income units will develop at a
maximum up eight dwelling units per acre, and that moderate -income units will develop at a maximum
of 26 dwelling units per acre. Reasonable capacity for sites identified to meet the City's moderate and
above moderate need was calculated based on a number of factors, including site size, existing zoning
requirements, vacancy and total number of units entitled, and the maximum density achievable for
projects within the following zones:
+ MU -MM— Mixed -Use Mariners' Mile: The MU -MM Zoning District is intendedto provide areas for the
development of mixed-use structures that vertically integrate residential dwelling units above the
ground floorwith retail uses including office, restaurant, and retail.Thezone permits a density rangeof
20.1— 26.7 dwelling units per acre.
+ MU -W1— Mixed -Use Water: This zoning district applies to waterfront properties along the Mariners'
Mile Corridor in which nonresidential uses and residential dwelling units may be intermixed. A minimum
of fifty (50) percent of the allowed square footage in a mixed-use development shall be used for
nonresidential uses in which marine -related and visitor -serving land uses are mixed. This zone permits
a density range of upto 15 dwelling units peracre.
Section 3: Housing Constraints, Resources, and AFFH
(DRAFT APRIL 2021)
73
SS3-132
City of Newport Baan
2021-2029 HOUSING ELEMENT
+ MU -W2 — Mixed -Use Water: This zoning district applies to waterfront properties in which marine -
related uses may be intermixed with general commercial, visitor -serving commercial and residential
dwelling units on the upper floors. This zone permits a density range of up to 15 dwelling units peracre.
+ MU -V — Mixed -Use Vertical: This zoning district is intended to provide for areas appropriate for the
development of mixed-use structures that vertically integrate residential dwelling units above the
ground floor with retail uses including office, restaurant, retail, and similar nonresidential uses located
on the ground flooror above.
+ MU-CV/15th Street— Mixed -Use Cannery Village and 15th Street: This zoning district applies to areas
where it isthe intentto establisha cohesively developed districtor neighborhood containing multi -unit
residential dwelling units with clusters of mixed-use and/or commercial structures on interior lots of
Cannery Village and 15th Street on Balboa Peninsula. Allowed uses may include multi -unit dwelling
units; nonresidential uses; and/or mixed-use structures, where the ground floor is restricted to
nonresidential uses along the street frontage. Residential uses and overnight accommodations are
allowed above the ground floor and to the rear of uses along the street frontage. Mixed-use or
nonresidential structures are required on lots at street intersections and are allowed, but not required,
on other lots. This zone permits a density range of 20.1— 26.7 dwelling units per acre.
Potential constraints, to the extent they are known, such as environmentally sensitive areas and steep
slopes were considered, and deductions made where those factors decreasedthe net buildable area of a
parcel. Additionally, existing units' non -vacant parcels were analyzedto determine the number of existing
units currently on the parcel. Replacement of existing units was included as a factor to prevent no net
loss of existing housing stock.
Rezones to Accommodate the Moderate and Above Moderate RHNA
In additional to residential use on specific plans and ADUs, the City of Newport Beach has identified 133
sites to be rezones from commercial use to residential use, as well as 90 sites to be rezoned to a higher
residential density. The sites for rezone are further detailed in Appendix B and a rezone program is
identified in Section 4: Housing Plan. Figure 3-10 displays the focus areas for rezone, accompanied by a
corresponding table of strategy information shown below as Table 3-19.
Section 3: Housing Constraints, Resources, and AFFH 74
(DRAFT APRIL 2021)
SS3-133
City of Newport Baan
2021-2029 HOUSING ELEMENT
Table 3-19: Moderate/Above Moderate -Income Rezone Strategy by Focus Area
Potential
Moderate
Potential
Feasible
% Projected
Rezone
Above
Focus Area
Income
Moderate-
Acreage (AC)
to Redevelop
Density
Moderate -
Affordability
Income Units
Income Units
Airport
158 AC
27%
15%
50 du/ac
301 units
755 units
Vicinity Area
West
Newport
48 AC
30%
20%
45 du/ac
117 units
80 units
Mesa Area
Dover -
Westcliff
14 AC
40%
5%
30 du/ac
8 units
100 units
Area
Newport
162 AC
27%
10%
45 du/ac
196 units
1,140 units
Center Area
Coyote
22 AC
100%
0%
40 du/ac
0 units
572 units
Canyon Area
Banning
46 AC
100%
15%
30 du/ac
207 units
893 units
Ranch Area
TOTAL
451 AC
--
--
--
829 units
3,540 units
Development of Non -Vacant Sites and Converting to Residential Uses
To analyze the potential for redevelopment of non -vacant sites, the City sent out more than 500 letters
to propertyowners. Responses tothe letters were recorded and are included within the inventory of sites
within Appendix B. Although a positive response tothe redevelopment interest letters does not guaranty
the redevelopment of a parcel to residential as a primary use within the planning period, it is a strong
indicator of likelihood of redevelopment and is used as sufficient evidence for inclusion within the
Adequate Sites Inventory.
4 CCESSORY DWELLING UNIT PRODUCTION
One of the proposed methods for meeting the City's moderate and above moderate RHNA is through the
promotion and development of accessory dwelling units (ADUs). A number of State Assembly and Senate
Bills were passed in 2019 that promote and remove barriers that may inhibit the development of ADUs
within communities. The following is a summary of those bills:
+ AB 68 and 881
o Prohibitminimumlotsizerequirements
o Cap setback requirements at4', increasingthe size and location opportunities forADUs
o Prohibitthe application of lot coverage, FAR, or open space requirements thatwould prevent
an 800 square footADU from being developed on a lot
Section 3: Housing Constraints, Resources, and AFFH
(DRAFT APRIL 2021)
75
SS3-134
City of Newport Beach -
2021 -2029 HOUSING ELEMENT2-a-
1
Ami��i V�In_qmi
o Remove the need for replacement parking when convertingan existinggarage to an ADU
o Limit local discretion in establishing min and max unitsize requirements
o Mandate a 60 -day review period for ADU applications through a non-discretionaryprocess
+ SB 13
o Prohibit owner -occupancy requirements for 5 years
o Reduce impactfeesapplicabletoADUs
o Provide a program for homeowners to delay compliance with certain building code
requirements that do not relate to health and safety
+ AB 670
o Prohibits Homeowner's Associations (HOAs) from barring ADUs
These bills, as well as other significant legislation relating to ADUs creates a development environment
that is likely to increase the number of ADUs developed within Newport Beach over the 2021-2029
planning period. Newport Beach, with a large proportion of single -unit residential properties (many on
larger lots), is well-oriented for the development of ADUs.
As a result of this legislation, the City expects to approve more ADUs in the 2021-2029 planning period.
The City processed three ADUs in 2018, six in 2019 and 55 in 2020. Calculating the average of the three
years, assumed at a rate doubled each year during the 61" Cycle, the City assumes a total of 334 ADUs
from 2021-2029. Utilizing the Southern California Association of Governments (SCAG) approved ADU
affordability assumptions, 228ADUs will be allocatedto the low and very low income RHNA, 100 will be
allocated to the City's moderate income RHNA and 6 will be allocated to the above moderate. The
complete methodology is outline in Appendix B.
Through the Housing Element, Newport Beach commits to creating an ADU tracking program and
performing a mid-cycle assessment oftheir ADU development performance. As stated in HCD guidance,
the City may use other justifiable analysis to calculate anticipated ADU performance. This program is
detailed in Section 4: Housing Plan.
Sites Suitable for Lower Income Housing
This section contains a description and listing of the candidate sites identified to meet the Newport
Beach's very low and low income RHNA need. A full list of these sites is presented in Appendix B.
Projects in the Pipeline and Accessory Dwelling Units
The City has identified a number of projects currently in the entitlements process which are likely to be
developed during the planning period and count as credit towards the 2021-2029 RHNA allocation.
Projects with planned affordable components include:
+ Newport Airport Village
+ Uptown Newport, Second Phase
Section 3: Housing Constraints, Resources, and AFFH 76
(DRAFT APRIL 2021)
SS3-135
City of Newport Baan
2021-2029 HOUSING ELEMENT
+ Residences at 4400 Von Karman
+ Newport Village Mixed -Use
+ WestCoast Highway Mixed -Use
+ Newport Crossings
The City currently has approved an average of 21 ADUs per year for development between January 1,
2018 and December 30, 2020. HCD guidance states that ADUs may be calculated based on the City's
production from January 1, 2018 through December 31, 20210. To calculate a total number of ADUs
assumed to be produced from 2021-2029, the average of all ADUs developed from 2018 to 2020 was
calculatedthen multiplied by two for each yearof the 61" cycle. Through this method, this city identified
a total of 334 ADUs assumed forthe 8 years.
The City of Newport Beach utilized SCAGs affordability assumptions for ADUs in Orange County. This
equates to an anticipated ADU development of 334 ADUs over the next 8 years, 228 of which are
anticipated to be affordable. The ADUs not designatedto meet the City's lower income RHNAneed are
anticipated to be 100 affordable at moderate income levels and 6 affordable at the above moderate -
income level. The City has identified programs within the Section 4: Housing Plan to encourage the
production of ADUs in Newport Beach.
The total anticipated development of Projects in the Pipeline and Accessory Dwelling Units is summarized
in Table 3-20 below:
Table 3-20: Low and Very Low -Income Remaining Need
Very Low Income
Low Income
RHNAAIIocation
1,456
930
Pipeline Projects
52
78
5t" Cycle Sites
0
0
Accessory Dwelling Units
84
144
Remaining Low/Very Low -Income Need
1,320
708
Qifoc Irionfifiorl fnr I?07nnn fr ^ ^rnmmnrJnfo I MAI and 1/ory In►n'
After the identification of projects in the pipeline and ADUs to accommodate the City's low and very low
RHNA, a remaining 2,028 units must be accommodated to meet the City's RHNA. To account for this
remaining need, the City conducted a community -driven process to identify several parcels for inclusion
in the Adequate Sites Inventory. This process was led bythe Housing Element Update Advisory Committee
(HEUAC). Toguide the identification of adequate sites, the committee createdfocus areas Sites identified
by the committee and the public to meet the City's very low and low income RHNAwere selected based
on the AB 1397 size requirements of at least 0.5 acres but not greater than 10 acres.
Section 3: Housing Constraints, Resources, and AFFH
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The 221 parcels are currently zoned as the following:
+ 150 parcels are zoned non-residential
+ 71 parcels are zoned residentially at aIowe rdensity.
All parcels are non -vacant and will be rezoned to higher densities (densities are specific to each focus
area) able to accommodate the development of lower-income housing. Figure 3-11 below displays the
sites identified to accommodate the City's low and very low income RHNA allocation. The Housing Plan
section outlines actions the City will take to promote the development of affordable units within the
following focus areas:
+ Airport VicinityArea
+ West Newport Mesa Area
+ Dover -Westcliff Area
+ Newport CenterArea
+ Coyote Canyon Area
+ Banning Ranch Area
The key assumptions and unit projections related to each focus area are shown below in Table 3-21 and
the focus areas are shown geographically below in Figure 3-10.
Table 3-21: Low/Very Low -Income Rezone Strategy by Focus Area
Low/Very Low-
Potential
Feasible
%Projected to
Focus Area
Income
Rezone Density
Low/Very Low -
Acreage (AC)
Redevelop
Affordability
Income Units
Airport Vicinity
158 AC
27%
45%
50 du/ac
904 units
Area
West Newport
48 AC
30%
65%
45 du/ac
381 units
Mesa Area
Dover -Westcliff
14 AC
40%
30%
30 du/ac
49 units
Area
Newport
162 AC
27%
30%
45 du/ac
587 units
Center Area
Coyote Canyon
22 AC
100%
35%
40 du/ac
308 units
Area
Banning Ranch
46 AC
100%
20%
30 du/ac
275 units
Area
TOTAL
451 AC
--
--
--
2,504 units
Section 3: Housing Constraints, Resources, and AFFH 78
(DRAFT APRIL 2021)
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Figure 3-10: Focus Areas for Rezones
Canyon .
Development of Non vacant Sites to Accommodate Low and Very Low Income
Of the 239 non -vacant sites, 19 were also identified in the 51" cycle. In accordancewith AB 1397 the City
will establish a program that permits By -Right development for projects that propose 20 percent of all
units to be affordable to low and very low-income units. The program is outlined in detail in Section 4:
Housing Plan.
H GIONAL HOUSING NEEDS ALLOCATION
Future Housing Needs
Future housing need refers to the share of the regional housing need that has been allocated to the City.
The State Department of Housing and Community Development (HCD) supplies a regional housing goal
number to the Southern California Association of Governments (SCAG). SCAG is then mandated to allocate
the housing goal to city and county jurisdictions in the region through a RHNA Plan. In allocating the
region's future housing needs to jurisdictions, SCAG is required to take the following factors into
consideration pursuant to Section 65584 of the State Government Code:
+ Marketdemandforhousing.
+ Employment opportunities.
+ Availability of suitable sites and public facilities.
+ Commuting patterns.
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+ Type and tenure of housing.
+ Loss of units in assisted housing developments.
+ Over -concentration of lower income households.
+ Geological and topographical constraints.
HCD, through a determination process, allocates units to each region across California. It is then up to
each region to determine a methodology and process for allocating units to each jurisdiction within that
region. SCAG adopted its final Regional Housing Needs Allocation (RHNA Plan) in February 2021. This
RHNA covers an 8 -year planning period (starting in 2021) and addresses housing issues that are related to
future growth in the region. The RHNA allocates to each city and county a "fair share" of the region's
projected housing needs by household income group. The major goal of the RHNA is to assure a fair
distribution of housing among cities and counties within the Southern California region, so that every
community provides an opportunity for a mix of housing for all economic segments.
Newport Beach's share ofthe SCAG regional growth allocation is 4,845 new units for the current planning
period (2021-2029). Table 3-22, Housing Needs for 2021-2029, indicates the City's RHNA need for the
stated planning period.
Table 3-22: Housing Needs for 2021-2029
Income Category(%ofCountyAMI)
Numberof Units
Percent
Extremely Low (30% or less)
728 units
15%
Very Low (31 to 50%)1
728 units
15%
Low (51 to 80%)
930 units
19%
Moderate (81% to 120%)
1,050 units
22%
Above Moderate (Over 120%)
1,409 units
29%
Total
4,845 units
100%
Note 1: Pursuant to AB 2634, local jurisdictions are also required to project the housing needs of extremely low-
income households (0-30%AMI). In estimating the number of extremely low-income households, ajurisdiction can
use 50% of the very low-income allocation or apportion the very low-income figure based on Census data.
4DEQUACYOFSITES FOR RHNA
Newport Beach has identified sites with a capacity to accommodate 2,862 lower income dwelling units,
which is in excess of its 2,386 -unit lower income housing need. Sites designated are on parcels that permit
residential development as a primary use up to 50 dwelling units per acre.
The City of Newport Beach has a total 2021-2029 RHNA allocation of 4,845 units. As demonstrated
previously, the City can take credit for 2,294 units currentlywithin the planning process, lowering the total
RHNA obligation to 2,632 units as shown in Table 3-23. The Housing Element update lists sites that can
accommodate approximately 7,595 additional units, in excess of the required 4,845 units. As described
in this section, the City believes that due to recent State legislation and local efforts to promote accessory
Section 3: Housing Constraints, Resources, and AFFH
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living unit production, the City can realistically anticipate the development of 334 ADUs within the 8 -year
planning period. Overall, the City has adequate capacityto accommodate its 2021-2029 RHNA.
Table 3-23: Summary of RHNA Status and Sites Inventory
Extremely
Low/
Moderate
Above
Low Income
Moderate
Total
Very Low
Income
Income
Income
2021-2029 RHNA
1,456
930
1,050
1,409
4,845
RHNA Credit (Units Built)
TBD
TBD
TBD
TBD
TBD
Total RHNA Obligations
1,456
930
1,050
1,409
4,845
Sites Available
Projects in the
130
0
2,164
2,294
Pipeline
Accessory Dwelling
Units
228
100
6
334
Existing Zoning
Capacity On 5th Cycle
0
348
40
388
Sites
Remaining RHNA
2,028
602
--
2,630
Rezone Capacity
Airport Area Environs
904
301
755
1,960
Rezone
West Newport Mesa
381
117
80
578
Rezone
Dover -Westcliff
49
8
100
158
Rezone
Newport Center
587
196
1,140
1,923
Rezone
Coyote Canyon
308
0
572
880
Rezone
Banning Ranch
275
207
893
1,375
Rezone
Total Potential Capacity
of Rezones
2,504
829
3,540
6,873
TOTAL POTENTIAL
2,862
1,277
5,750
9,889
DEVELOPMENT CAPACITY
Sites Surplus/Shortfall (+/-)
+476
+227
+4,341
+5,044
Percentage Buffer
20%
22%
308%
104%
Section 3: Housing Constraints, Resources, and AFFH
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n=
Figure 3-11: Sites Inventoryand RHNA Obligations
Summary of Sites Inventory and RHNA Obligations
The data and map detailed in Figure 3-11 above shows the City of Newport Beach's abilityto meet the
4,845 RHNAallocation in full capacitywith a 5,044 -unit buffer. Along with the identifying appropriate
sites to meet the current and future housing needs, the City has established a Housing Plan to support
its efforts in providing housing opportunities for all income levels in Newport Beach.
2. Financial Resources
Providing an adequate supply of decent and affordable housing requires funding from various sources,
the City has access tothe following finding sources.
Section 8 Housing Choice Voucher
The Section 8 Housing Choice Voucher program is a Federal government program to assist very low-
income families, the elderly, and the disabled with rent subsidy payments in privately owned rental
housing units. Section 8 participants can choose any housing that meets the requirements of the program
and are not limited to units located within subsidized housing projects. Theytypically pay 30to40 percent
of their income for rent and utilities. The Orange County Housing Authority administers Section 8 Housing
Choice vouchers within the City of Newport Beach. As of October 30, 2020, the City has allocated 112
Section 3: Housing Constraints, Resources, and AFFH
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Section 8vouchers to residents within the community: 30 for families, 20 for persons with disabilities, and
62 for seniors.
Community Development Block Grants (CDBG)
The Community Development Block Grant (CDBG) program provides annual grants on a formula basis to
cities to develop viable urban communities by providing a suitable living environment and by expanding
economic opportunities, principally for low- and moderate -income persons (up to 80 percent AMI).
CDBG funds can be used for a wide arrayof activities, including:
• Housing rehabilitation.
• Lead-based paint screening and abatement.
• Acquisition of buildings and land.
• Construction or rehabilitation of public facilities and infrastructure, and:
• Public services for low income households and those with special needs.
According tothe Federal regulations, the Cityof Newport Beach is allowed tospend no more than of 20%
of CDBG funding on program administration, and 15% on community services such as senior meal delivery
or homeless prevention programs. The remaining amount must be used other eligible projects that meet
national objectives that principally benefit low- and moderate -income households or the disabled.
HUD requires Newport Beach to complete a Five -Year Consolidated Plan (Con Plan) to receive HUD's
formula grant programs. The Con Plan identifies the City's 5 -year strategies related to priority needs in
housing, homelessness, community development, and economic development. It also identifies short -
and long-term goals and objectives, strategies, andtimetables forachieving its goals. Developed withthe
input of citizens and community groups, the Con Plan serves four basic functions:
• It is a planning document for the community built upon public participation and input.
• It is the application for funds under the CDBG Program.
• It articulates local priorities.
• It is a five-year strategythe Citywill follow in implementing HUD programs.
Additionally, HUD requires the City to prepare a One -Year Action Plan for each of the five years covered
by the Con Plan. The Cityof Newport Beach reports a total of $372,831 CDBG funds from HUD in the 2020-
2021 Action Plan. In same report, the City reports an anticipated $2.07 million of CDBG resources during
the five-year period from July 1, 2020, through June 30, 2025.
HOME Investment Partnership Program (HOME)
The HOME program provides federal funds for the development and rehabilitation of affordable rental
and ownership housing for households with incomes not exceeding 80 percent of area median income.
The program gives local governments the flexibility to fund a wide range of affordable housing activities
through housing partnerships with private industryand non-profit organizations. HOMEfunds can be used
for activities that promote affordable rental housing and homeownership by low income households. The
Cityof Newport Beach does not currently receive HOMEfunds.
Section 3: Housing Constraints, Resources, and AFFH
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3. Opportunities for Energy Conservation
Energy Use and ProviderF
The primary uses of energy in urban areas are for transportation lighting, water heating, and space heating
and cooling. The high cost of energy demands that efforts betaken to reduce or minimize the overall level
of urban energy consumption. Energy conservation is important in preserving non-renewable fuels to
ensure that these resources are available for use by future generations. There are also a number of
benefits associated with energy conservation including improved air quality and lower energycosts.
Southern California Gas Company (SCG) provides natural gas service for the City. Natural gas is a "fossil
fuel" and is a non-renewable resource. Most of the major natural gas transmission pipelines within the
City are owned and operated by SCG. SCG has the capacity and resources to deliver gas except in certain
situations that are noted in state law. As development occurs, SCG will continue to extend its service to
accommodate development and supply the necessary gas lines. Electricity is provided on an as -needed
basis to customers within existing structures inthe City. Southern California Edison Company (SCE) is the
distribution provider for electricity in Newport Beach. Currently, SCE has no immediate plans for
expansion of infrastructure, as most of the City is built out. However, every year SCE expands and
improves existing facilities according to demand
--qy Conservati^
The City's energy goals, stated in the Natural Resources Element of the General Plan, make every effort
to conserve energy in the City thus reducing dependence on fossil fuels. The City's policies relating to
energy include increasing energy efficiency in Cityfacilities and operations and in private developments
and reducing the City's reliance on fossil fuels. In order to reach the City's goals, objectives include the
following:
• Develop incentives that encourage the use of energy conservation strategies by private and public
developments,
• Promote energy-efficient design features,
• Promote or provide incentives for "Green Building" programs that go beyond the requirements
of Title 24 of the California Administrative Code and encourage energy efficient design elements
as appropriate to achieve "green building" status; and,
• Provide incentives for implementing Leadership in Environmental and Energy Design (LEED)
certified building such as fee waivers, bonus densities, and/or awards recognition programs. 12
The City of Newport Beach's Energy Action Plan (EAP) is identified as a roadmap for the City of Newport
Beach to reduce GHG through reductions in energyused in facility buildings and operations. According to
the City's EAP, the City's long-term vision for energy efficiency focusses on the following objectives:
• Reduce the City's carbon footprint and its adverse effect on the environment
• Conserve energy at the local government facilities
• Raise energy conservation awareness in local community and improve the quality of life
12 City of Newport Beach Natural Resource Element, 2006.
Section 3: Housing Constraints, Resources, and AFFH
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Currently, the City of Newport Beach has developed the "Building Green" construction manual, created
by the City's Task Force on Green Development. The City has also enacted a City-wide streetlight LED
replacement program, replacing 400 units to date, and is continuing marketing. Education, and outreach
to the community regarding every efficiency and conservation.
Section 3: Housing Constraints, Resources, and AFFH
(DRAFT APRIL 2021) 3-85
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it
City of Newport Beach
2621-2029 HOUSING ELEMENT
The Housing Plan describes the City of Newport Beach 2021-2029 policy program. The Housing Plan
describes the specific goals, policies, and programs to assist City decision makers to achieve the long-term
housing objectives set forth in the Newport Beach Housing Element. This Plan identifies goals, policies,
and programs aimed at providing additional housing opportunities, removing governmental constraints
to affordable housing, improving the condition of existing housing, and providing equal housing
opportunities for all residents. These goals, policies, and programs further the City's overall housing policy
goal to encourage a more diverse, sustainable, and balanced community through implementation of
strategies and programs that will result in economically and socially diversified housing choices that
preserve and enhance the special character of Newport Beach.
The Southern California Association of Governments (SCAG) has conducted a Regional Housing Needs
Assessment (RHNA) to determine the City's share of the affordable housing needs for the Orange County
region. The RHNA quantifies Newport Beach's local share housing needs for the region by income
category. Income categories are based on the most current Median Family Income (MFI) for Orange
County. The current 2020 MFI (for an assumed family of 4 persons) for Orange County is $103,000. The
MFI may change periodically, as it is updated on an annual basis. The City's 2021-2029 RHNA growth need
of 4,845 housing units is allocated into the following income categories:
• 1,456 units -Very low income (0-50% County MFI)
• 930 units - Low income (51-80% of County MFI)
• 1,050 units - Moderate income (81-120% of County MFI)
• 1,409 units - Above moderate income (120% or more of County MFI)
A. Housing Goal.
The City of Newport Beach has identified the following housing goals as part of this Housing Element
Update:
Housing Goal #1: Provision of adequate sites to accommodate projected housing unit growth needs
identified by the 2021-2029 RHNA.
Housing Goal #2: Quality residential development and the preservation, conservation, and appropriate
redevelopment of housing stock.
Housing Goal #3: A variety of housing types, designs, and opportunities for all social and economic
segments.
Housing Goal #4: Housing opportunities for as many renter- and owner -occupied households as possible
in response to the market demand and RHNA obligations for housing in the City.
Housing Goal #5: Preservation of the City's housing stock for extremely low-, very low-, low-, and
moderate -income households.
Section 4: Housing Plan (DRAFT MARCH 2021) 4-2
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2621-2029 HOUSING ELEMENT
Housing Goal #6: Housing opportunities for special needs populations.
Housing Goal #7: Equal housing opportunities in the City for all people.
Housing Goal #8: Effective and responsive housing programs and policies.
The goals listed above are described below and on following pages with accompanying policies and
programs to achieve them.
J. Housing Policies and Program Actions
This Housing Element expresses the Newport Beach community's overall housing goals and supporting
policies and program actions to achieve them. The stated Housing Program Actions are based on a review
of past performance of the 5t" Cycle Housing Element, analysis of current constraints and resources, and
input from Newport Beach residents and stakeholders.
Housing Goal #1
Provision of adequate sites to accommodate projected housing unit growth needs.
Housing Policy 1.1: identify a variety of sites to accommodate housing growth need by income categories
to serve the needs of the entire community
IMPLEMENTATION ACTIONS
Adequate Sites to Accommodate 2021-2029 RHNA
The City of Newport Beach has a total Regional Housing Needs Assessment (RHNA) allocation of 4,845
units. State law requires the City of Newport Beach to identify adequate sites to accommodate its fair
share allocation for the 6t" Cycle Housing Element. This City has identified a variety of candidate sites
through extensive analysis in collaboration with the City's Housing Element Update Advisory Committee
(Committee), interested residents at a variety of Housing Committee public meetings, workshops, and
consultation with property owners. The City of Newport Beach has identified an adequate amount of land
that was determined by the Committee as "Feasible" or "Potentially Feasible" for future development.
Only a portion of these candidate sites will be necessary to accommodate the City's RHNA planning
obligation. These sites have undergone a rigorous process to evaluate site features, development
potential, developer/owner interest and other factors to deem them appropriate for housing during the
2021-2029 Planning Period.
As part of the analysis of adequate sites, the City has comprehensively reviewed opportunity sites citywide
and have identify eight primary areas of opportunity:
• Airport Area Environs
• West Newport Mesa
• Dover/Westcliff
• Newport Center
Section 4: Housing Plan (DRAFT MARCH 2021)
• Banning Ranch
• Coyote Canyon
• 5th Cycle Housing Element Sites
• Accessory Dwelling Units
4-3
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City of Newport Beach
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Since the City has identified several opportunity sites in the 5t" Cycle that will be utilized in the 6t" Cycle
Housing Element, additional policy considerations that are stated in this Policy Program
These opportunities sites are described in map and tabular format in Appendix B of this Housing Element.
Policy Action 1A: Airport Environs Sub Area
The City will establish a housing opportunity overlay district, or similar rezoning strategy, in the Airport
Environs area for 158 acres of land to provide for the accommodation of at least 1,960 housing units in
the Very Low, Low, Moderate and Above Moderate -income categories. A Map and Table Summary of
these sites are provided in Appendix B of this Housing Element. The overlay, or similar rezone strategy,
will allow development of a variety of residential product types at a permitted average density of
50 dwelling units per acre.
Implementation of this program will also include but not limited to development standards, overlay text
and entitlement procedures to, among other things, encourage the development of housing for persons
of Very Low and Low incomes. In developing the overlay, or similar rezone strategy, the City will evaluate
the potential to include a variety of incentive tools as appropriate, including but not limited to floor area
bonus, density bonus, entitlement streamlining, fee waivers or reductions and other considerations.
Timeframe: Complete Code Amendments within 36 months of Housing Element Adoption
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 1B: West Newport Mesa
The City will establish a housing opportunity overlay, or similar rezoning strategy, in the West Newport
Mesa area for 48 acres of land to provide for the accommodation of at least 578 housing units in the Very
Low, Low, Moderate and Above Moderate -income categories. A Map and Table Summary of these sites
are provided in Appendix B of this Housing Element. The overlay, or similar rezone strategy, will allow
development of a variety of residential product types at a permitted average density of 45 dwelling units
per acre.
Implementation of this program will also include but not limited to development standards, overlay text
and entitlement procedures to, among other things, encourage the development of housing for persons
of Very Low and Low incomes. In developing the overlay, or similar rezone strategy, the City will evaluate
the potential to include a variety of incentive tools as appropriate, including but not limited to floor area
bonus, density bonus, entitlement streamlining, fee waivers or reductions and other considerations.
Timeframe: Complete Code Amendments within 36 months of Housing Element Adoption
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
SS3-148
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Policy Action 1 C: Newport Center
The City will establish a housing opportunity overlay, or similar rezoning strategy, in the Newport Center
area for 162 acres of land to provide for the accommodation of at least 1,923 housing units in the Very
Low, Low, Moderate and Above Moderate -income categories. A Map and Table Summary of these sites
are provided in Appendix B of this Housing Element. The overlay, or similar rezone strategy, will allow
development of a variety of residential product types at a permitted average density of 45 dwelling units
per acre.
Implementation of this program will also include but not be limited to r development standards, overlay
text and entitlement procedures to, among other things, encourage the development of housing for
persons of Very Low and Low incomes. In developing the Overlay, or similar rezone strategy, the City will
evaluate the potential to include a variety of incentive tools as appropriate, including but not limited to
floor area bonus, density bonus, entitlement streamlining, fee waivers or reductions and other
considerations.
Timeframe: Complete Code Amendments within 36 months of Housing Element Adoption
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 1D: Dover/ Westcliff
The City will establish an overlay, or similar rezoning strategy, in the Dover / Westcliff an area for 14 acres
of land to provide for the accommodation of at least 158 housing units in the Very Low, Low, Moderate
and Above Moderate -income categories. A Map and Table Summary of these sites are provided in
Appendix B of this Housing Element. The overlay, or similar rezone strategy, will permit development of
a variety of residential product types at a permitted average density of 30 dwelling units per acre.
Implementation of this program will also include but not limited to development standards, overlay text
and entitlement procedures to, among other things, encourage the development of housing for persons
of Very Low and Low incomes. In developing the overlay, or similar rezone strategy, the City will evaluate
the potential to include a variety of incentive tools as appropriate, including but not limited to floor area
bonus, density bonus, entitlement streamlining, fee waivers or reductions and other considerations.
Timeframe: Complete Code Amendments within 36 months of Housing Element Adoption
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 1E: Banning Ranch
The City has identified the Banning Ranch area as a potential site to accommodate future housing needs.
The City has previously approved housing development on this site, but the approved project was
subsequently denied by the California Coastal Commission. The City believes this site is still a viable
opportunity to provide housing for a variety of income levels and will continue to support development
potential in the Banning Ranch Area.
Section 4: Housing Plan (DRAFT MARCH 2021)
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City of Newport Beach
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Mfr .,; ...ti`-�•3.��_,
.,
The site is currently within the City's Sphere of Influence. The City will work collaboratively with the County
of Orange for annexation of the property and pursue entitlement of the area to provide opportunities for
up to 1,375 units at an average density of 30 dwelling units per acre.
Implementation of this program will also include development standards and entitlement procedures to
encourage the development housing for persons of Very Low and Low incomes.
Timeframe: Complete necessary Code, General Plan and LCP Amendments within 36 months of Housing Element
Adoption
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 1F: Coyote Canyon
The Coyote Canyon property is a closed landfill that is owned and managed by the County or Orange but
leased to a private developer. The area is of substantial acreage but has limited development potential
due to various environmental considerations. The developer has evaluated the entire landfill area and
has concluded that 22 acres of the property is not subject to environmental constraints. Additionally, the
City has been advised that the County has expressed interest in participating in a transfer of a portion of
the property to accommodate residential opportunity.
The City will rezone at least 22 acres of land on the Coyote Canyon site, as shown in Appendix B, to
accommodate up to 880 housing units at an average density of 40 dwelling units per acre.
Implementation of this program will also include development standards and entitlement procedures to
encourage the development of housing for persons of Very Low and Low incomes.
Timeframe: Complete Code Amendments within 36 months of Housing Element Adoption
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 1 G: 51 Cycle Housing Element Sites
The City has identified 28 acres of sites in its sites inventory contained in Appendix B of this Housing
Element that contain infill sites that were identified in the 5t" Cycle Housing Element. To comply with
State law, the City will amend Title 20 of the Newport Beach Municipal Code (NEMC) to permit residential
uses by -right for housing development projects in which at least 20 -percent of the units are affordable to
lower income households. For the purpose of implementation of this program, by -right shall mean the
City will not require a Site Development Review, Conditional Use Permit, a Planned Unit Development
Permit, or other discretionary permit application that would constitute a "project" as described in Section
21100 of the Public Resources Code. For sites in the coastal zone, the City will continue to require coastal
development permits to determine compliance with the City's certified Local Coastal Program.
Section 4: Housing Plan (DRAFT MARCH 2021)
4-6
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Timeframe: Complete Code Amendments within 36 months of Housing Element Adoption
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Mfr .,; ...ti`-�•3.��_,
Policy Action 1H: Accessory Dwelling Unit Construction
Accessory Dwelling Units (ADUs) are an accepted method of providing affordable housing in the City. Due
to recent legislation, the ability to entitle and construct ADUs has increased significantly. The City
recognizes the significance of this legislation as evidenced by a marked increase in ADU permit
applications. Due to this legislation, the City believes aggressive support for ADU construction will result
in increased opportunities for housing including affordable units.
The City will aggressively support and accommodate the construction of at least 334 ADUs by a variety of
methods, including but not limited to:
• Developing and implementing a public awareness campaign for construction of ADUs with a
systematic approach utilizing all forms of media and outreach distribution
• Preparing and maintaining a user-friendly website committed to information related to codes,
processes, and incentives pertaining to the development of ADUs and JADUs in the City.
• Evaluating and assessing the appropriateness of additional incentives to encourage ADU
development.
• Approve permit -ready standard plans to permit new ADU construction to minimize design costs,
expedite permit processing, and provide development certainty for property owners.
Timeframe: Analyze methods within 12 months of Housing Element adoption; Establish programs within 24
months of Housing Element adoption.
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 11: Accessory Dwelling Units Monitoring Program
The City will establish an ADU Monitoring Program during the 2021-2029 Housing Element Planning Period
to formally track ADU development. The analysis will track applications for ADUs, location, and other
important features. The intent of the Monitoring Program is to track progress in meeting 2021-2029 ADU
construction goals and to evaluate the need to adjust programs and policies if the pace of construction is
less than anticipated.
Timeframe: Ongoing, Annual
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 1J: Accessory Dwelling Units Amnesty Program
The City will establish a program to allow owners with existing unpermitted ADUs to obtain permits to
legalize the ADUs during the 2021-2029 planning period. The intent of the Amnesty Program's is permit,
inspect, and legalize existing unpermitted ADUs of any size to the extent feasible.
Timeframe: Develop Amnesty Program within 24 months of Housing Element adoption
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Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 1K.- Inclusionary Housing
The City has a substantial RHNA obligation of affordable housing that will be a challenge to accommodate
due to project development costs. Therefore, the City must evaluate a variety of policy prescriptions that
will encourage and facilitate the construction of below market -rate housing. The City will investigate
inclusionary housing policy options as a means to provide a variety of housing types and opportunities for
very low, low- and moderate -income households in Newport Beach. The City will adopt an interim
inclusionary policy and then assess and analyze a variety of inclusionary housing policy options as
appropriate. Based upon this assessment, the City will determine the appropriateness and application of
inclusionary policies, and adopt policies, programs or regulations encouraging developments that are
affordable to very low, low and moderate income households.
The City has determined that a base interim inclusionary requirement of 15 -percent for new residential
development to be affordable to very low, low- and moderate -income households is appropriate.
Applicability of this requirement will apply to projects of a certain size with smaller projects paying an in
lieu fee.
Timeframe: Adopt interim inclusionary policy within 6 months of Housing Element adoption. Evaluate
Inclusionary Options within 24 months of Housing Element adoption. Adopt Inclusionary Policies, as appropriate
within 36 months of Housing Element Adoption.
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Housing Goal #2
Quality residential development and preservation, conservation, and appropriate redevelopment of
housing stock.
Housing Policy 2.1: 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.
IMPLEMENTATION ACTIONS
Policy Action 2A: Neighborhood Preservation
The City will continue to improve housing quality and prevent deterioration of existing neighborhoods by
strictly enforcing applicable Building Code, Fire Code, and Zoning Code regulations and abating Code
violations and nuisances. The City of Newport Beach will continue to prepare a quarterly report on code
enforcement activities in the 6t" Cycle.
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Timeframe: Ongoing, Semi -Annual
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 2B: Residential Building Record Program
The City will maintain and continue to implement the Residential Building Records (RBR) program to
reduce and prevent violations of building and zoning ordinances by providing a report to 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 applicable
zoning and building requirements
The City will continue to implement this program as RBR applications are submitted to the City. The City
will continue to promote the availability of program to the public and local real estate professionals by
maintaining information on its website and developing brochures and other promotional materials.
Timeframe: Ongoing, Annual
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 2C: Preservation of At -Risk Units
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. The City will 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 3-17 of Chapter 3 of this Housing Element. The City may assist in the non-profit acquisition
of the units to ensure long-term affordability, 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 will maintain registration as a Qualified Preservation entity with HCD and continuously implement
such policy as notices are received from property owners in the 6th Cycle.
Timeframe: Ongoing, Annual
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Housing Goal #3
A variety of housing types, designs, and opportunities for all social and economic segments.
Housing Policy 3.1: Encourage preservation of existing and provision of new housing affordable to
extremely low-, very low-, low-, and moderate -income households.
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Housing Policy 3.2: Encourage housing developments to offer a wide spectrum of housing choices,
designs, and configurations.
IMPLEMENTATION ACTIONS
Policy Action 3A: Objective Design Standards
State Housing law includes various exemptions for projects with an affordable housing component, which
limits the City's ability to apply discretionary design review requirements to certain residential projects.
State Housing law specifies having objective design standards available to applyto housing projects where
the City's discretion over design review is otherwise preempted per State law. The City of Newport Beach
will review existing entitlement processes for housing development and will eliminate discretionary
review for all housing development proposals that include a minimum affordable housing component.
The City will also review the appropriateness of its current development standards to ensure that it
reasonably accommodates the type and density of housing it is intended to support. The City will also
amend existing development standards to replace or remove all subjective standards for projects with a
minimum affordable housing component with appropriate objective standards to support the type and
density of housing it is intended to allow.
Policy Action 3B: SB 35 Streamlining
The City will establish written procedures to comply with California Government Code Section 65913.4
and publish those procedures for the public, as appropriate, to comply with the requirements of SB 35,
Chapter 366 Statues 2017. These requirements apply at any point in time when the City does not meet
the State mandated requirements, based upon the SB 35 Statewide Determination Summary Report for
Housing Element progress and reporting on Regional Housing Needs Assessment (RHNA)., the City will
process development projects with at least 50 percent affordable units through a streamlined permit
process (i.e., 90 days for projects with up to 150 units). All projects covered by SB 35 are still subject to
the objective development standards of the Newport Beach Municipal Code that includes the Building
and Fire Codes. However, qualifying projects cannot be subject to Design Review or public hearings; and
in many cases the City cannot require parking. Parking requirements would not be imposed on a SB 35
qualified streamlining project to the extent SB 35 prohibits such as parking requirements:
1. within a half -mile of public transit;
2. within an architecturally and historically significant historic district;
3. in an area where on -street parking permits are required but not offered to the occupants of the
development; or
4. where there is a car -share vehicle located within one block of the proposed project.
One parking space per unit may be required of all other SB 35 projects. The City currently has consistently
exceeded RHNA performance goals during the 5th Cycle. The City's status regarding SB 35 could change
during the 6th Cycle dependent upon RHNA progress throughout the 2021-2029 Planning Period.
Timeframe: Adopt procedures within 24 months of Housing Element adoption
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
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Policy Action 3C: Preservation of Rental Opportunities
The City will continue to maintain rental opportunities by restricting conversions, demolition and
reconstruction/reconfiguration of rental units to condominiums in a development containing 15 or more
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 Newport Beach Municipal Code Chapter 19.64. The City will complete a vacancy
rate survey upon submittal of condominium conversion application of 15 or more units.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 3D: Priority of Affordable Housing
The City will continue to 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. The City will continue to implement this program as affordable housing projects
are submitted to the City.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 3E: Mortgage Revenue Bonds
The City will continue to 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. The City will continue to implement program per project
submittal as the developer applies for these bonds. The Citywill adjust this policyto include the promotion
of available bonds to the public and developers in the 6t" Cycle.
Timeframe: Ongoing, Annual
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 3F: Annual Reporting Program
The City will conduct an annual compliance -monitoring program for units required to be occupied by very
low-, low-, and moderate -income households. The City of Newport will complete review by the last
quarter of each year and report within the annual General Plan Status Report including the Housing
Element Report provided to OPR and HCD by April 1st each year.
Timeframe: Ongoing. Annual
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
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Policy Action 3G: Entitlement Assistance
The City will 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 55 years. The affordable units provided shall be granted a waiver of park in -lieu fees
(if applicable) and City traffic fair share fees.
The City will continue to implement this program as affordable housing projects are submitted to the City
in the 6t" Cycle.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 3H: Prioritization of Affordable Housing Funds
The City will continue to give highest priority for use of Affordable Housing Fund monies to affordable
housing developments providing units affordable to extremely -low income households. The City will
continue to implement this program as affordable housing projects are submitted to the City.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: Affordable Housing Fund
Policy Action 31: Public Information About Affordable Housing
The City will continue to 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. A
copy of this brochure shall be located at the Planning Counter, on the City's website and shall also be
provided to potential developers.
The City will update the 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.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
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Policy Action 3J: Priority in Kind Assistance for Affordability
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. The City
will continue to implement the program as housing projects are submitted to the City in the 6t" Cycle.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 3K: Coastal Zone Development Affordability
The City shall follow Government Code Section 65590 and implement Municipal Code Titles 20.34 and
2134 "Conversion or Demolition of Affordable Housing" for new developments proposed in the Coastal
Zone areas of the City. All required affordable units shall have restrictions to maintain their affordability
for a minimum of 55 years.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 3L: Proactive Education and Outreach to Prospective Developers
The City will continue to advise and educate existing landowners and prospective developers of affordable
housing development opportunities available within Banning Ranch, the Airport Area, West Newport
Mesa, Dover -Westcliff, Newport Center, Mariners' Mile, and Balboa Peninsula areas. The City of Newport
Beach will continue to implement its program as prospective developers contact the City seeking
development information. The City will maintain designated staff persons that can be contacted to
provide housing opportunity information and incentives for development of affordable housing during
the 6t" Cycle.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 3114: Regional Coordination of Housing Issues
The City will continue to participate in other programs that assist production of housing. The City will
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 in the 6t" Cycle.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
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Policy Action 3N: Housing Impact Studies
The City will continue to study housing impacts of proposed larger -scale, significant 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
City "Charter Section 423". The City will continue to implement such program as major
commercial/industrial projects are submitted to the City in the 6t" Cycle.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Housing Goal #4
Housing opportunities for as many renter- and owner -occupied households as possible in response
to the market demand and RHNA obligations for housing in the City.
Housing Policy 4.1: Mitigate potential governmental constraints to housing production and affordability
by increasing the City's role in facilitating construction of market -rate housing and affordable housing for
all income groups.
Housing Policy 4.2: Enable construction of new housing units sufficient to meet City quantified goals by
identifying adequate sites for their construction.
IMPLEMENTATION A C TiUfv-
Policy Action 4A: Affirmatively Furthering Fair Housing
Pursuant to AB 686, Chapter 958, Statutes 2018, the City will affirmatively further fair housing by taking
meaningful actions in addition to resisting discrimination, that overcomes patterns of segregation and
fosters inclusive communities free from barriers that restrict access to opportunity based on protected
classes, as defined by State law.
To accomplish this, the City or designated contracted organization will collaborate with local and regional
organizations to review any housing discrimination complaints, assist in dispute resolution, and, where
necessary, refer complainants to appropriate state or federal agencies for further investigation, action, and
resolution.
Section 3 of this Housing Element contains an analysis of fair housing activities in Newport Beach and the
Orange County region. The analysis found that:
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► The City does not have any racial or ethnic groups that score higher than 60 on the dissimilarity
index, indicating that while there are racial and ethnic groups with higher levels of segregation
than others within Newport Beach, none meet the standard score to identify segregated
groups.
► The City does not have any racially or ethnically concentrated census tracts (R/ECAPs) as
identified by HUD. This indicates that there are no census tracts within Newport Beach with a
non-white population of 50 percent or more or any census tracts that have a poverty rate that
exceeds 40 percent or is three or more times the average tract poverty rate for the
metropolitan/micropolitan area. However, one R/ECAP was identified in the neighboring City
of Irvine, near the University of California Irvine. This will be considered in the housing plan as
students within the R/ECAP may look for housing in Newport Beach.
► The UC Davis Regional Opportunity Index shows that most residents within Newport Beach
have a high level of access to opportunity throughout the majority of the City, with only two
census tracts showing a moderate level of access to opportunity. No census tracts were shown
as having the lowest level of access to opportunity.
► The analysis of the TCAC/HCD opportunity Area Maps shows that most census tracts in
Newport Beach are classified with the "Moderate Resource" "High Resource" or "Highest
Resource" designation. This indicates that these census tracts are within the top 40 percent in
the region in terms of areas that lower-income residents may thrive if given the opportunity
to live there. All but two census tracts within Newport Beach register within the top 20 percent
in the index. One census tract registered as a "Low Resource" area, citing high economic
opportunity and low educational opportunity.
► The Opportunity Indices identify overall high access to quality resources including economic
and job proximity, educational access, and transportation access. However, there is a low
health index, indicating increased pollution and low environmental quality across all
racial/ethnic groups in the City. Additionally, the opportunity indices identify low affordable
transportation options to both the Asian or Pacific Islander (Non -Hispanic) and Native
American (Non -Hispanic).
The City will continue to collaborate with the community, stakeholders, and appropriate organizations to
address potential constraints to fair housing. This may include, but not limited to:
• Analysis and identification of barriers to entry into homeownership or rental opportunities,
• Review of historic policies or restrictions that may have prevented and/or may still prevent
disadvantaged groups from locating in Newport Beach,
• Specific actions that contribute to Newport Beach's ability to foster a more inclusive community
to all racial, social, and economic groups.
Timeframe: Ongoing 2021-2029
Responsible Agency: City of Newport Beach Community Development
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Funding Sources: General Fund
Policy Action 4B: Streamlined Project Review
The City will provide a streamlined "fast-track" development review process for proposed affordable
housing developments. The City of Newport will continue to implement this program as affordable
housing projects are submitted to the City in the 6t" Cycle.
Timeframe: Evaluate program features within 24 months, Adopt updated procedures within 36 months of
Housing Element adoption
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 4C: Density Bonus and Incentives for Affordable Housing
The City will update its Density Bonus Ordinance to be consistent with State Law, as amended.
Additionally, the City shall either grant a density bonus as required by state law if requested, or provide
other incentives of equivalent financial value when a residential developer agrees to construct housing
for persons and families of very low, low, and moderate income above mandated requirements. The City
will continue to implement provisions of Chapter 20.32, as amended (Density Bonus) of the Zoning Code
as housing projects are submitted to the City during the 6t" Cycle. The City will further encourage
affordable housing and the potential use of density bonus statutes to accommodate additional affordable
units.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 4D: List of Pre -Approved Development Incentives
The City will develop a pre -approved list of incentives and qualifications for such incentives to promote
the development of affordable housing. Such incentives could include the waiver of application and
development fees or modification to development standards (e.g., setbacks, lot coverage, etc.). The City
will continue to work with the Affordable Housing Task Force to develop the list within the 6t" Cycle.
Timeframe: Evaluate program features within 24 months, Adopt procedures within 36 months of Housing
Element adoption
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 4E: Airport Area Policy Exceptions for Affordable Housing
The City recognizes that General Plan Policy LU6.15.6 may result in a potential constraint to the
development of affordable housing in the Airport Area, and as a result, the City shall maintain an exception
to the minimum 10 -acre village 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
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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. The City
of Newport Beach will maintain the exception and continue to implement this program as projects are
submitted to the City in the 6th Cycle.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 4F: Encourage Development of Opportunity Sites
The City will continue to encourage and facilitate residential and/or mixed-use development on sites listed
in Appendix B by providing technical assistance to interested developers with site identification and
entitlement processing. The City will continue to support developers funding applications from other
agencies and programs.
The City shall post the Sites Inventory, as showing in Appendix B on the City's webpage and produce
marketing materials for residential and mixed-use opportunity sites, and it will equally encourage and
market the sites for both for -sale development and rental development. 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 to encourage the development
of affordable housing within residential and mixed-use developments. The City will continuously
implement this program as housing projects are submitted to the City. Review and update as necessary
the Site Inventory and provide information to interested developers.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 4G: Annual RHNA Sites Inventory Monitoring
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. The City of Newport will respond to market
conditions and will revise or add additional sites where appropriate or add additional incentives, if
identified strategies are not successful in generating development interest. The City will include the report
in its annual General Plan Status Report including Housing Element Report to OPR and HCD by April 1st
each year.
Timeframe: Ongoing, Annual
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
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Policy Action 4H: Definition of Family
Pursuant to State law, the City will update, as appropriate, the definition of "family" and "single -
housekeeping unit" and "Dwelling, single unit" to ensure compliance with all federal and state fair housing
laws. To comply with State law, the definitions should not distinguish between related and unrelated
persons and should not impose limitations on the number of people that may constitute a family.
Timeframe: Complete Code Amendments within 12 months of Housing Element adoption
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Housing Goal #5
Preservation of the City's housing stock for extremely low-, very low-, low-, and moderate -income
households.
Housing Policy 5.1: 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.
Housing Policy 5.2: Improve energy efficiency of all housing unit types (including mobile homes).
IMPI PMPAITATMAI ArTInA"
Policy Action 5A: Preservation of Affordability Covenants
The City will contact owners of affordable units approaching the expiration of affordability covenants 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 beyond the years noted.
The City will conduct an annual compliance monitoring program and a contact list shall be maintained on
City website and updated annually during the 6 1 Cycle.
Timeframe: Ongoing, as necessary
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
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Policy Action 5B: Section 8 Participation
The City shall 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.
The City will 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.
Timeframe: Ongoing, Annual
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 5C: Incentivize for Preserving of Affordability Covenants
The City will investigate the potential for providing additional incentives or modify its current policy to
incentivize property owners to maintain the affordability of units on their property during the 6t" Cycle.
Timeframe: Investigate and adopt incentives, as appropriate, within 24 months of Housing Element Adoption
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 5D: Mobile Home Park Conversions
The City will continue to employ the provisions of NBMC Title 20 provision of the Mobile Home Park
Overlay to maintain and protect mobile home parks in a stable environment with a desirable residential
character. The City will review the existing provisions of the Mobile Home Park Overlay for consistency
with State law in accordance with Government Code Section 65863.7. The City will continue to implement
program as projects are submitted to the City.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 5E: Orange County Housing Authority Advisory Committee
The City of Newport Beach will continue to participate as a member of the Orange County Housing
Authority (OCHA) Advisory Committee and work in cooperation with the OCHA to provide Section 8 Rental
Housing Assistance to residents of the community. The City will continue to 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.
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
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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.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 5F: Water Efficiency for Residential Projects
The City will continue to implement and enforce the Water Efficient Landscape Ordinance and Landscape
and Irrigation Design Standards in compliance with AB 1881 (Chapter 559 Statutes 2006). The ordinance
establishes standards for planning, designing, installing, and maintaining and managing water -efficient
landscapes in new construction and rehabilitated projects. The City will continue to implement such
program as housing projects are submitted to the City. The City will also encourage the retrofit of existing
residential developments to install water efficient appliances and fixtures.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 5G: Energy Efficiency in Residential Projects
The City of Newport Beach will continue to require that any 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, to include installation of energy efficient appliances
and devices that will contribute to reduced housing costs for future occupants of the units. The City will
continue to implement program as housing projects are awarded funds from the City in the 6t" Cycle.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund & Community Development Block Grant (CDBG) funds
Housing Goal #6
Housing opportunities for special needs populations.
Housing Policy 6.1: Encourage approval of housing opportunities for senior citizens and other special
needs populations.
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IMPLEMENTATION ACTIONS
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Policy Action 6A: Homeless Program Assistance
In the 5" Cycle, the City was successful in providing funding to local organizations for providing shelter
and services the individuals experiencing homelessness.
The City will continue to apply annually for United States Department of Urban Development Community
Development Block Grant (CDBG) funds and allocate a portion of such funds to subrecipients who provide
shelter and other services for the homeless as well as submit Annual Action Plan to HUD in May of each
year.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 6B: Repair Loans and Grant Programs for Seniors, Persons with Physical
and Developmental Disabilities and Lower Income Households
The City, in partnership with OASIS Senior Center and Habitat for Humanity Orange County, has developed
a Senior Home Repair Assistance Program (SHARP) that is aimed at assisting low-income seniors in need
of critical home repair or modifications due to accessibility needs, safety concerns, health and well-being.
The program is available to homeowners aged 60 and older who fall within the 50th percentile of the
Orange County median income.
Additionally, the City will continue to 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.
The City will continue to 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.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 6C: Leverage CDGB and other Federal Formula Grant Funding
The City receives annual allocation of CDBG and other Federal formula grant funds for use in a variety of
housing -related activities. The City shall make every effort to leverage these annual funds from various
agencies to further the City's housing goals. These may include, but are not limited to, the following State,
Regional and private resources:
Section 4: Housing Plan (DRAFT MARCH 2021)
4-21
SS3-165
City of Newport Beach � -
2021-2029 HOUSING ELEMENT
State Resources
• State Low -Income Housing Tax Credit Program
• Building Equity and Growth in Neighborhoods Program (BEGIN)
• CalHome Program
• Multifamily Housing Program (MHP)
• Housing Related Parks Grant
• CaIHFA Single and Multi -Family Program
• Mental Health Service Act (MHSA) Funding
Regional Resources
• Orange County Housing & Finance Agency (OCHFA) Funding
• Southern California Home Financing Authority (SCHFA) Funding
• Orange County Continuum of Care Program
• Orange County Housing Authority (OCHA) Programs
Private Resources
• Federal Home Loan Bank Affordable Housing Program (AHP)
• Community Reinvestment Act Programs
• United Way Funding
• Private Contributions
• Public -Private Partnerships
In addition, the City of Newport Beach will continue to maintain a list of "Public and Private Resources
Available for Housing and Community Development Activities" and maintain a list of resources on City
website and update as necessary in the 6t" Cycle.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 6D: Child Daycare Facilities
The City will continue to encourage the development of day care centers as a component of new
affordable housing developments and grant additional incentives in conjunction with the review and
approval of density bonus projects pursuant to NBMC Chapter 20.32 (Density Bonus).
Timeframe: Modify
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 6E: Housing Assistance for Seniors
The City of Newport Beach was successful in assisting the funding of senior housing services through the
5t" Cycle. The City shall continue to encourage senior citizen independence through the promotion of
Section 4: Housing Plan (DRAFT MARCH 2021) 4-22
SS3-166
City of Newport Beach
2021-2029 HOUSING ELEMENT
'i� Roti �aLT ��:fl
housing and 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.
The City will encourage and approve senior housing developments if there is a market demand provided
the projects include appropriate support services including transportation. Projects that provide housing
and services for low- and moderate -income seniors shall take precedence over market -rate senior
housing.
The City will continue to provide social services, support groups, health screenings, fitness classes, and
educational services at the City's OASIS Senior Center or other facilities and 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 during the 6t" Cycle.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 6F: Emergency Shelters, Transitional and Supportive Housing
To comply with State law, the City of Newport Beach will amend certain sections of its Municipal Code to
address the following requirements:
• Supportive Housing Streamlined Approvals (AB 2162) - To comply with AB 2162 (Chapter 753,
Statues 2018), the City of Newport Beach will amend its Municipal Code to permit supportive
housing as a use permitted by right in all zones where multiple family and mixed-use development
is permitted.
• Emergency and Transitional Housing Act of 2019 (AB 139) —The City will update its Municipal Code
to comply with the requirements of Gov Code 65583 to address permit requirements, objective
standards, analysis of annual and season needs, and parking and other applicable standards and
provisions.
• Amend the City of Newport Beach Municipal Code to comply with the definitions for "Supportive
Housing", Supportive Services", "Target Population" consistent with applicable sections the
California Government Code.
• Amend the Newport Beach Municipal Code to ensure Emergency Shelters, Transitional and
Supportive Housing are permitted in appropriate zones, consistent with State law.
Timeframe: Adopt Code Amendments within 12 months of Housing Element adoption
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Section 4: Housing Plan (DRAFT MARCH 2021) 4-23
SS3-167
City of Newport Beach -
2021-2029 HOUSING ELEMENT
Housing Goal #7
Equal housing opportunities in the City for all people.
Housing Policy 6.1: Support fair and equal housing opportunities, and environmental justice
considerations for all housing opportunities in the City.
..... _.=wicry i M I I UN AG I I UNS
Policy Action 7A: Supportive Housing / Low Barrier Navigation Centers
State law has been updated to require approval 'by right' of supportive housing with up to 50 units and low
barrier navigation centers that meet the requirements of State law. Low barrier navigation centers are
generally defined as service -enriched shelters focused on the transition of persons into permanent housing.
Low barrier navigation centers provide temporary living facilities will persons experiencing homelessness
to income, public benefits, health services, shelter, and housing. To comply with State law, The City of
Newport Beach will adopt policies, procedures, and regulations for processing this type of use as to
establish a non -discretionary local permit approval process must be provided to accommodate supportive
housing and lower barrier navigation centers per State law. In the interim, any submitted application for
this use type will be processed in accordance with State law.
The City will provide for annual monitoring of the effectiveness and appropriateness of existing adopted
policies. Should any amendments be warranted to existing policies pursuant to State law, the City will
modify its existing policies, as appropriate.
Timeframe: Adopt Code Amendments within 24 months of Housing Element adoption
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 7B: Transitional and Supportive Housing
In compliance with Senate Bill 2 (Chapter 364, Statutes 2017) and SB 745 Chapter 185, Statutes 2013 )the
City will ensure the Zoning Code is amended to encourage and facilitates emergency shelters and limits
the denial of emergency shelters and transitional and supportive housing under the Housing
Accountability Act. This Program would permit transitional and supportive housing by -right in all zones
allowing residential uses, subject only to those regulations that apply to other residential uses of the same
type in the same zone. In addition, the Zoning Code will be amended to define "supportive housing",
"target population" and "transitional housing" pursuant to state law. The City will continue to monitor
the inventory of sites appropriate to accommodate transitional and supportive housing and will work with
the appropriate organizations to ensure the needs of homeless and extremely low-income residents are
met. The City if committed to prioritizing funding and other available incentives for projects that provide
housing for homeless and extremely low-income residents whenever possible.
Section 4: Housing Plan (DRAFT MARCH 2021) 4-24
SS3-168
City of Newport Beach
2021-2029 HOUSING ELEMENT
Timeframe: Adopt Code Amendments within 12 months of Housing Element adoption
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 7C: Housing for Persons with Developmental Disabilities
The housing needs of persons with developmental disabilities are typically not fully addressed by local
zoning regulations. Persons with disabilities may require, in addition to basic affordability, slight
modifications to existing units, and in some instances, a varying range of supportive housing facilities. To
accommodate residents with developmental disabilities, the City will review and prioritize housing
construction and rehabilitation including supportive services targeted for persons with developmental
disabilities.
Newport Beach will also explore the granting of regulatory incentives, such as expedited permit
processing, and fee waivers and deferrals, to projects targeted for persons with developmental
disabilities. To further facilitate the development of units to accommodate persons with developmental
disabilities, the City will encourage development of projects targeted for special needs groups. As housing
is developed or identified, Newport Beach will collaborate 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. The City will provide information at City Hall and on
the City's website.
Timeframe: Adopt Code Amendments within 24 months of Housing Element adoption
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 7D: Fair Housing Services
The City was successful in reaching out to the community about fair housing services during the 5t" Cycle.
The City of Newport Beach will continue to 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 a minimum two public outreach and
educational workshops a year, and distribute pamphlets containing information related to fair housing in
the 6t" Cycle.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Section 4: Housing Plan (DRAFT MARCH 2021) 4-25
SS3-169
City of Newport Beach
2021-2029 MOUSING ELEMENT
Housing Goal #8
Effective and responsive housing programs and policies.
'i� Roti �aLT ��:fl
Housing Policy 7.1: Review the Housing Element on a regular basis to determine appropriateness of goals,
policies, programs, and progress of Housing Element implementation.
IMPLEMENTATION ACTIONS
Policy Action 8A: Annual Reporting Program
The City of Newport Beach shall report on the status of all housing programs as part of its annual General
Plan Review and Annual Progress Report (APR). The Annual Progress Report discusses Housing Programs
and is submitted to the California Department of Housing and Community Development in accordance
with California state law. The City will continue to annually report its efforts within the annual General
Plan Status Report including Housing Element Report provided to OPR and HCD by April 1st each year.
Timeframe: Ongoing, Annual
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 8B: Water and Sewer Service Providers
Pursuant to SB 1087, Chapter 727, Statues of 2005, the City of Newport Beach is required to deliver its
adopted housing element and any amendments thereto to local water and sewer service providers. This
legislation allows for coordination between the City and water and sewer providers when considering
approval of new residential projects, to ensure that the providers have an opportunity to provide input
on the Element. Additionally, review of the Housing Element ensures that priority for water and sewer
services is granted to projects that include units affordable to lower-income households. The City will
submit the adopted 6th Cycle Housing Element to local water and sewer providers for their review and
input.
Timeframe: Transmit document immediately upon adoption of future amendment
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Summary of Quantified Objectives
[TBD]
Section 4: Housing Plan (DRAFT MARCH 2021)
4-26
SS3-170
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City of Newport Beach
2021-2029 HOUSING ELEMENT
The following chart is a review of the City's housing project and program performance in the 2014-2021 Planning cycle. It is an evaluation of the
51" cycle's Policy Program and considers all current and existing programs and projects as well as the most current accomplishments and
effectiveness and appropriateness.
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
Policy 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.
1.1.1
Prepare quarterly
The building inspectors and code enforcement officers
Ongoing
Improve housing quality
report on code
continually enforce code regulations, abatement violations,
In accordancewith
and prevent deterioration
enforcement activities
and nuisances.
State Law, the City will
of existing neighborhoods
continue to enforce
by strictly enforcing
The City conducts quarterly reports on code enforcement
Building Code
Building Code regulations
activities and keeps them on file at City Hall.
regulations and address
and abating Code violations
• In 2020, the CityCouncil awardedfunding for the
violations and
and nuisances.
Senior Home Assistance Repair Program.
nuisances.
1.1.2
Through Code
On April 29, 2015, the Citypublished Requestfor Proposal
Ongoing
I nvestigate the use of
Enforcement
(RFP) No. 15-55 for use of the City's Affordable Housing
During the 51" Cycle
federal funds and local
notifications and
Fund toward affordable housing development or
Planning Period, the
funds, including
correction activities,
programming. Three projects received approval of the
Citywas successful in
Community Development
attempt to identify
funding from City Council on November 24, 2015:
providing additional
Block Grants (CDBG) and
property owners in
funding to 3 projects
the Affordable Housing
need of financial
1. Senior Home Assistance Repair Program (SHARP)-
that resulted in new
Fund, to provide technical
assistance and overall
An agreement with Habitat for Humanity Orange
affordable housing
and/or financial assistance,
resource allocation for
County (Habitat OC)granted up to $600,000for
units for low-income
if necessary, to existing
a rehabilitation
critical home repairfor low-income seniors. The
seniors and veterans
lower- and moderate-
program. Attend
total the City has used in the program to date is
and in the
income, owner occupants
quarterly OCHA(Cities
$243,466 for a total of 11 projects.
rehabilitation of
of residential properties
I Advisory Committee)
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
A-1
SS3-172
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
through low-interest loans
meetings to keep up to
o In 2020, the program worked on 2 projects
residences belonging to
or emergencygrants to
date on rehabilitation
and expended a total of $9,222.11. Projects
lower income seniors.
rehabilitate and encourage
programs offered by
included home weatherization, roof repair
The Citywill continue
the preservation of existing
the County and
and accessibility modifications. The total
to seekfunding
housing stock.
investigatethe
we have used in the program to date is
opportunities from
availability of federal
$228,023 for a total of 11 projects.
federal and local funds
funds in February of
o In 2019, the City worked on 2 projects and
for lower- and
each year, when new
expended a total of $30,682. Projects
moderate -income
funding opportunities
included home weatherization, roof repair
households. This will
aretypically
and accessibility modifications.
continue assisting
announced.
o In 2018, there was $194,000 spent with 8
seniors and lower
projects completed and 1 in the process at
income households in
the end of the year. These projects include
maintaining their
repairing and weatherizing roofing,
homes and incentivizes
bringing landscaping up to code, repairing
developers to create
stairs and railings, and replacing furnaces
affordable housing for
and windows.
the community.
o In 2017, the first project was completed in
West Newport in March 2017. The second
project was completed in Corona del Mar in
October 2017. The third and fourth projects
were close to completion in Bayview and
Santa Ana Heights in December 2017.
Additionally, there were 3 projects in the
application process in 2017 in West
Newport Mesa, Bayside Village, and
Peninsula Point.
o In 2016, the first project was funded and
underway in West Newport in December
2016 to repair the following: siding, roof,
paint, chimney, faucets, outlets, smoke and
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
A-2
SS3-173
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
carbon monoxide detectors. Anticipated
completion is early 2017. The second
project was in the initial inspection phases
at a Santa Ana Heights residence for
exterior clean-up items to address code
enforcement issues such as landscape,
garage door, paint and a broken window
2. An agreementwith Community Development
Partners granting $1,975,000to assist withthe
acquisition, rehabilitation and conversion of an
existing 12 -unit apartment building located at 6001
Coast Boulevard for affordable housing — 6 for low-
income veterans and 6 with a priority for low-
income seniors and veterans (The Cove, formally
known as the Newport Veterans Project). In June
2017, the project closed on construction financing.
Building permits were issued and construction
began in July 2017. The lease -up of the units were
completed in 2018.
3. Seaview Lutheran Plaza Project—Seaview
Lutheran Plaza was awarded $1.6 million to assist
with the rehabilitation of an existing 100 -unit
apartment building that is affordable to low-income
seniors located at 2800 Pacific View Drive. On July
26, 2016, the Cityand Seaview Lutheran entered
into an affordable housing grant agreementfor
$800,000 of the award for upgrades to existing
bathrooms. The design and permits were approved
late 2016 and construction was underway
throughout 2017. By spring 2018 all 100 units were
complete. The grant agreement extended the
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
A-3
SS3-174
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
affordability requirement through 2069.
Subsequent to the grant, Seaview Lutheran decided
to not pursue the remaining $800,000 for a loan 3
PROGRAM STATUS agreement. Therefore, this
money remains in the City's affordable housing
account.
1.1.3
Use Chapter 20.34
On October 29, 2019, the Community Development
Removed
Require replacement of
"Conversion or
Director determined that Newport Beach Municipal Code
This policy action is no
housing demolished within
Demolition of
(NBMC) Chapters 20.34 and 21.34 (Conversion of
longer being considered
the Coasta I Zone when
Affordable Housing" to
Demolition of Affordable Housing) are no longer required.
at this time. The City is
housing is or has been
implement Program
These chapters of the NBMC implement the Mello Act
continuing to look for
occupied by very low—,
continuously as
(Government Code Sections 65590 - 65590.1 Low- and
ways to protect and
low-, and moderate-
projects are submitted.
Moderate -Income Housing Within the Coastal Zone). The
create affordable
income households within
regulations require the replacement of housing units lost
housing through the 6th
the preceding 12 months.
within the coastal zonethat are occupied by low- and
Cycle Policy Actions and
The Cityshall prohibit
moderate -income households under certain circumstances
Sites Inventory.
demolition unless a
when feasible. Both the NBMC andthe Mello Act provide
determination of
when there is less than 50 acres in aggregate, of privately
consistencywith
owned, vacant land available for residential use within the
Government Code Section
City's coastal zone, and 3 miles therefrom, the replacement
65590 has been made. The
requirement is not required.
specific provisions
implementing replacement
The Planning Division completed a land use inventory in
unit requirements are
October 2019 to determine if 50 aggregate acres of
contained in Chapter 20.34
privately owned, vacant land is available for residential use
of the Municipal Code.
within the City's coastal zone and within 3 miles inland of
the coastal zone. The inventory conducted found less than
50 qualifying acres.
1.1.4
Continuously
This City report allows the Cityto verify that its residential
Ongoing
The Citywill continue to
implement program as
buildings meet zoning and building code requirements, life
The Citywill continue
implement the Residential
1 RBR applications are
I safety requirements as set forth by the City's Municipal
I implementing the RBR
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
SS3-175
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
Building Records (RBR)
submitted to the City.
Code, and fulfill the State's requirement that all homes
program through the
program to reduce and
Promote the
have both smoke detectors and seismic strapping of water
6t" Planning Cycle. This
prevent violations of
availability of program
heaters (California Health and Safety Code, Section 19211).
allows the City to track
building and zoning
to the public and local
• In 2020, there were 1,629 RBRs processed.
the sale of properties,
ordinances by providing a
real estate
• In 2019, there were 1,405 RBRs processed.
ensurethe home meets
report to the all parties
professionals by
. In 2018, there were 1,059 RBRs processed.
Code regulations for life
involved in a transaction of
maintaining
. In 2017, there were 1,547 RBRs processed.
and safety purposes,
sale of residential
information on website
. In 2016, there were 1,447 RBRs processed.
and provide new
properties, and providing
and developing
. In 2015, there were 1,432 RBRs processed.
homeowners with
an opportunity to inspect
brochure and other
0 In 2014, there were 1,392 RBRs processed.
detailed information on
properties to identify
promotional materials.
the permitting history
potentially hazardous
of their property.
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.
Policy 2.1
Encourage preservation of existing and provision of new housing affordable to extremely low-, very low-, low-, and moderate -income
households.
2.1.1
Complete vacancy
A vaca ncy rate survey is completed upon receiving an
Modified. This program
Maintain rental
rate survey upon
application for the conversion of 15 or more rental units to
was ongoing during the
opportunities by restricting
submittal of
condominiums. Between 2014 and 2020 no project of 15 or
5t" cycle; however, no
conversions of rental units
condominium
more units were submitted.
projects of this nature
to condominiums in a
conversion application
were submitted. The
development containing 15
of 15 or more units.
program is important in
or more units unless the
I
I
retaining the City's
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
A-5
SS3-176
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
vacancy rate in Newport
existing rental housing
Beach for rental housing is
and will be continued in
an average of 5 percent or
the 61h cycle with
higher for 4 consecutive
appropriate
quarters, and unless the
modifications.
property owner complies
with condominium
conversion regulations
contained in Chapter 19.64
of the Newport Beach
Municipal Code.
2.1.2
Continuously
Pending applications that include affordable housing will be
Ongoing
Take all feasible actions,
implement program as
expedited.
The Citywill continue
through use of
affordable housing
• 2020: Newport Airport Village
to promote the
development agreements,
projects are submitted
. 2020: Residences at 4040 Von Karmen 2019: 4 very
development of
expedited development
to the City.
low-income applications submitted (1 ADU and 3
affordable housing by
review, and expedited
multi -unit).
expediting the
processing of grading,
• 2018: 3 very low-income applications submitted (3
development process.
building and other
ADUs).
The Regional Housing
development permits, to
Needs Allocation
ensure expedient
(RHNA) requires the
construction and
City to add 2,381 lower
occupancyfor projects
income homes and
approved with lower- and
1,048 moderate income
moderate -income housing
homes; this policy
requirements.
action incentivizes the
development of such
housing.
2.1.3
Continuously
The issuance of tax-exempt mortgage revenue bonds is
Modify
Participate with the County
implement program
project driven, and the developer typically applies for the
The Citywill continue
of Orange in the issuance
I per project submittal
bonds.
to incentivize the
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
SS3-177
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
of tax-exempt mortgage
as the developer
No applications were received, 2020-2014.
development of
revenue bonds to facilitate
applies for these
affordable housing
and assist infinancing,
bonds.
units; however, the
development and
policy will be adjusted
construction of housing
to include the
affordable to low and
promotion of available
moderate -income
bonds to the public and
households.
developers.
2.1.4
Complete review by
Annual compliance monitoring has been conducted for
Ongoing
Conduct an annual
the last quarter of each
2014-2020 and the report for the City's income- and rent-
The Citywill continue
compliance -monitoring
year and report within
restricted units by Priscila Davila &Associates, Inc.
to maintain the
program for units required
the annual General
(consultant) found all units in compliance.
availability of
to be occupied by very low-
Plan Status Report
affordable housing
, low-, and moderate-
including Housing
units for lower income
income households.
Element Report
and moderate -income
provided to OPR and
households.
HCD by April 1st each
year.
2.1.5
Continuously
In 2018 the building permitfees werewaived for the
Ongoing
Provide entitlement
implement program as
Seaview Lutheran Plaza Project. Planning staff assisted as a
The City, in accordance
assistance, expedited
affordable housing
liaison between the applicant and the Building Division to
with recent updates to
entitlement processing,
projects are submitted
assist in resolving Building Code issues during the plan
State Law, will continue
and waive application
to the City.
check process for the Seaview Lutheran Plaza Project and
to promote the
processing fees for
assisted with coordinating plan check and expediting
development of
developments in which 5
permitting for the Newport Beach Veterans project.
affordable housing by
percent of units are
committing to taking
affordable to extremely
actions within the
low-income households. To
2021-2029 Housing
be eligible for a fee waiver,
Element to expedite
the units shall be subject to
the entitlement
an affordability covenant
process.
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
A-7
SS3-178
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
for a minimum duration of
30 years. The affordable
units provided shall be
granted waiver of parkin -
lieu fees (if applicable) and
traffic fairshare fees.
2.1.6
Continuously
In 2020, the City released an RFQfor Permeant Supportive
Ongoing
Affordable housing
implement program as
Housing consultant to assist the City in developing a PSH.
The Citywill continue
developments providing
affordable housing
See status of Program 1.1.2.
to prioritize the
units affordable to
projects are submitted
creation or conversion
extremely low-income
to the City.
of housing units for
households shall be given
extremely low-income
the highest priority for use
households.
of Affordable Housing Fund
monies.
Policy 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.
2.2.1
Update brochure as
A brochure is maintained and provided on the City website
Ongoing
Maintain a brochure of
needed to provide
and in the public lobby.
The Citywill continue
incentives offered by the
updated information
to promote affordable
Cityfor the development of
regarding incentives
housing to the
affordable housing
including updated fees
community. The City
including fee waivers,
and a referencetothe
will continue in the 61h
expedited processing,
most up to date Site
Cycle planning period
density bonuses, and other
Analysis and Inventory.
to pursue methods of
incentives. Provide a copy
outreaching to the local
of this brochure at the
development
Planning Counter, the
community, including
website and also provide a
non-profit developers,
to explore partnerships.
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
SS3-179
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
copy to potential
developers.
2.2.2
Continuously
The Cityprovides financial assistance based ona project by
Ongoing
The Cityshall provide more
implement program as
project analysis, depending on need and overall project
The Citywill continue
assistancefor projects that
housing projects are
merits.
to provide assistance,
provide a higher number of
submitted to the City.
through CDBG funds or
affordable units or a
This program was considered in evaluating the proposals
the City's Affordable
greater level of
for the RFP and choosing the projects described in Program
Housing Fund, for
affordability. At least 15
1.1.2.
projects that provide a
percent of units shall be
higher number of
affordable when assistance
affordable housing
is provided from
units.
Community Development
Block Grant (CDBG) funds
or the City's Affordable
Housing Fund.
2.2.3
Use Zoning Code
See status of Program 1.1.3.
Ongoing
For new developments
Chapter20.34
The Citywill continue
proposed in the Coastal
"Conversion or
The Cityuses NBMC Chapter 20.34Conversion or
to ensure the number
Zone areas of the City, the
Demolition of
Demolition of Affordable Housing by monitoring demolition
of affordable housing
Cityshall follow
Affordable Housing" to
requests and permits. One applicable project (PA2018-051)
options within the City
Government Code Section
implement this
was submitted in 2018, requesting the demolition of 4
is not decreased. The
65590 and Title 20.
program continuously
units; none of the 4 units were found to be occupied by
61" Cycle RHNA
All required affordable
as projects are
low- or moderate -income households.
calculations add to the
units shall have restrictions
submitted.
number of needed
to maintain their
Resultingfrom Mello Act Compliancefor the Echo Beach
affordable housing
affordability for a minimum
project approved in 2014, 6 existing studio units at 305 E.
units, therefore
of 30 years.
BayAvenue were remodeled and converted to very low and
maintaining the
low-income rental units in 2016. The units were available to
affordability of units
rent in 2017.
does not add to the
amount the City must
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
SS3-180
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
develop between 2021
and 2029.
2.2.4
Continuously
Staff continues to include this affordability restriction as a
Ongoing
All required affordable
implement program as
standard condition on all affordable housing projects,
The Citywill continue
units shall have restrictions
housing
unless an otherwise longer affordability covenant is agreed
to maintain a 30 -year
to maintain their
projects are submitted
upon.
minimum restriction for
affordability for a minimum
to the City.
affordable housing
of 30 years.
On February 21, 2019, the 350 -unit Newport Crossings
units to protect
Mixed -Use Project was approved, which includes 78 units
residents currently
affordable to low-income households. 52 units were
residing in such units
restricted for a term of 55 years in compliance with density
and, in conjunction
bonus law and the remaining 26 non -density bonus units
with other policy
were restricted for a term of 30 years.
actions, incentivize the
development of
The Newport Veterans project has an affordability
affordable housing in
requirement of 50 years and the Seaview Lutheran project
the City.
will add 30 additional years to their existing requirement,
resulting in a new expiration date of 2069.
2.2.5
Continuously
A brochure has been created and distributed that outlines
Ongoing
Advise and educate
implement program as
development incentives and entitlement assistance
The Citywill continue
existing landowners and
prospective developers
available in the City. The brochure is maintained at the
to promote affordable
prospective developers of
contact City seeking
public counter in Bay C at the Civic Center and on the City
housing sites to
affordable housing
development
website.
prospective developers.
development opportunities
information. Maintain
The 61" Cycle Housing
available within the
a designated staff
Element will identify
Banning Ranch, Airport
person that can be
opportunity sites for
Area, Newport Mesa,
contacted to provide
housing that should be
Newport Center, Mariners'
housing opportunity
actively presented to
Mile, West Newport
information and
developers through this
incentives for
policy action.
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
A-10
SS3-181
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
Highway, and Balboa
development of
Peninsula areas.
affordable housing.
2.2.6
Attend quarterlyOCHA
Citystaffattends Orange County Housing Authority (OCHA)
Ongoing
Participate in other
(Cities Advisory
Cities Advisory Committee meetings to keep up-to-date
The Citywill continue
programs that assist
Committee) meetings
with programs that assist inthe production of housing.
to participate in OCHA
production of housing.
to keep up to date on
meetings and programs
rehabilitation programs
that assist in the
offered by the County
production of housing.
in order to
This policy action is
continuously inform
necessary in order to
homeowners and
achieve other actions
rental property owners
(2.2. 1) that inform the
within the City of
public of funding
opportunities and to
opportunities and
encourage
programs to further
preservation of existing
develop the City's
housing stock.
housing stock.
2.2.7
Provide a copy of the
In 2017, the Newport Crossings Mixed -Use project, a 350-
Ongoing
New developments that
Housing Element to
dwelling unit mixed-use development, was submitted within
The Citywill continue
provide housing for lower-
water and sewer
the Airport Area under the Residential Overlay of the
to incentivize the
income households that
service providers.
Newport Place Planned Community. The proposed project
production of
help meet regional needs
Pursuant to state law,
includes 78 dwelling units affordable to low-income
affordable housing
shall have priority for the
water and sewer
households. The Environmental Impact Report (EIR) was
units by prioritize the
provision of available and
providers mustgrant
certified and the project was approved by the Planning
allocation of resources
future resources or
priority to
towards new
services, including water
developments that
Commission on February 21, 2019. The EIR concluded that
development that
and sewersupply and
include housing units
adequate water and sewer capacity exist to support the
provide housing for
services.
affordable to lower-
development. The plan check for construction drawing
lower income
income households
review
households.
which is implemented
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
A-11
SS3-182
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
continuously as these
was submitted on November 17, 2020, with building permit
projects are submitted.
issuance expected in Summer 2021.
2.2.8
Continuously
Implemented as projects are submitted. Density bonus
Ongoing
Implement Chapter 20.32
implement program as
information and incentives are included in an informational
In accordancewith
(Density Bonus) of the
housing projects are
brochure available to the public.
State Law, the City will
Zoning Code and educate
submitted to the City.
continue to provide
interested developers
In 2017, the Newport Crossings Mixed -Use project, a 350-
density bonuses to
about the benefits of
dwelling unit mixed-use development, was submitted
developments that
density bonuses and
within the Airport Area under the Residential Overlay of the
provide housing to
related incentives for the
Newport Place Planned Community. In exchange for
lower income
development of housing
providing 78 units affordable to low-income households,
households. This action
that is affordable to very
the developer has requested a density bonus of 91 units (35
proved successful
low-, low-, and moderate-
percent bonus), an incentive to allow for flexibility with unit
during the 51h Planning
income households and
mix, and a development waiver of building height. The
Cycle as 3 projects
senior citizens.
Environmental Impact Report (El R)was certified and the
applied for density
project was approved by the Planning Commission on
bonuses that resulted
February 21, 2019.
in the creation of 94
affordable housing
In December 2019, an application was submittedfor a new
units for lower income
mixed-use development located at 2510 West Coast
households.
Highwaythat includes the development of 36 dwelling
units, 3 of which would be restricted for very low-income
households. In exchange for providing the very low-income
units, the developer has requested a density bonus of 9
units (35 percent bonus) and development waiver of
building height. The project was approved by the Planning
Commission in February of 2021 and is pending review by
the City Council.
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
A-12
SS3-183
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
In 2020 an application was submitted for Residences at
4400 Von Karman, which included 312 apartments of which
13 very -low income housing units. The project was
approved by the City Council in February 2021. Newport
Airport Village - A General Plan Amendment, Planned
Community Development Plan (PCDP), and a Development
Agreement that would allow for the future redevelopment
of the 16.46 -acre property with up to 444 dwelling units
(329 base units and 11S density bonus units) and 297,572
squarefeet of retail, office, and other airport supporting
uses. The project was approved by City Council on
September 22, 2020.
Residences at 4400 Von Karman- In 2020, the former Koll
Center Residences project was actively reviewed under a
new project submittal called The Residences at 4400Von
Karman. The request consists of 637rezoning nonresidential
property to mixed-use land uses, including up to 260
residential units plus an allowance for density bonus units
up to a total of 312 units (13 Very -Low Income units). On
November 5, 2020, the Planning Commission considered
the project and recommended approval to the City Council.
The City Council approved the project on February 9, 2021,
outside the reporting period.
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
A-13
SS3-184
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
Policy 2.3
Approve, wherever feasible and appropriate, mixed residential and commercial use developments that improve the balance between housing
and jobs.
2.3.1
Continuously
In conjunction with the environmental review required
Ongoing
Study housing impacts of
implement program as
under the California Environmental Quality Act (CEQA),
The Citywill continue
proposed major
major
potential impacts to population, housing, and employment
to analyze the impacts
commercial/industrial
commercial/industrial
is reviewed and analyzed. Recent development trends have
of proposed
projects during the
projects are submitted
consisted of redevelopment of commercial and industrial
commercial and
development review
to the City.
sites for residential development or mixed-use, which has
industrial projects on
process. Priorto project
created new housing opportunities in the City.
housing the City. While
approval, a housing impact
no projects were
assessment shall be
No major commercial/industrial projects were submitted in
proposed between
developed by the City with
2020-2014.
2014 and 2019 that
the active involvement of
triggeredthe
the developer. Such
requirement for an
assessment shall indicate
impact assessment, the
the magnitude of jobs to
analysis in coordination
be created by the project,
with CEQA identifies
where housing
potential effects on
opportunities are expected
housing and the City's
to be available, and what
ability to reach RHNA
measures (public and
allocations.
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.
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
A-14
SS3-185
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
Policy 3
Mitigate potential governmental constraints to housing production and affordability by increasing the Cityof Newport Beach role in facilitating
construction of affordable housing for all income groups.
3.1.1
Continuously
The City prioritizes the development review process for all
Ongoing
Provide a streamlined
implement program as
affordable housing projects.
The City has been
"fast-track" development
housing projects are
successful in
review process for
submitted to the City.
The renovation for the Cove project, the Seaview Lutheran
streamlining projects
proposed affordable
rehabilitation and any Senior Home Repair Program
that add to the
housing developments.
rehabilitation projects were provided "fast-track" plan
affordable housing
check.
stockof Newport
Beach. The City will
continue to streamline
and "fast-track" the
development review
process of affordable
housing to incentivize
developers to create
affordable housing.
3.1.2
Continuously
The City considers density bonuses and other incentives on
Ongoing
When a residential
implement provisions
a project -by project basis. Chapter 20.32 (Density Bonus) is
In accordance with
developer agrees to
of Chapter 20.32
included in the Zoning Code and is implemented as projects
State Law, the City will
construct housing for
Density Bonus in the
are submitted.
continue to provide
persons and families of
Zoning Code as housing
density bonuses to
very low, low, and
projects are submitted
As mentioned in Program 2.2.8, the approved Newport
developments that
moderate income above
to the City.
Crossings Mixed Use project includes 78 units affordable to
provide housing to
mandated requirements,
low-income households, and the developer has requested a
lower income
the Cityshall either (1)
density bonus of 91 units (35 percent bonus), an incentive
households.
grant a density bonus as
to allow for flexibility with unit mix, and a development
required by state law, or
waiver of building height.
(2) provide other incentives
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
A-15
SS3-186
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
of equivalent financial
Additionally, a 2020 development, Residences at 4400 Von
value.
Karman Project includes 312 apartment units (2510 West
Coast Highway). Ofwhich, 13 were designated very -low
income.
3.1.3
Work with the
Waivers and incentives are considered by the Planning
Ongoing
Develop a pre -approved list
Affordable Housing
Commission and City Council on a project -by -project basis.
The Citywill continue
of incentives and
Task Force to develop
Staff received information from the Department of Housing
coordinating with HCD
qualifications for such
the list and obtain City
and Community Development (HCD) on examples of pre-
to develop pre -
incentives to promote the
Council approval by Fall
approved incentive programs from the City of Los Angeles
approved incentives for
development of affordable
2014.
and the Cityof Anaheim. Staff will continue research with
developing affordable
housing. Such incentives
HCDtodevelop pre -approved incentives.
housing and review the
include the waiver of
eligibility of projects for
application and
As mentioned in Program 2.2.8, the Newport Crossings
fee waivers and
development fees or
Mixed -Use project includes 78 units affordable to low-
incentives.
modification to
income households, and the developer has requested a
development standards
density bonus of 91 units (35 percent), an incentive to allow
(e.g., setbacks, lot
for flexibility with unit mix, and a development waiver of
coverage, etc.).
building height.
As mentioned in Program 2.2.8, the Newport Crossings
Mixed -Use project includes 78 units affordable to low-
income households, and the developer has requested a
density bonus of 91 units (35 percent bonus), an incentive
to allow for flexibility with unit mix, and a development
waiver of building height. The plan check for construction
drawing review was submitted on November 17, 2020, with
building permit issuance expected in Summer 2021.
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
A-16
SS3-187
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
Policy 3.2
Enable construction of new housing units sufficient to meet Cityquantified goals by identifying adequate sites for their construction.
Development of new housing will not be allowed within theJohn Wayne Airport (JWA) 65 dB CNELcontour, no largerthanshown on the 1985
JWA Master Plan.
3.2.1
Continuously
The Citycontinually monitors requests for zone changes of
Ongoing
When requested by
implement program as
vacant and developed properties from nonresidential to
The City has been
property owners, the City
property owners bring
residential and approves when determined to be
successful in rezoning
shall approve rezoning of
their requests to the
compatible and feasible. When approved, these sites are
properties from
developed or vacant
City.
mapped for residential uses on both the Zoning District
nonresidential to
property from
Map and General Plan Land Use Map.
residential uses. The 6th
nonresidential to
Cycle Housing Element
residential uses when
Residences at 4400 Von Karman- In 2020, the former Koll
identifies potential sites
appropriate. These rezoned
Center Residences project was actively reviewed under a
that could be rezoned
properties shall be added
new project submittal called The Residences at 4400 Von
to permit housing
to the list of sites for
Karman. The request consists of rezoning nonresidential
developments. The City
residential development.
property to mixed-use land uses, including up to 260
will continue to review
residential units plus an allowance for density bonus units
rezoning applications
up to a total of 312 units (13 Very -Low Income units). On
when appropriate for
November 5, 2020, the Planning Commission considered
housing development.
the project and recommended approval to the City Council.
The City Council approved the project on February 9, 2021,
outside the reporting period.
Newport Airport Village - A General Plan Amendment,
Planned Community Development Plan (PCDP), and a
Development Agreement that would allow for the future
redevelopment of the 16.46 -acre property with up to 444
dwelling units (329 base units and 115 density bonus units)
and 297,572 square feet of retail, office, and other airport
supporting uses. The project was approved by City Council
on September 22, 2020.
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
A-17
SS3-188
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
Residences at Newport Center - Redevelopment of an
underutilized commercial site in Newport Center to
develop 28 condominiums. The project was submitted to
the City in February 2020 and the application was deemed
complete in December 2020. The City is currently preparing
the draft environmental impact report for public
distribution in the spring 2021.
2510 West Coast Highway- In December 2019, an
application was submittedfor a new mixed-use
development located at 2510 West Coast Highwaythat
includes the development of 35 dwelling units, 3 of which
would be restricted for Very Low Income households. In
exchangefor providing the Very Low Income units, the
developer has requested a density bonus of 9 units (35
percent bonus), a development waiver for building height
and a waiver regarding the unit mix. The project was
approved by the Planning Commission in February 2021,
and the decision will be reviewed by the City Council.
In 2012, the Cityadopted an amendment to the North
Newport Center Planned Community and approved an
additional 79 residential units for construction within North
Newport Center. The amendment now allows for the total
construction of up to 524 residential units within the San
Joaquin Plaza sub -area. On December 12, 2013, plans were
submitted for the construction of 524 -unit apartment
complex and building permits and demolition permits were
issued in November 2014. Construction commenced in late
2014 and was completed in Summer 2017.
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
SS3-189
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
3.2.2
Continuously
The Residential Overlay of the Newport Place Planned
Ongoing
Recognizing that General
implement program as
Community implements this program by providing an
Through this policy, the
Plan Policy LU6.1S.6 may
projects are submitted
exception to the 10 -acre site requirement for residential
City has successfully
result in a potential
to the City.
development projects in the Airport Area that include a
added 734 new units, of
constraint to the
minimum of 30 percent of the units affordable to lower
which 193 are reserved
development of affordable
income households.
for lower incomes.
housing in the Airport Area,
To overcome
the Cityshall maintain an
In 2017, the Newport Crossings Mixed -Use project, a 350
constraints tothe
exception to the minimum
dwelling unit mixed-use development was approved within
development of
10 -acre site requirement
the Airport Area under the Residential Overlay. In exchange
housing, and
for projects that include a
for providing 78 units affordable to low-income
specifically affordable
minimum of 30 percent of
households, the project is eligible for the 10 -acre site
housing, the City will
the units affordable to
requirement, a 91 -unit density bonus, and development
continue to provide
lower income households.
incentives and waivers. The application included a Site
exceptions to the
It is recognized that
Development Reviewto ensure that the sufficient
minimum 10 -acre site
allowing a smallerscale
amenities and neighborhood integration improvements are
requirement when 30
development within an
provided. The project provides extensive on-site
percent or more of the
established commercial
recreational amenities, including separate pool,
units are proposed to
and industrial area may
entertainment, and lounge courtyards with eating, seating,
be affordable.
result in land use
and barbeque space; a rooftop terrace; a fifth -level view
compatibility problems and
deck; a club room for entertainment and gatherings; and a
result in a residential
fitness facility. In addition, a 0.5 -acre public park is
development that does not
proposed to be constructed and dedicated to the City, and
provide sufficient
a public plaza is located in front of the retail shops facing
amenities (i.e. parks)
the main corner of the project at Corinthian Way and
and/or necessary
Martingale Way. The plan checkfor construction drawing
improvements (i.e.
review was submitted on November 17, 2020, with building
pedestrian walkways).
permit issuance expected in Summer 2021.
Therefore, it is imperative
that the exception includes
In 2019, the Newport Crossings Mixed -Use project, a 350
provisions for adequate
dwelling unit mixed-use development was approved within
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
A-19
SS3-190
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
amenities, design
the Airport Area under the Residential Overlay. In exchange
considerations for the
for providing 78 units affordable to low-income
future integration into a
households, the project is eligible for the 10 -acre site
larger residential village,
requirement, a 91 -unit density bonus, and development
and a requirement to
incentives and waivers. The application included a Site
ensure collaboration with
Development Reviewto ensure that the sufficient
future developers in the
amenities and neighborhood integration improvements are
area.
provided. The project provides extensive on-site
recreational amenities, including separate pool,
entertainment, and lounge courtyards with eating, seating,
and barbeque space; a rooftop terrace; a fifth -level view
deck; a club room for entertainment and gatherings; and a
fitness facility. In addition, a 0.5- acre public park is
proposed to be constructed and dedicated to the City, and
a public plaza is located in front of the retail shops facing
the main corner of the project at Corinthian Way and
Martingale Way.
3.2.3
Continuously
Appendix H3 is the Sites Analysis and Inventory which
Ongoing
The Citywill encourage and
implement program as
identifies sites that can be developed for housing within the
AB 1486 requires that
facilitate residential and
housing projects are
planning period and that are sufficientto provide for the
the Cityidentify and
mixed-use development on
submitted to the City.
City's share of the regional housing need allocation to
provide a list of sites
vacant and
Review and update as
provide realistic opportunities for the provision of housing
designated in the sites
underdeveloped sites listed
necessarythe Site
to all income segments within the community. Appendix H3
inventory if they are
in Appendix H3 by
Analysis and Inventory
can be found in the Housing Element available at the
owner by the City.
providing technical
and provide
Planning Division or online at:
assistance to interested
information to
http://www.newportbeachca.gov/index.aspx?page=2087
Through the 6t" Housing
developers with site
interested developers.
Element Planning Cycle,
identification and
The City has completed the following:
the Citywill reviewthe
entitlement processing.
1. A user-friendly Sites Analysis and Inventory is on the
opportunity sites
The Citywill support
City's website.
identified and continue
developers funding
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
A-20
SS3-191
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
applications from other
2. A brochure is available on the website and in the public
marketing opportunity
agencies and programs.
lobby that promotes the incentives and opportunities for
sites.
The City will post the Sites
affordable housing projects, which includes information of
Analysis and Inventory on
the City's Sites Analysis and Inventory.
the City's webpage and
3. A layer and note have been added in the City's
marketing materials for
Geographic Information System (GIS) to identify sites within
residential and mixed-use
the inventory to assist staff in providing information to
opportunity sites, and it
interested developers.
will equally encourage and
The Citywill encourage density bonus and offer incentives
market the sites for both
to interested developers.
for -sale development and
rental development. To
Effective January 1, 2020, State law (Assembly Bill 1486,
encourage the
Statutes of 2019) requires a listing of sites owned by the
development of affordable
City, that are included in the sites inventory, and that have
housing within residential
been sold, leased, or otherwise disposed of in the prior
and mixed-use
year. The list shall include the entity to whom each site was
developments, the City
transferred and their intended use. The Citydoes not own
shall educate developers of
any of the sites listed in the current housing opportunity
the benefits of density
sites; therefore, no listing of sites is provided.
bonuses and related
incentives, identify
potential funding
opportunities, offer
expedited entitlement
processing, and offer fee
waivers and/or deferrals.
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
A-21
SS3-192
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
3.2.4
Annually report staff's
The City has significant projects on sites identified as
Ongoing
The Citywill monitor and
findings within the
underutilized:
The City has been
evaluate the development
annual General Plan
• In 2019, construction began the development of
successful in identifying
of vacant and
Status Report including
the Plaza Corona del Mar project, 6 detached
underutilized sites and
underdeveloped parcels on
Housing Element
residential condominiums units on an identified
aiding/facilitating the
an annual basis and report
Report provided to
vacant site in Corona del Mar. Building permits
development of
the success of strategies to
OPR and HCD by April
were issued in 2017.
housing on said
encourage residential
1st each year.
• Uptown Newport was approved in February 2013,
properties.
development in its Annual
for the construction of up to 1,244 residential units,
Progress Reports required
11,500square feet of retail commercial, and 2.05
The Citywill continue
pursuant to Government
acres of park space. The Uptown Newport Planned
to seekout
Code 65400. If identified
Community requires densities between 30 du/acre
underutilized sites at
strategies are not
and 50 du/acre, consistent with the densities of the
the time of the annual
successful in generating
General Plan, and allows additional density
General Plan Status
development interest, the
opportunities with a density bonus. Construction of
Report or OPR and
Citywill respond to market
the first phase of the project (462 apartment units,
HCD.
conditions and will revise
including 91 affordable units) began in 2014 and
or add additional
227 of these units were completed and finalized in
incentives.
2019.
• The Newport Crossings Mixed -Use project is
located on a site identified as underutilized. The
project was submitted in 2017 and was under
review in 2018. The project includes the
development of 350 residential apartment units,
including 78 units affordable to low-income
households. The Environmental Impact Report (EIR)
was certified and the project was approved by the
Planning Commission on February 21, 2019.
• Residences at4400Von Karman - In 2020, the
former Koll Center Residences project was actively
reviewed under a new project submittal called The
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
A-22
SS3-193
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
Residences at 4400 Von Karman. The request
consists of rezoning nonresidential property to
mixed-use land uses, including up to 260 residential
units plus an allowance for density bonus units up
to a total of 312 units (13 Very -Low Income units).
On November 5, 2020, the Planning Commission
considered the project and recommended approval
to the City Council. The City Council approved the
project on February 9, 2021, outside the reporting
period.
• Newport Airport Village- A General Plan
Amendment, Planned Community Development
Plan (PCDP), and a Development Agreementthat
would allow for the future redevelopment of the
16.46 -acre property with up to 444 dwelling units
(329 base units and 11S density bonus units) and
297,572 square feet of retail, office, and other
airport supporting uses. The project was approved
by City Council on September 22, 2020.
• Residences at Newport Center— Redevelopment of
an underutilized commercial site in Newport Center
to develop 28 condominiums. The project was
submitted to the City in February 2020 and the
application was deemed complete in December of
2020. The City is currently preparing the draft
environmental impact report for public distribution
in the spring of 2021.
• Newport Village Mixed Use — Redevelopment of
underutilized commercial sites for a new mix -use
development including 14 residential
condominiums and 108 Apartments on the North
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
A-23
SS3-194
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
and South sides of West Coast Highway The project
was submitted in 2017 and has undergone several
design revisions. In 2020, the City reviewed revised
plans and continued preparation of the draft
environmental impact report. The applicant and
consultant prepared multiple technical studies for
review. The City anticipates public release of the
draft EI R in mid to late 2021.
• In December 2019, an application was submitted
for a new mixed-use development located at 2510
West Coast Highway that includes the
development of 36 dwelling units, 3 of which would
be restricted for very low-income households. In
exchange for providing the very low-income units,
the developer has requested a density bonus of 9
units (35 percent bonus) and development waiver
of building height. The project was approved by the
in February 2021 and is currently pending City
Council review.
• The VUE Newport (formally known as Newport Bay
Marina) project was identified as an underutilized
site. The project was approved by the City in 2007
and the Coastal Commission in 2009 and permitted
the development of 27 residential condominium
units and 36,OOOsquare feet of commercialfloor
area. The units were completed and for sale in
2017.
• In 2020 an application was submittedfor
Residences at 4400 Von Karman, which included
312 apartments of which 13 very -low income
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
A-24
SS3-195
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
housing units. The project was approved by the City
Council in February of 2021.
Policy 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 Cityand local resources. They include efforts to secure additional resources from public and private sectors should they become
available.
4.1.1
Conduct as part of the
Staff maintains an updated contact list for affordable units
Ongoing
Annually contact owners of
annual compliance
in conjunction with the 2014-2021 Housing Element. LDM
The Citywill continue
affordable units for those
monitoring program
Associates (consultant) included this information that was
to annually update its
developments listed as part
required by Program
sent to the owners as a part of the annual monitoring.
monitoring list of
of the City's annual
2.1.4. Contact list shall
During the RFP process for the expenditure of the
affordable housing
monitoring of affordable
be provided on City
affordable housing funds, the Cityand LDM Associates
units and contact the
housing agreements to
website and updated
reached out to the owners of the existing affordable
property owners for
obtain information
annually.
housing units within the Cityand there was no interestto
details on whether they
regarding their plans for
extend the existing affordable housing covenants except
will continue offering
continuing affordability on
from Seaview Lutheran (see Program 1.1.2 for details).
affordable units on
their properties, inform
their property. This
them of financial resources
promotes relations
available, and to encourage
between the public,
the extension of the
developers, and the
affordability agreements
City, as well as forecast
for the developments listed
the availability of
beyond the years noted.
affordable housing
through the City.
4.1.2
Maintain registration
The Cityof Newport Beach is registered as a Qualified
Ongoing
as a Qualified
Preservation Entity with HCD as of 2012. When notification
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
A-25
SS3-196
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
The Cityshall maintain
Preservation entity
is received, City staff will evaluate the potential use of
The City has not
registration as a Qualified
with HCD. Continuously
monies to preserve the affordable units.
received notification
Preservation Entity with
implement program as
between 214 and 2019
HCD to ensure that the City
notices are received
of developments
will receive notices from all
from property owners.
seeking to convert
owners intending to opt
affordable housing into
out of their Section 8
market -rate housing.
contracts and/or prepay
The Citywill maintain
their HUD insured
its registration as a
mortgages. Upon receiving
registered Qualified
notice that a property
Preservation Entity to
owner of an existing
provide additional
affordable housing
funding to developers
development intends to
who seek to make this
convert the units to a
change during the 6th
market -rate development,
planning cycle.
the Cityshall 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 H12or assist inthe
non-profit acquisition of
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
A-26
SS3-197
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
the units to ensure long-
term affordability.
4.1.3
Attend quarterlyOCHA
Pamphlets informing prospective tenants and landlords
Ongoing
Continue to maintain
(Cities Advisory
about the Orange County Housing Authority (OCHA) Section
The Citywill continue
information on the City's
Committee) that
8 program have been made available in the public lobby
to provide residents
website and prepare
provide updates on
and information is posted on the City website.
and developers with
written communication for
OCHA Section 8 waiting
information in the
tenants and other
list and housing
OCHA Section 8
interested parties about
opportunities to ensure
program and attend
Orange County Housing
information provided
Cities Advisory
Authority Section 8
on Citywebsite is up-
Committee meetings to
opportunities and to assist
to -date. If Section 8
remain up-to-date on
tenants and prospective
waiting list is opened,
opportunities relevant
tenants acquire additional
promote the
to the City.
understanding of housing
availability of the
law and related policy
program through
issues.
marketing materials
made available to the
public.
4.1.4
Investigate availability
The Cityattends OCHA meetings and has continued to
Ongoing
Investigate availabilityof
of programs in
investigate available programs and evaluate the feasibility
The Citywill continue
federal, state, and local
February of each year
of participating in such programs.
to seek availability of
programs and pursue these
when new funding
programs for funding of
programs, if found feasible,
opportunities are
The Cove project worked directly with OCHAto obtain
affordable housing and
for the preservation of
typically announced.
project -based Veterans Affairs Supportive Housing (VASH)
make this information
existing lower-income
vouchers. Orange County is provided VASH vouchers which
available to the public.
housing, especially for
are distributed to the Cities via OCHA. The project was
preservation of lower-
awarded the project based VASH vouchers in 2016.
income housing that may
Renovations of the units began in 2017 and lease -up of the
convert to market rates
project -based voucher units was complete in spring 2018.
during the next 10 years. In
Additionally, the project received Veterans Housing and
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
A-27
SS3-198
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
addition, continually
Homelessness Prevention (VHHP)funding through the
promote the availability of
Department of Housing and Community Development.
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.
4.1.5
Conduct as part of the
Staff and consultant LDM Associates ("LDM")were ableto
Modify
The Cityshall inform and
annual compliance
coordinate meetings and phone calls with property owners
The policy action was
educate owners of
monitoring program
of existing units subject to affordable housing covenants or
unsuccessful at
affordable units of the
required by Program
agreements. The owners were not interested in extending
encouraging property
State Preservation Notice
2.1.4.
the existing affordable housing covenants. Staff worked
owner to maintain the
Law (Government Code
with LDM to provide a notice to potentially affected
affordable housing on
Section 65863.10-13), if
property owners.
their property during
applicable. Pursuant to the
• 2019 - Newport Harbor I at 1538 Placentia Avenue
the 51h Cycle planning
law, owners of
is in the process of terminating. Their six-month
period. Consequently,
government -assisted
notice was flagged by HCD. The City's new Housing
the policy should be
projects cannot terminate
Consultant. Priscila Davila & Associates, Inc. and
modified to incentivize
subsidy contract, prepay
Citystaffworked to resolve the issue with HCD,
property owner
federally assisted
without requiring the notices to be resent. Thefinal
maintain the
mortgage, or discontinue
termination document was under review by City
affordability of the
use restrictions without
Attorney and is anticipated to be complete by
units on their property.
first providing an exclusive
March 2021.
Notice of Opportunity to
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
SS3-199
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
Submit an Offer to
• 2018 - LDM discovered that 1 of the expiring
Purchase. Owners
affordable housing covenants did not provide the
proposing to sell or
state law required noticing to their tenants. In May
otherwise dispose of a
2017, LDM notified the owner and management of
property at any time during
1544 Placentia Avenue and as a result, the
the 5 years prior to the
expiration date of the affordability covenant was
expiration of restrictions
extended into 2018 to meet state law noticing
must provide this Notice at
requirements. In 2018 the following covenants for
least 12 months in advance
affordable housing expired and staff was unable to
unless such sale or
reachan agreementto extendthe affordability
disposition would result in
agreements:
preserving the restrictions.
o 849 West 15th Street - 15 units
The intent of the law is to
o 1544 Placentia — 25 units
give tenants sufficient time
o 843 West 15th Street— 65 units
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.
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
A-29
SS3-200
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
4.1.6
Continuously
Zoning Code Section 20.28.020 ensures compliance with
Ongoing
In accordance with
implement program as
the Government Code Section.
The Citywill continue
Government Code Section
projects are submitted
to require a relocation
65863.7, require a
to the City.
One relocation impact report was submitted in September
impact report as a
relocation impact report as
2014 for the closure of the Ebb Tide Mobile Home Parkand
prerequisite when an
a prerequisite for the
City Council found it sufficient pursuant to Government
existing mobile home
closure or conversion of an
Code Section 65863.7 in January 2015.
park seeks to close or
existing mobile home park.
convert.
4.1.7
Attend quarterly OCHA
Staff attends the quarterly meetings of the OCHA Cities
Ongoing
Participate as a member of
(Cities Advisory
Advisory Committee.
The Citywill continue
the Orange County Housing
Committee). Continue
to work with the OCHA
Authority (OCHA) Advisory
to maintain
Staff continually works in cooperation with the County to
to provide Section 8
Committee and work in
information on City's
provide Section 8 rental housing assistance to residents.
rental housing
cooperation with the OCHA
website informing
assistanceto residents
to provide Section 8 Rental
landlords of the
A link to the Orange County Housing Authority website has
and impose fair -market
Housing Assistanceto
program benefits of
been placed on the Citywebsiteto provide information on
rent limits to increase
residents of the
accepting Section 8
the Section 8 program.
the number of units
community. The Citywill, in
Certificate holders.
eligible to participate in
cooperation with the
Citystaffworked closely with OCHAstafftofacilitate the
the program.
Housing Authority,
award of the Veterans Affairs Supportive Housing (VASH)
recommend and request
Vouchers to the Cove project (see Program4.1.4).
The Citywill also
use of modified fair -market
continue to promote
rent limits to increase the
the availability of
number of housing units
Section 8 housing to
within the City that will be
lower income
eligible to participate in the
households who may
Section 8 program. The
benefit from the aid.
Newport Beach Planning
This allows the Cityto
Division will prepare and
expand its income
implement a publicity
distribution and retain
program to educate and
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
A-30
SS3-201
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
encourage landlords within
affordable housing
the Cityto rent their units
units.
to Section 8 Certificate
holders, and to make very
low-income households
aware of availability of the
Section 8 Rental Housing
Assistance Program.
Policy 4.2
Improve energy efficiency of all housing unit types (including mobile homes).
4.2.1
Continuously
The Citycontinued to investigate available programs and
Ongoing
Implement and enforce the
implement program as
evaluate the feasibility of participating in such programs.
The Citywill continue
Water Efficient Landscape
housing projects are
All new development projects are reviewed for compliance
to implement and
Ordinance and Landscape
submitted to the City.
with the City's Water Efficient Landscape Ordinance.
enforce the Water
and Irrigation Design
• The annual report on the City's Water Efficient
Efficient Landscape
Standards in compliance
Landscape Ordinance for 2019 was submittedto
Ordinance and
with AB 1881 (2006). The
California Department of Water Resources on
Landscape and
ordinance establishes
January3l, 2020.
Irrigation Design
standards for planning,
. In 2019, all new development projects are reviewed
Standards for new
designing, installing, and
for compliance withthe City's Water Efficient
construction and
maintaining and managing
Landscape Ordinance.
rehabilitation projects.
water -efficient landscapes
. The Cove project incorporates water -efficient
Such landscaping limits
in new construction and
landscaping.
the additional cost
rehabilitated projects.
(such as the cost of
waterand
maintenance)for both
residents and property
owners.
4.2.2
Continuously
Implement as projects are submitted.
Ongoing
Affordable housing
implement program as
The Citywill continue
developments that receive
housing projects are
to require energy
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
A-31
SS3-202
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
City assistance from
awarded funds from
• 2019-2020-Aspartof the SHARPprogramenergy
efficient appliances and
Community Development
the City.
efficiency is a priority with upgraded sinks, water
devices to lower
Block Grant (CDBG) funds
heaters, weather-proof windows and new water
housing costs for
or from the City's
efficient toilets.
affordable housing
Affordable Housing Fund
• 2018-2015 -The Cove project and the Seaview
developments that
shall be required, to the
Lutheran project incorporated the use of energy
receive CDBG funds.
extent feasible, include
efficient appliances and lighting.
installation of energy
efficient appliances and
devices, and water
conserving fixtures that will
contribute to reduced
housing costs for future
occupants of the units.
4.2.3
Complete investigation
Continuously monitor requests for assistance and Code
Completed
Investigate the feasibility
by Fall of 2014.
Enforcement quarterly reports to determine need.
The City completed the
and benefits of using a
investigation by fall
portion of its CDBG or
2014.
other local funds for the
establishment and
implementation of an
energy conserving home
improvements program for
lower income
homeowners.
4.2.4
Continually implement
In 2020-2014, the City staff included 1 Leadership in Energy
Ongoing
Maintain a process for
program as projects
and Environmental Design (LEED) accredited staff member
The Citywill continue
LEED certified staff
are submitted to the
who was available to provide technical assistance when
to provide technical
members to provide
City.
requested.
assistance on LEED
development assistanceto
certification.
project proponents seeking
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
A-32
SS3-203
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
LEED certification, which
will in turn increase the
LEED points granted to
projects.
4.2.5
Enhance Citywebsite
Staff will work on construction of a new webpage that will
Modified
To encourage voluntary
to provide recognition
provide recognition to LEED certified buildings by displaying
The Citywas not able to
green building action, the
of exceptional
their project with pictures and their name or other
complete the website
Cityshall maintain a green
developments and to
information they would want advertised. An informational
and information flyer
recognition program that
promote the
flyer is also being drafted to encourage green building that
on LEED Certification
may include public
sustainable
will advertise the new webpage and will be provided in the
during the 51h Housing
recognition of LEED
construction by Spring
public lobby.
Cycle, therefore the
certified buildings (or
of 2014.
program remains
equivalent certification),
ongoing in order to
payment of a display
provide the public and
advertisement in the local
developers information
newspaper recognizing the
on the benefits of
achievements of a project,
creating LEED Certified
or developing a City plaque
buildings and housing
that will be granted to
developments.
exceptional developments.
Policy 5.1
Encourage approval of housing opportunities for senior citizens and other special needs populations.
5.1.1
Continue to annually
Through the approved Action Plans for Fiscal Years 2014-
Ongoing
Apply for United States
apply for CDBG funds
20, the City allocated funding to the following organizations
The City has been
Department of Urban
and submit Annual
to preservethe supply of emergencyand transitional
successful in providing
Development Community
Action Plan to HUD in
housing: Human Options, Families Forward, StandUp for
funding to local
Development Block Grant
May of each year.
Kids Orange County, Serving People in Need (SPI N), Second
organizations for
(CDBG)funds and allocate
Chance Orange County, and Fair Housing Foundation.
providing shelterand
a portion of such funds to
services the individuals
subrecipients who provide
A new program- Newport Beach: City Motel Voucher
experiencing
Program, was funded in 2020 through the Newport Beach
I homelessness.
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
A-33
SS3-204
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
shelter and other services
Police Department (PD). The room key program allows PD
Considering the
for the homeless.
to provide short term (1 — 3 nights on average) motel
increased importance
rooms to individuals experiencing homelessness in Newport
of such help during the
Beach. Additional CDBG monies have been allocated to the
51" Planning Cycle, the
Cityfrom Federal funds under the CARESAct,
Citywill continue to
approximately $741,000, and will likely have a portion
apply for CDBG funds
allocated to homeless transitional housing projects. An
with the purpose of
amendment to the Action Plan, to program these additional
funding homeless
funds is anticipated to go to Council for consideration in
services.
early 2021.
On November 24, 2020, the City Council approved the
Memorandum of Understanding between the Cities of
Costa Mesa and Newport Beachfor the funding,
development and Shared Use of a Temporary Homeless
Shelter Facility. A shared shelterwould enable both
agencies to provide services to their respective homeless
populations without duplicating efforts and thus better
leveraging their respective resources.
The Human Options organization has been funded to assist
homeless battered women and children.
5.1.2
Attend quarterlyOCHA
The City refers low-income residents to Orange County for
Ongoing
Cooperate with the Orange
(Cities Advisory
rehabilitation of mobile homes, to Neighborhood Housing
The Citywill continue
County Housing Authority
Committee) meetings
for first time buyer programs, and to Rebuilding Together
to assist seniors in
to pursue establishment of
to keep up to date on
for handyman servicefor low-income and senior
funding home repairs
a Senior/Disabled or
rehabilitation programs
households.
and property
Limited Income Repair
offered by the County
rehabilitation. The City
Loan and Grant Program to
in order to
The City Council awarded Affordable Housing Funds for an
has an aging population
underwrite all or part of
continuously inform
agreementwith Habitatfor Humanity Orange County
who is more
the cost of necessary
homeowners and
(Habitat OC)granting up to$600,000 to establish a critical
susceptible to limited
housing modifications and
rental property owners
home repair program for low-income seniors (Senior Home
income, as well as a
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
A-34
SS3-205
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
repairs. Cooperation with
within the City of
Assistance Repair Program). It is estimated that
large housing stock of
the Orange County Housing
opportunities and to
approximately 30 repair projects will be completed at
structures over 30
Authority will include
encourage
various locations throughout the City. To date, there have
years old that may be in
continuing City of Newport
preservation of existing
been 11 projects, including 9 already completed. There is
need of renovations to
Beach participation in the
housing stock
money remaining in this program and applications are
maintain adequate
Orange County Continuum
currently being accepted (see Program 1.1.2).
quality of life and safety
of Care and continuing to
standards.
provide CDBG funding.
5.1.3
Continuously
In 2017 and 2018, the City amended its regulations to
Modify
Permit, where appropriate,
implement program as
permit the development of Accessory Dwelling Units
New 2020 State Law
development of senior
housing projects are
(ADUs) in single -unit residential zoning districts toconform
permitted and
accessory dwelling
submitted to the City.
with changes in State Law.
facilitated the creation
"granny" units in single-
Promotional materials
. In 2020 additional amendments were made to
of ADUs in single unit
unit areas of the City. The
will be available to the
update the City's regulations on ADUs to be
zones with a shot clock
Citywill promote and
public by Spring 2014.
consistent with new State Law. There were 19
for the permitting
facilitate the development
ADUs submitted, 8 ADUs permitted, and 2 ADUs
timeline and
of senior accessory
finalized.
restrictions on
dwelling units by providing
• In 2019, there were 2 ADUs submitted, 3 ADUs
development fees.
brochures and/or
permitted, 2 ADUs under construction, and 1 ADU
The Citywill continue
informational materials at
finalized.
to promote and
the building permit
• In 2018, there were 6 approved ADUs and 3
facilitate ADUs for
counter, online, and other
additional ADUs were in the permit process.
senior households as
appropriate locations
. In 2017, there were 5 ADUs (1 new construction
well as provide
detailing the benefits and
and 4 conversions) in the plan check process under
information on the
the process for obtaining
the new regulations.
permitting process to
approval.
• No permits issued in between 2014 and 2016.
the community.
o In 2015, staff provided a flyer that
promotes senior accessory dwelling units
and is provided in the public lobby and on
City's website.
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
A-35
SS3-206
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
5.1.4
Attend annual HOPWA
The management of the HOPWA funds transferredfrom
Modified.
Work with the City of Santa
strategy meetings for
Santa Ana to Anaheim in 2016. As a result, City staff will
Ana to provide
the County.
stay up-to-date on services provided with HOPWA funds
recommendations for the
and Ryan White Program funds through the HIV Planning
allocation of HUD Housing
Council meeting agendas. If needed, Citystaff will attend
Opportunities for Persons
the related budget allocation meetings which are usually
with AIDS (HOPWA) funds
held in August or September of each year.
within Orange County.
5.1.5
Continuously maintain
City maintains a list of resources that are available for
Ongoing
Maintain a list of "Public
a list of resources on
housing and community development activities. A list of
The Citywill continue
and Private Resources
Citywebsite and
resources and links are provided on the City's website.
to maintain a list of
Available for Housing and
update as necessary.
resources for housing
Community Development
and community
Activities."
development activities
to promote housing
development
throughout the City.
5.1.6
Continuously
No projects were submitted that included the
Modify
Encouragethe
implement program as
establishment of a day care center (2020-2014).
development of day care
housing projects are
centers as a component of
submitted to the City.
new affordable housing
developments, and grant
additional incentives in
conjunction with a density
bonus per the Chapter
20.32.
5.1.7
Continue to provide
The City provided $30,000 ($25,000 in 2018/2019, $26,900
Ongoing
Encourage senior citizen
social services, support
in 2017 & $16,000 in 2014) in CDBG funds to Age Well
The Citywas successful
independence through the
groups, health
Senior Services home delivered meals program. The mobile
in assisting the funding
promotion of housing
screenings, fitness
meals program provides home -delivered meals to
of senior housing
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
A-36
SS3-207
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
services related to in-home
classes, and
individuals who are homebound due to age, illness, or
services through the 51h
care, meal programs, and
educational services at
disability.
Planning Cycle and will
counseling, and maintain a
the City's OASIS Senior
continue to provide the
senior center that affords
Center. Offer
The Cityalso operates the OASIS Senior Center. Services
same services and
seniors opportunities to
affordable ride -share
include:
support through the 6th
live healthy, active, and
transportation and
• A multi-purpose center owned and operated by the
Cycle. The City has an
productive lives in the City.
meal services to
Cityof Newport Beach in partnershipwith the
aging population that
seniors who are unable
Friends of OASIS nonprofit dedicated to meeting
can be affected by
to drive and/or prepare
needs of senior citizens and their families.
limited income, so such
their own meals or
. Classes in art, health & fitness, music & dance,
projects in can limit
dine out, and have
foreign languages, technology, enrichment, and
additional costs.
little assistance in
much more.
obtaining adequate
. A state-of-the-art fitness centerforthose ages 50
meals.
and older which provides a safe, comfortable,
senior -friendly exercise environment for the active
older adult including access to hire a personal
trainerfor individualized programs. Separate
membership required to join.
• Regularly scheduled low-cost special events and
socials such as luncheons, concerts, barbecues, a
talent show and volunteer recognition.
• Travel department coordination of day and
overnight trips.
• Curb -to -curb transportation program for residents
of Newport Beach ages 60 and older who are no
longer driving to use for medical appointments,
grocery shopping, banking, and to attend OASIS
classes (fee required).
• Social services information and referral for seniors
and their families dealing with a need for caregiver
services, housing, transportation, work resources,
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
A-37
SS3-208
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
legal matters, and more. Informational and
supportive counseling is available to seniors and
their family members on an individual basis.
• Various health resources and screenings for
seniors, including flu shots, blood pressure,
memory screenings, hearing screenings, and health
insurance counseling services.
• Regularly scheduled support group meetings atthe
Centerto help senior citizens and their families
cope with stress, illness, life transitions, and crises.
• 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 Age Well Senior Services.
5.1.8
Summer 2014
Information was added to the Citywebsite under Housing
Ongoing
The Cityshall work with the
Assistance regarding resources through the RCOC which
The Citywill continue
Regional Center of Orange
began implementation of an outreach program. The City
to work with the RCOC
County (RCOC)to
remains in contact with RCOC on implementing outreach
to provide families with
implement an outreach
programs as they are developed. The City works with the
information on services
program informing families
housing consultant at the RCOC. When projects are
and housing available
within the City of housing
submitted, they will be offered expedited permit processing
for persons with
and services available for
and the possibility of fee waivers.
developmental
persons with
disabilities. The City will
developmental disabilities.
alsocontinue
Information will be made
expediting future
available on the City's
projects that offer
website. The City shall also
housing to persons with
offer expedited permit
disabilities.
processing and fee waivers
and/or deferra Is to
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
SS3-209
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
developers of projects
designed for persons with
physical and
developmental disabilities.
Policy 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.
6.1.1
Adopt Analysis of
The Citycontracted with the Fair Housing Foundation to
Ongoing
Contract with an
Impediments to Fair
provide these services. The Fair Housing Foundation
The Citywas successful
appropriate fair housing
Housing (2015-2020)
provided the following trainings, seminars, and outreach
in reaching out to the
service agencyfor the
by Summer of 2016.
activities in the Cityduring the following 6th Cycle years:
community about fair
provision of fair housing
Provide pamphlets on
2020:
housing services during
services for Newport Beach
an ongoing basis at
• Virtual Fair Housing Workshops — 2/3/20 and
the 51h Planning Cycle.
residents. The Citywill also
community facilities
11/17/20
As required by State
work with the fair housing
and provide a
• Virtual Walk -In Clinics— 5/13/20, 5/20/20, 7/15/20,
Lawand HCD, the City
service agencyto assist
minimum of 2 public
9/2/20, and 11/18/20.
will continue to provide
with the periodic update of
workshops relatedto
. PSA, City of Newport Beach TV— 6/5/20
fair housing
the Analysis of
Fair Housing per year.
• Literature Distribution— 2,250
information and
Impediments to Fair
2019:
assistance to residents
Housing document
. 2 Community Booths -9/28/19 and 10/19/19
and developers.
required by HUD. The City
. 2 Tenant Rights Workshops — 5/5/19
will continue to provide
• 2 Landlord Workshops —2/14/19 and 11/20/19
public outreach and
. 2 Management Trainings-3/6/19 and 6/18/19
educational workshops,
2018:
and distribute pamphlets
. 2 Community Booths -10/20/18 and 11/17/18
containing information
. 2 Tenant Rights Workshops —4/19/18 and 11/7/18
related to fair housing.
. 2 Landlord Workshops —3/27/18 and 8/30/18
• 2 Management Trainings-6/25/18 and 9/20/18
2017:
• 3 Community Booths — 6/15/17, 8/1/17, and
10/21/17
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
A-39
SS3-210
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
• 3 Presentations -4/13/17, 5/11/17, 6/6/17
• 2 Tenant Rights Workshops — 3/1/17 and 12/7/17
• 2 Landlord Workshops —4/27/17 and 10/25/17
• 2 Management Trainings — 6/1/17 and 11/21/17
2016:
• 1 Community Booth at National Night Out Event on
8/2/16
• 5 Presentations -2/24/16, 3/9/16, 6/2/16,
7/18/16, and 12/8/16
• 2 Tenant Rights Workshops —4/12/16 and 9/6/16
• 2 Landlord Workshops —6/8/16 and 11/2/16
• 1 Walk in Clinic — 5/25/16
• 2 Management Trainings — 5/12/16 and 12/21/16
2015:
• 4 Community Booths at Pavilions Grocery- 5/17/15
Hagen's Food and Pharmacy6/17/15 o National
Night Out event on 8/4/15 o VA Landlord
Appreciation Event 9/24/15
• 4 Presentations -1/20/15, 4/18/15, 6/14/15,
10/23/15
• 2 Tenant Rights Workshops — 6/16/15 and 9/16/15
• 2 Landlord Workshop — 2/23/15 and 7/7/15
• 2 Walk -In Clinics -4/14/15 and 8/5/15
• 2 Management Trainings-4/29/15, 8/6/15.
2014:
• 2 Outreach Booths at the Newport Beach Farmers
Market on 6/8/14 and the National Night Out event
on 8/5/14
• 3 Presentations -6/5/14 (2) and 8/23/14
• 2 Tenant Rights Workshops — 3/5/14 and 12/4/14
• 2 Landlord Workshop — 2/12/14 and 6/4/14
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
SS3-211
City of Newport Beach
2021-2029 HOUSING ELEMENT
Policy Action
Objective
Program Accomplishments
Status for Sixth Cycle
• 2 Walk in Clinics - 3/25/14 and 9/18/14
• 3 Management Training -1/29/14, 5/7/14, and
11/3/14.
• 1 Disability Policy Workshop on 6/10/14
Pamphlets containing information on Fair Housing and
Dispute Resolution Services are available at the public
counter.
Policy 7.1
Reviewthe Housing Element on a regular basis to determine appropriateness of goals, policies, programs, and progress of Housing Element
implementation.
7.1.1
Annually report staff s
This annual Housing Element Report will be submitted to
Ongoing
As part of its annual
findings within the
HCD.
As required by HCD, the
General Plan Review, the
annual General Plan
Citywill continue to
Cityshall report on the
Status Report including
provide annual reports
status of all housing
Housing Element
on the status of all
programs. The portion of
Report provided to
housing programs to
the Annual Report
OPR and HCD by April
ensure progress.
discussing Housing
1st each year.
Programs is to be
distributed to the California
Department of Housing
and Community
Development in
accordance with California
state law.
Appendix A: Review of Past Performance (DRAFT APRIL 2021)
A-41
SS3-212
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of
•
City of Newport Beach
2021-2429 HOUSING ELEMENT
Candidate Sites Analysis Overview
The Candidate Sites Analysis process in Newport Beach was community -driven and lead by the Housing
Element Update Advisory Committee (Committee). The Committee consists of a variety of professionals
with relevant experience in affordable housing development and financing, housing policy, local
development, environmental matters and community engagement. The primary role of the Committee
was to provide analysis and feedback on the selection of sites to be included in the Adequate Sites
Inventory. The "Focus Areas" for housing development, which are detailed in this document, were
identified by the Committee. Within each Focus Area, subcommittees ofthe Committee assigned parcels
a feasibility rating — analyzing the parcel's propensity to redevelop during the planning period. The City
then sent letters toeach propertyowner whose propertywas deemed "Feasible" or "Potentially Feasible"
for residential development by the Committee. This information is the basis for the sites inventory
presented in this document.
The Housing Element is required to identify sites by income categoryto meetthe City's RHNAAIIocation.
The sites identified within the Housing Element represent the City's ability to develop housing at the
designated income levels within the planning period (2021-2029). These sites are (i) residentially zoned
but for which no project has been proposed, (ii) have been entitled for a residential development project
(but will not yet have received building permits and a certificate of occupancy by June 30, 2021) or (iii)
have been identified for (a) a rezone to a residential use from a non-residential use, or (b) for an overlay
to enable a housing use in addition to or in the place of a non-residential use.
A summary of this information is included within the Housing Resources section (Section 3) of the City's
2021-2029 Housing Element.
Table B-1 shows the City's 2021-2029 RHNA need by income category as well as a summary of the sites
identified to meet that need. The analysis within Appendix B shows that the City of has the capacity to
meet its 2021-2029 RHNAallocation through a variety of methods, including:
+ Identification of additional increased capacity on existing, residentially zoned sites
+ Identification of residential property for rezone to higher -density residential primary use
+ Identification of non-residential propertyfor rezone to residential primaryuse
+ Developmentof approved projectswhichdo not have certificates of occupancy
+ Future developmentofaccessory dwelling units (ADUs)
Water, Sewer, And Dry Utility Availability
Each site has been evaluatedto ensurethere is adequate access towaterand sewer connections as well
as dry utilities. Each site is situated with a direct connection to a public street that has the appropriate
water and sewer mains and other infrastructure to service the candidate site.
Appendix B: Sites Analysis (DRAFT APRIL 2021) B-1
SS3-214
City of Newport Beach
2021-2429 HOUSING ELE ENT
rE
,
The City's Sewer System Management Plan provides for the identification of sewer system distribution
throughout the community. All sites identified in the sites inventory have existing sewer system capacity
and a sewer system capacity assurance plan is provide as part of the Management Plan to ensure the
availability of future capacity citywide. Threshold criteria have been adopted to trigger any capacity
enhancements necessarybased upon changes to land use and other considerations.
The City's Jurisdictional Runoff Management Plan addresses stormwater management throughout the
City as it provides for the identification and management of facilities to manage stormwaterthroughout
the community. According to the City's Runoff Management Plan, facilities and mitigations for potential
peak stormwaterflows are not deemed a constraint to future residential development.
The Newport Beach Utilities Department, the Municipal Water District of Orange County, and the Irvine
Ranch Water District provide water service and management of the City's potable water system. As a
built -out community, the City's existing water system services all areas within the City limits through
various trunk lines and mains. Fire flow considerations are the primary factor in determining the adequacy
of service for future residential development. The City conducts regular monitoring of the water system
in the community and provides for system upgrades via capital improvement program to ensure
continued adequate water availabilityand service to existing and future planned residential development.
Southern California Gas Company provides natural gas services to the City of Newport Beach. SoCal Gas
is a gas -only utility and, in addition to serving the residential, commercial, and industrial markets, provides
gas for enhanced oil recovery (EOR) and EG customers in Southern California. Southern California Edison
(SCE) is the electrical service provider for Newport Beach. SCE is regulated by the California Public Utilities
Commission (CPUC) and the Federal Energy Regulatory Commission (FERC) and includes 50,000 square
miles of SCE service area across Central, Coastal, and Southern California. SCE will continue to provide
adequate services to Newport Beach including increased household growth as projected by the City's
RH NA allocation.
In accordance with the California Public Utilities Commission all electric and gas service will be provided
for future development in Newport Beach as requested. SoCal Gas and Southern California Edison
regularly partner with the City to provide services and obtain authorization to construct any required
facilities. The City has a mature energy distribution system that will be able to add additional service
connections for future residential land uses.
Appendix B: Sites Analysis (DRAFT APRIL 2021) B-2
SS3-215
City of Newport Beach `•
2021-2429 HOUSING ELEMENT
Adequacy of Sites to Accommodate RHNA
Newport Beach has identified sites with a capacity to accommodate 2,862 lower income dwelling units,
which is in excess of its 2,386 -unit lower income housing need. The identified sites are on parcels that
will permit residential development as a primary use at a base density of between 30 and 50 dwelling
units per acre.
The City of Newport Beach has a total 2021-2029 RHNAallocation of 4,845 units. The Cityis able to take
credit for 2,294 units currently within the planning process (Projects in the Pipeline), lowering the total
RHNA planning need to 2,630 units as shown in Table B-1. The Housing Element update lists sites that
would be able to accommodate as many as 7,595 additional units, well in excess of the remaining 2,630
unit RHNAneed.
As described later in this section, the City believes that due to recent State legislation and local efforts to
promote accessory dwelling unit (ADU) production, the Citycan realisticallyanticipate the development
of 334 ADUs within the 8 -year planning period. Overall, the City has adequate capacityto accommodate
its 2021-2029 RHNA.
Table B-1: Summary of RHNA
Status and Sites
Inventory
Extremely
Low/
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Total
2021-2029 RHNA 1,456
930
1,050
1,409
4,845
RHNA Credit (Units Built) TBD
TBD
TBD
TBD
TBD
Total RHNA Obligations 1,456
930
1 1,050
1 1,409
1 4,845
Sites Available
Projects in the Pipeline
130
0
2,164
2,294
Accessory Dwelling Units
228
100
6
334
51" Cycle Sites
0
348
40
388
Remaining RHNA
2,028
602
--
2,630
Airport Area Environs Rezone
904
301
755
1,960
West Newport Mesa Rezone
381
117
80
578
Dover -Westcliff Rezone
49
8
100
158
Newport Center Rezone
587
196
1,140
1,923
Coyote Canyon Rezone
308
0
572
880
Banning Ranch Rezone
275
207
893
1,375
Total Potential Capacity of
Rezones
2,504
829
3,540
6,873
TOTAL POTENTIAL DEVELOPMENT
CAPACITY
2,862
1,248
5,750
9,889
Sites Surplus/Shortfall (+/-)
+476
+227
+4,341
+5,044
Percentage Buffer
20%
22%
308%
104%
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-3
SS3-216
City of Newport Beach
2021-2029 HOUSING ELEMENT
3. Very Low- and Low -Income Sites Inventory
This section contains a description and listing of the candidates ites identified to meet the City's very low
and low income RH NA need. A full list of theses ites is presented in Table B-10.
Projects in the Pipeline
The City has identified a number of projects currently in, or that have completed the entitlement process
which are likely to be developed and/or first occupied during the planning period and count as credit
towardsthe 2021-2029 RHNAallocation. Projects with planned affordable components include:
+ Newport Airport Village
+ Uptown Newport, Second Phase
+ Residences at 4400 Von Karman
+ Newport Village Mixed-use
+ WestCoast Highway Mixed -Use
+ Newport Crossings
Accessory Dwelling Units (ADUs)
The City currently has approved an average of 21 ADUs per year for development between January 1,
2018 and December 30, 2020. HCD guidance states that ADUs may be calculated based on the City's
production from January 1, 2018 through December 31, 2020. To calculate a total number of ADUs
assumed to be produced from 2021-2029, the average of all ADUs developed from 2018 to 2020 was
calculated then multiplied by 2 for each year of the 6th Cycle. Through this method, the City identified a
total of 334 ADUs assumed for the 8 years. In accordance with State law, ADUs are allowed in all zones
that allow single dwelling unit or multiple dwelling unit development. Junior Accessory Dwelling Units
(JADU) are permitted only in single dwelling unit zones.
As part of the sites analysis found within this Appendix, the City has accounted for future ADU and JADU
production using the City's 2020 performance to date. SCAG conducted a regional analysis of current
market rents that can be used to assignADUs to income categories in Sixth Cycle Housing Elements, the
analysis surveyed, market rents of 158 existing ADUs. The analysis then determined the proportion of
ADUs within each income category for both one-person and two -person households and made
assumptions for what percentage of ADUs are rented for free based on existing literature and allocate
those towards Extremely Low Income. Finally, the analysis combined rented and non -rented ADUs into
single affordability breakdown by coun ty. Newport Beach utilized SCAGs affordability assumptions for
ADUs in Orange County. This equates to an anticipated ADU development of 334 ADUs over the next 8
years, 228 of which are anticipatedto be affordable. The ADUs not designatedto meet the City's lower
income RHNA need are anticipated to be 100 affordable at moderate income levels and 6 affordable at
the above moderate -income level. The City has identified the following program within the Section 4:
Housing Plan to encourage the production of ADUs in Newport Beach:
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-4
SS3-217
City of Newport Beach
2021-2429 HOUSING ELSMENT
+ Policy Action 1H: Accessory Dwelling Unit Construction
+ Policy Action 11: Accessory Dwelling Units Monitoring Program
+ PolicyActionlJ: Accessory Dwelling Units Amnesty Program
Remaining Need
Table B-2 below displays the City's total RHNA allocation for the years 2021-2029 as well as the City's net
RH NA allocation after the inclusion of Projects in the Pipeline and ADUs.
Table 13-2: Low and Very Low -Income Remaining Need
Very Low Income
Low Income
RHNAAIIocation
1,456
930
Pipeline Projects
52
78
Existing Zoning
0
0
Accessory Dwelling Units
84
144
Remaining Low/Very Low -Income Need
1,320
708
Selection of Sites
Sites identified to meet the City's very low and low income RHNA were selected based on the AB 1397
size requirements of at least 0.5 acres but not greater than 10 acres. Based on a public process, sites were
selected based on their realistic viability to accommodate lower income housing within the 2021-2029
planning period.
Sites were also evaluated based on access to resources, proximity to additional residential development,
transportation and major streetway access, and resources and opportunity indicators. Section 3:
Affirmatively Furthering Fair Housing, outlines all fair housing, opportunity indicators, and environmental
resources in Newport Beach.
The City has identified sites with capacityto accommodate the City's 2021-2029 RHNA. This capacity is
based on a rezone strategy for several Focus Areas throughout the City. These Focus Areas areas follows:
+ Airport Area Environs
+ West Newport Mesa Area
+ Dove r-WestcliffArea
+ Newport CenterArea
+ Coyote Canyon Area
+ Banning Ranch Area
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-5
SS3-218
City of Newport Beach
2021-2029 HOUSING ELE ENT
The City has analyzed potential capacity based on rezone strategies specific to each area. Each of the
following sections describes the identified areas and contains a table of redevelopment assumptions and
projected unit capacities. Additionally, each Focus Area is followed by a map detailing the adequate sites
inventory, organized by area.
irnnrf drag Fnvirnnc
The Airport Area Environs has been an active area for development in the City for several years. The
development of higher -density residential units within this Focus Area can be expected to accommodate
lower income units. Increasing density within the Airport Area was alsoa key strategyas part ofthe City's
4th and 5th Cycle Housing Element Updates. Table B-3 below displays the capacityand opportunity in this
Focus Area which can help accommodate the City's RHNA allocation. Figure B-1 below maps the sites
identified within this Focus Area which can help accommodate a portion of the City's RHNA allocation.
Table 13-3: Airport Area Environs - Redevelopment Analysis
Feasible
Projected
Affordability
Assumed
Net Units
Lower
Income
Moderate
Income
Low Very
Low
Moderate
Above
Moderate
Total
Acreage
to
Redevelop
Density
158
27%
45%
15%
50 du/ac
904 units
301 units
755 units
1,960
acres
units
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-6
SS3-219
Nor
City of Newport Beach
2021-2029 HOUSING ELEMENT
West Newport Mesa Area
West Newport Mesa has been identified by the City as a reinvestment and redevelopment opportunity,
where older industrial, smaller scale development can transition to support future residential
development. The adjacent Hoag hospital and supportive medical -related activities supports the
opportunity to provide housing for local workers of various income levels. Table B-4 below displays the
capacity and opportunity in this Focus Area which can help accommodate the City's RHNA allocation.
Figure B-2 below maps the sites identified within this Focus Area which can help accommodate the City's
RHNA allocation.
Table B-4: West Newport Mesa Area - Redevelopment Analysis
Affordability
Net Units
Feasible
Projected
Assumed
Lower
Moderate
Low Very
Above
Acreage
to
Density
Moderate
Total
Income
Income
Low
Moderate
Redevelop
48 acres
30%
65%
20%
45 du/ac
381 units
117 units
80 units
578
units
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-8
SS3-221
NZ
1A
L ,Sit
go
WAR 3Q%
21
City of Newport Beach
2021-2029 HOUSING ELEMENT
Dover -Westcliff Area
Dover -Westcliff has been identified as an area with opportunity to support increased density that is
compatible with adjacent higher density residential uses and other uses that will support residential
development. Table B-5 below displays the capacity and opportunity in this Focus Area which can help
accommodate the City's RHNA allocation. Figure B-3 below maps the sites identified within this Focus
Area which can help accommodatethe City's RHNAallocation.
Table B-5: Dover -Westcliff Area - Redevelopment Analysis
Affordability
Net Units
Feasible
Projected
Assumed
Lower
Moderate
Low Very
Above
Acreage
to
Density
Moderate
Total
Income
Income
Low
Moderate
Redevelop
158
14 acres
40%
30%
5%
30 du/ac
49 units
8 units
100 units
units
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-10
SS3-223
0
21
City of Newport Beach
2021-2029 HOUSING ELEMENT
Newpor` ter Area
Newport Center has recently had construction of several new residential developments. The Cityexpects
the continuation of these development opportunities that creates housing adjacent to major employment
opportunities and support retail. Table B-6 below displays the capacityand opportunity in this Focus Area
which can help accommodate the City's RHNA allocation. Figure B-4 below maps the sites identified within
this Focus Area which can accommodate the City's RHNA allocation.
Table B-6: Newport Center Area - Redevelop mentAnalysis
Affordability
Net Units
Feasible
Projected
Assumed
Lower
Moderate
Low Very
Above
Acreage
to
Density
Moderate
Total
Income
Income
Low
Moderate
Redevelop
162
1,140
1,923
27%
30%
10%
45 du/ac
587 units
196 units
acres
units
units
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-12
SS3-225
City of Newport Beach
2021-2029 HOUSING ELEMENT
WIF
foyote'=anyon "---
Coyote Canyon property is mostly a closed landfill area with limited opportunities for active uses.
However, a portion of the property is not subject to these restrictions and is considered an ideal
opportunity for future residential development. Table B-7 below displays the capacity and opportunity in
this Focus Area which can help accommodate the City's RHNA allocation. Figure B-5 below maps the
portion of the property within Coyote Canyon which can help accommodate the City's RHNA allocation.
Table B-7: Coyote Canyon Area - Redevelopment Analysis
Affordability
Net Units
Feasible
Projected
Assumed
Acreage
to
Redevelop
Lower
Income
Moderate
Income
Density
Low Very
Low
Moderate
Above
Moderate
Total
22 acres
100%
35%
0%
40 du/ac
308 units
0 units
572 units
880 units
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-14
SS3-227
W
OF
40
W
City of Newport Beach
2021-2029 HOUSING ELEMENT
Banning Ranch has been identified in prior planning periods as a site to accommodate future housing
needs. Banning Ranch was approved for development by the City, but the project was subsequently
denied by the Coastal Commission. The City understands that future opportunities may still exist for
housing development on the Banning Ranch and would like to keep the site under consideration for the
2021-2029 planning period. Table B-8 below displays the capacity and opportunity for Banning Ranch
which can help accommodate the City's RHNA allocation. Figure B-6 below maps Banning Ranch.
Table B-8: Banning Ranch Area-RedevelopmentAnalysis
Affordability
Net Units
Feasible
Projected
Assumed
Above
Lower
Moderate
Low Very
Moderat
Acreage
to
Density
Moderat
Total
Income
Income
Low
e
Redevelo P
e
1,375
46 acres
100%
20%
15%
30 du/ac
275 units
207 units
893 units
units
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-16
SS3-229
City of Newport Beach
2021-2029 HOUSING ELEMENT
Figure B-6: Banning Ranch Area—Sites Inventory
.—F.rt HWO-V N*am -4th gale
i -:I M71 1 hNiFT
Appendix B: Sites Analysis (DRAFT APRIL 2021)
Site Inventory:
Banning Ranch Area
LEGEND
Irmenhary
— City Boundary
Key Map
1
AFeet
NOW 0 500 1 000
B-17
SS3-230
City of Newport Beach
2021-2029 HOUSING ELEMENT
Through a public process, the City has assessed the feasibility of parcels in the Focus Areas to redevelop
residentially during the planning period. Those parcels deemed Feasible were then analyzed to ensure
compliance with HCD's criteria for sites designated to accommodate lower income development
(including sizing criteria). The inventory of feasible acreage for redevelopment within each Focus Area was
developed with this process. Table B-9 below summarizes the key statistics forthe rezone strategies for
all Focus Areas.
Table B-9: Low/Very Low -Income Rezone Strategy by FocusArea
Focus Area
Feasible
Acreage
% Projected to
Redevelop
Low/Very Low -Income
Affordability
Rezone
Density
Potential Low/Very
Low -Income Units
Airport Area Environs
158
27%
45%
50 du/ac
904 units
West Newport Mesa Area
48
30%
65%
45 du/ac
381 units
Dover -Westcliff Area
14
40%
30%
30 du/ac
49 units
Newport Center Area
162
27%
30%
45 du/ac
587 units
Coyote Canyon Area
22
100%
35%
40 du/ac
308 units
Banning Ranch Area
46
100%
20%
30 du/ac
275 units
TOTAL
450
--
--
--
2,504 units
The City's recent history of granting entitlement to residential uses with affordable units is shown below:
+ Newport Airport Village
+ Uptown Newport, Second Phase
+ Reside,4400 Von an
+ Newport Mixed-
+ West Coast Wig
yMixed-Use
+ Newport Crossings
These projects show that affordable units can be developed at this density. The Section 4: Housing Plan
outlines actions the Citywill take to promote the development of affordable units within the Focus Areas.
Calculation of Unit Capacity
Taking into account development standards, unit capacityfor sites identified to accommodate low and
very low units was calculated by multiplying the net acreage of the site bythe assumed density established
for each focus area. Depending on the Focus Area, the City assumes that each identified site will develop
with between 10% and 80% [The 80% number may be changing] affordable units. To support this
assumption, the City has identified programs and policies to encourage developer interest and financial
feasibility. These programs and policies are detailed in Section 4: Housing Plan. Additionally, based on
previous development trends, the City assigned each Focus Area a percentage of its land area which the
City projects to redevelop — meaning the percentage of land area within each Focus Area, which is
expectedto "turn over", or develop with residential units during the planning period.
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-18
SS3-231
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table B-10: Sites Inventory to Accommodate Very Low- and Low -Income RHNA Allocation
HCD
Density (Du/Ac)
Potential Units
Potential
Net
Parcel
Land
5th
Existing
Gross
Buildable
Redevelopment
Affordability
Focus
Letter
Inventory
TAG
Owner
Zoning
Vacancy
Sizing
Units
Units
Number
Use
Cycle
Units
Acreage
Acreage
°
/°
(LowVl)
Area
Interest?
ID
Criteria?
Zoned
Rezoned
Zoned
Rezoned
Net
(LowVL)
439 241
Palm Mesa
Airport
P3A_102
SP -7
RM
No
148
5.88
5.88
Yes
0
50
294
146
27%
45%
18
17
20
Ltd
Area
427121
Beachwood
Airport
L4G 062
OA
AO
No
0
0.67
0.67
Yes
0
50
33
33
27%
45%
4
18
24
Properties LLC
Area
427121
Beachwood
Airport
L4G 064
OA
AO
No
0
0.67
0.67
Yes
0
50
33
33
27%
45%
4
19
-
24
Properties LLC
Area
445121
AA
L4A_012
Co Irvine
PC
CO -G
No
0
0.91
0.91
Yes
0
50
45
45
27%
45%
5
20
Bart
445 161
Todd Todd
Airport
L4D_038
PC
MH2
U
No
0
0.69
0.69
Yes
0
50
34
34
27%
45%
4
21
03
Schiffman
Area
445 161
Todd Todd
Airport
L4D_040
PC
MU H2
No
0
1.04
1.04
Yes
0
50
51
51
27%
45%
6
22
03
Schiffman
Area
119 300
Newport Golf
Airport
J5A 008
SP -7
PR
No
0
1.38
1.38
Yes
0
50
69
41
27%
45%5
Y
23
17
Club LLC
Area
119 310
Newport Golf
Airport
J5A_012
SP -7
PR
No
0
3.70
3.70
Yes
0
50
184
111
°
27/°
°
45/°
13
Y
24
04
Club LLC
Area
119 300
Newport Golf
Airport
J5A 004
SP -7
PR
No
0
1.52
1.52
Yes
0
50
76
45
27%
45%
5
Y
25
-
15
Club LLC
Area
119 300
Newport Golf
Airport
J5A 006
SP -7
PR
No
0
7.30
7.30
Yes
0
50
364
219
27%
45%
27
Y
26
16
Club LLC
Area
Birch
L4K_006
427131
Development
OA
AO
No
0
0.67
0.67
Yes
0
50
33
33
27%
45%
4
Airport
27
16
Area
Co
427121
Dekk
Airport
L4G 068
OA
AO
No
0
0.73
0.73
Yes
0
50
36
36
27%45%
°
4
28
01
Associates LP
Area
L4K 010
427131
Chiappero
OA
AO
No
0
0.67
0.67
Yes
0
50
33
33
27%
45%
4
Airport
29
-
14
1
1
Area
420 21
Air
L4G_066
Birch
OA
AO
No
0
0.67
0.67
Yes
0
50
33
33
27%
45 /°
4
30
Bart
427131
Airport
L4K 008
Chiappero
OA
AO
No
0
0.67
0.67
Yes
0
50
33
33
27%
45%
4
31
-
15
Area
445 131
City National
Airport
L4D 046
PC
MU -H2
No
0
1.10
1.10
Yes
0
50
55
55
27%
45%7
32
-
26
Bank
Area
4400
445122
Airport
L4E_010
Macarthur
PC
MU -1-12
No
0
0.71
0.71
Yes
0
50
35
35
27%
45%
4
33
13
Area
Property
Mandarin
4450633
Airport
L4D_018
Investment
PC
MU -H2
No
0
0.75
0.75
Yes
0
50
37
37
27%
45%
4
Y
34
Group
445131
Von Karman
Airport
L4D 002
PC
MU -H2
No
0
1.19
1.19
Yes
0
50
59
59
27%
°
45/°
7
35
21
Ventures LLC
Area
Carl's Jr
445 121
Airport
L4A 014
Restaurants
PC
CG
No
0
1.38
1.38
Yes
0
50
68
68
27%
45%
8
36
-
11
Area
LLC
4450122
irpo
Air
L4E_012
Mizan LLC
PC
MU -H2
No
0
0.79
0.79
Yes
0
50
39
39
27%
45%
5
37
eat
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-19
SS3-232
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table B-10: Sites Inventory to Accommodate Very Low- and Low -Income RHNA Allocation
HCD
Density (Du/Ac)
Potential Units
Potential
Net
Parcel
Land
5th
Existing
Gross
Buildable
Redevelopment
Affordability
Focus
Letter
Inventory
TAG
Owner
Zoning
Vacancy
Sizing
Units
Units
Number
Use
Cycle
Units
Acreage
Acreage
°
/°
(LowVl)
Area
Interest?
ID
Criteria?
Zoned
Rezoned
Zoned
Rezoned
Net
(LowVL)
445 131
Big Man On
Airport
1_41_020
PC
MU H2
No
0
0.53
0.53
Yes
0
50
26
26
°
27/°
°
45/°
3
38
23
Campus LLC
Area
445 131
Hg Newport
Airport
1_41_028
PC
MU H2
No
0
2.01
2.01
Yes
0
50
100
100
27/°
45%
12
39
15
Owner LLC
Area
445 122
Airport
L4E 016
Craig Realty
PC
MU -1-12
No
0
0.80
0.80
Yes
0
50
39
39
27%
45%
5
40
-
05
Area
445 131
John Hancock
Airport
L4D 010
PC
MU -1-12
No
0
1.61
1.61
Yes
0
50
80
80
27%
45%
10
41
-
18
Life
Area
445 131
John Hancock
Airport
L4D 008
PC
MU -1-12
2
No
0
2.30
2.30
Yes
0
50
115
115
27 /°
45%
14
42
19
Life
Area
Olen
445131
Airport
L4D_006
Properties
PC
MU -1-124
No
0
0.64
0.64
Yes
0
50
32
32
27%
45%
43
08
Area
Corp
4400
445122
Airport
L4E_008
Macarthur
PC
MU -H2
No
0
1.17
1.17
Yes
0
50
58
58
27%
°
45/°
7
44
12
Area
Property
Hoag Mem
445151
Airport
L4C_016
Hosp
PC
MU -H2
No
0
1.35
1.35
Yes
0
50
67
67
27%
45%
8
45
09
Presbyterian
Area
445122
Ferrado
Airport
L4E 002
PC
MU -H2
No
0
1.03
1.03
Yes
0
50
51
51
27%
45%
6
46
-
09
Newport LLC
Area
Kcn
445 131
Airport
1_41_030
Management
PC
MU H2
No
0
2.58
2.58
Yes
0
50
128
128
27%
45%
16
47
31
LLC
Area
443431
Air irpoeat
1_41_014
PC
MU -H2
No
0
0.74
0.74
Yes
0
50
36
36
27%
45%
4
48
445 121
Mac Arthur
Airport
L4A_010
PC
COG
No
0
0.74
0.74
Yes
0
50
37
37
27%
45%
4
49
05
Court LLC
Area
445 131
4440 Vka Tic 3
Airport
L4D 004
PC
MU -1-12
Yes
0
0.66
0.66
Yes
0
50
32
32
27%
45%
4
Y
50
-
09
LLC
Area
Comac
445131
Airport
L4D_012
America
PC
MU -1-12
2
No
0
0.74
0.74
Yes
0
50
36
36
27%
45%
4
51
10
Area
Corporation
445151
County Of
Airport
L4C_002
PC
PF
No
0
7.78
7.78
Yes
0
50
388
388
°
27/°
45%
47
52
01
Orange
Area
445 121
Mac Arthur
Airport
L4A_002
PC
COG
No
0
7.81
7.81
Yes
0
50
390
390
27%
45%
47
53
14
Court LLC
Area
445 121
Bre & Esa
Airport
L4A 018
PC
CG
No
0
2.65
2.65
Yes
0
50
132
132
27%
45%
16
54
-
18
Properties LLC
Area
445161
4425
Airport
1_41_036
PC
MU -H2
No
0
1.69
1.69
Yes
0
50
84
84
27%
°
45/0
10
55
04
Jamboree LLC
Area
445141
Coastal Azul
Airport
L4B 018
PC
MU -H2
No
0
0.26
0.26
No
0
50
13
13
27%45%
°
2
Y
56
04
Management
Area
445131
Tst Mac
Airport
L4D 024
PC
MU -1-12
No
0
0.59
0.59
Yes
0
50
29
29
27%
45%
4
57
-
13
Arthur LLC
Area
445122
Airport
L4E_014
Pacific Club
PC
MU -H2
No
0
1.95
1.95
Yes
0
50
97
97
27%
45%
12
58
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-20
SS3-233
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table B-10: Sites Inventory to Accommodate Very Low- and Low -Income RHNA Allocation
HCD
Density (Du/Ac)
Potential Units
Potential
Net
Parcel
Land
5th
Existing
Gross
Buildable
Redevelopment
Affordability
Focus
Letter
Inventory
TAG
Owner
Zoning
Vacancy
Sizing
Units
Units
Number
Use
Cycle
Units
Acreage
Acreage
°
/°
(LowVl)
Area
Interest?
ID
Criteria?
Zoned
Rezoned
Zoned
Rezoned
Net
(LowVL)
445 121
Nf Von
Airport
L4A 016
PC
CG
No
0
1.00
1.00
Yes
0
50
49
49
27%
45%
6
59
-
09
Karman LLC
I Area
445122
M4 Macarthur
Airport
L4E 018
PC
MU -H2
U
No
0
0.51
0.51
Yes
0
50
25
25
27%
45%
3
60
19
LLC
Area
427121
Air
L4G_002
Birch
OA
AO
No
0
1.41
1.41
Yes
0
50
70
70
27%
45%
9
61
eirpoat
427173
Bank First And
Airport
L4J 024
PC
MU -1-12
No
0
1.00
1.00
Yes
0
50
49
49
27%
45%
6
62
01
Inc
Area
420232
Air irpoeat
L4R_002
Bsp Bristol LLC
PC
CO -G
No
0
2.38
2.38
Yes
0
50
118
118
27%
45%
14
63
427 332
Newport Place
Airport
L4R 004
PC
CO -G
No
0
1.70
1.70
Yes
0
50
85
85
27%
45%
10
Y
64
-
04
Investment
Area
427332
Crown
Airport
L4R_006
PC
CO -G
No
0
1.41
1.41
Yes
0
50
70
70
27%
45%
9
65
03
Building
Area
427 221
Ndh America
Airport
L4M 018
PC
MU -1-12
No
0
1.50
1.50
Yes
0
50
75
75
27%45%
°
9
66
14
Inc
Area
427181
Macarthur
Airport
L4J 016
PC
MU -1-12
No
0
1.45
1.45
Yes
0
50
72
72
27%
45%
9
67
01
Pacific Plaza
Area
427 241
Newport Plaza
Airport
L4C!`004
PC
CG
No
0
3.95
3.95
Yes
0
50
197
197
°
27/0
°
45/0
24
Y
68
13
Office LLC
Area
427 221
1200 Quail St
Airport
L4M_016
PC
MU H2
No
0
1.00
1.00
Yes
0
50
49
49
27%
45%
6
69
13
LLC
Area
427174
Air
L4F_002
Elite West LLC
PC
MU -H2
No
0
6.32
6.32
Yes
0
50
315
315
27%
45%
38
70
Bart
420121
Air
L4M_032
Nf Dove LLC
PC
MU -H245
No
0
3.99
3.99
Yes
0
50
199
199
27%
/°
24
71
eirpoat
427181
Gurcharan
Airport
L4J 010
PC
MU -1-12
No
0
0.72
0.72
Yes
0
50
35
35
27%
45%
4
Y
72
08
Singh Sandher
Area
427222
Airport
L4N 006
Malaguena
PC
MU -1-12
No
0
0.90
0.90
Yes
0
50
45
45
27%
45%
5
Y
73
-
05
Area
427222
Pmc
Airport
L4N 002
PC
U
MU -H2
No
0
1.56
1.56
Yes
0
50
77
77
27%
45%
9
Y
74
06
Macarthur LLC
Area
Sbs Dove
421021
Airport
L4M_002
Street
PC
MU -H2
No
0
1.71
1.71
Yes
0
50
85
85
27%
45%
10
75
Partners
Hankey
427221
Airport
L4M_008
Investment
PC
MU -H29
No
0
1.52
1.52
Yes
0
50
76
76
27%
45%
76
11
Area
Company
427221
wner
DoveOwner
Art
L4M_014
PC
MU -H2
No
0
3.59
3.59
Yes
0
50
179
179
27%
45%
22
77
06
Area
J Ray
420674
Airport
L4F_006
Macarthur
PC
2
MU -1-12
No
0
0.94
0.94
Yes
0
50
47
47
27%
45 /°
6
78
Sanderson
427181
Ridgeway Real
Airport
L4J 008
PC
MU -1-12
No
0
1.10
1.10
Yes
0
50
55
55
27%
45%
7
79
07
Estate
Area
427 181
Gs 1600 Dovei
Airport
L4J_012
PC
MU H2
No
0
2.49
2.49
i
Yes
0
1
50
1
124
124
i
27%
45%
F15
80
03
LLC
Area
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-21
SS3-234
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table B-10: Sites Inventory to Accommodate Very Low- and Low -Income RHNA Allocation
HCD
Density (Du/Ac)
Potential Units
Potential
Net
Parcel
Land
5th
Existing
Gross
Buildable
Redevelopment
Affordability
Focus
Letter
Inventory
TAG
Owner
Zoning
Vacancy
Sizing
Units
Units
Number
Use
Cycle
Units
Acreage
Acreage
°
/°
(LowVl)
Area
Interest?
ID
Criteria?
Zoned
Rezoned
Zoned
Rezoned
Net
(LowVL)
Feb Dove
427221
Airport
L4M 004
Street
PC
MU -H2
No
0
1.51
1.51
Yes
0
50
75
75
27%
°
45/°
9
81
_
09
Area
Partners
427221
Westerly Ow
Airport
L4M_030
PC
COG
No
0
1.46
1.46
Yes
0
50
72
72
°
27/°
°
45/°
9
82
02
Aberdeen
Area
J Ray
L4F_004
427 174
Macarthur
PC
MU -H2
No
0
1.50
1.50
Yes
0
50
75
75
27%
45%
9
Airport
83
05
Area
Sanderson
427342
Jones Fletcher
Airport
L4C_012
PC
MU -1-12
No
0
3.70
3.70
Yes
0
50
184
184
27%
45%
22
84
02
Jr.
I Area
427342
Hilbert
Airport
L4Q_014
PC
MU -H2
No
0
1.97
1.97
Yes
0
50
98
98
27%
°
45/°
12
85
01
Properties II
Area
427 221
1500 Quail
Airport
L4M_022
PC
COG
No
0
4.76
4.76
Yes
0
50
238
238
27%
45%
29
86
16
Property LLC
Area
Men's
439401
Airport
J5A_136
Christian
PF
PF
No
0
4.03
4.03
Yes
0
50
201
201
27%
45%
24
Y
87
01
Area
Young
Hankey
4270721
Airport
L4M_012
Investment
PC
MU -H2
No
0
1.75
1.75
Yes
0
50
87
87
27%
45%
11
88
Company
427221
Davenport
Airport
L4M 020
PC
MU -H2
No
0
1.47
1.47
Yes
0
50
73
73
27%
45%
9
Y
89
-
15
Quail Partners
Area
427 141
Sa Abanoub
Airport
L4L 020
PC
CO -G
No
0
0.64
0.64
Yes
0
50
31
31
27%
45%
4
Y
90
14
LLC
Area
r
L4L_014
90
9344
Investments
t
PC
CO -G
No
0
0.97
0.97
Yes
0
50
48
48
27%
45%
6
rt
AA
91
Inve
Area
LP
936790
Sa Abanoub
Airport
L4L 024
PC
CO -G
No
0
0.86
0.86
Yes
0
50
42
42
27%
45%
5
Y
92
-
50
LLC
Area
427141
Sa Abanoub
Airport
L4L 012
PC
CO -G
No
0
0.52
0.52
Yes
0
50
26
26
27%
45%
3
Y
93
04
LLC
Area
427 141
Sa Abanoub
Airport
L4L 026
PC
CO -G
No
0
0.52
0.52
Yes
0
50
26
26
27%
45%
3
Y
94
-
11
LLC
Area
936790
Sa Abanoub
Airport
L4L 010
PC
CO -G
No
0
0.72
0.72
Yes
0
50
36
36
27%
45%
4
Y
95
48
LLC
Area
420 41
Sa Abanoub
Air
L4L_006
PC
CO -G
No
0
0.58
0.58
Yes
0
50
29
29
27%
45 /°
4
Y
96
LLCL4L
eirpoat
427 141
Sa Abanoub
Airport
004
PC
CO -G
No
0
0.51
0.51
Yes
0
50
25
25
27%
45%
3
Y
97
-
08
LLC
Area
427141
Sa Abanoub
Airport
L4L 002
PC
CO -G
No
0
8.61
8.61
Yes
0
50
430
430
27%
45%
52
Y
98
16
LLC
Area
445134
Tpg&Tsg
Airport
L4D 068
PC
MU -H2
No
0
0.53
0.53
Yes
0
50
26
26
27%
45%
3
100
14
Venture
Area
445 141
Ncp GI Owner
Airport
1_413_00811
PC
MU -H2
No
0
0.29
0.29
N/A
0
50
14
14
27%
45%
2
101
LLC
Area
445141
Ncp GI Owner
Airport
1-41300413
PC
MU -H2
No
0
0.29
0.29
N/A
0
50
14
14
°
27/°
45%
2
103
LLC
Area
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-22
SS3-235
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table B-10: Sites Inventory to Accommodate Very Low- and Low -Income RHNA Allocation
HCD
Density (Du/Ac)
Potential Units
Potential
Net
Parcel
Land
5th
Existing
Gross
Buildable
Redevelopment
Affordability
Focus
Letter
Inventory
TAG
Owner
Zoning
Vacancy
Sizing
Units
Units
Number
Use
Cycle
Units
Acreage
Acreage
o
/o
(LowVl)
Area
Interest?
ID
Criteria?
Zoned
Rezoned
Zoned
Rezoned
Net
(LowVL)
Global
427171
Airport
L4H
Alliance
PC
CG
No
0
1.20
1.20
Yes
0
50
59
59
27%
45%
7
104
_002
02
Area
Caesar
427221
Westerly Ow
Airport
L4M_028
PC
COG
No
0
1.46
1.46
Yes
0
50
73
73
o
27/0
0
45/0
9
105
03
Aberdeen
Area
Beni
4270371
Air
1-41-1_004
Investments
PC
CG
No
0
1.40
1.40
Yes
0
50
69
69
27%
45%
8
106
eirpoat
LLC
L4L 028
936790
Orange
PC
CO -G
No
0
0.97
0.97
Yes
0
50
48
48
27%
45%
6
Airport
107
46
County Bar
Area
439 241
Palm Mesa
Airport
P3A_102
SP -7
RM
No
148
5.88
5.88
Yes
0
50
294
146
27%
°
45/0
18
108
20
Ltd
Area
427121
Beachwood
Airport
L4G_062
OA
AO
No
0
0.67
0.67
Yes
0
50
33
33
27%
45%
4
109
24
Properties LLC
Area
148
158.20
158.20
7,865
7,440
904
AIRPORT AREA ENVIRONS TOTAL:
0
units
acres
acres
units
units
units
Newport
114170
Banning
A1A_014
Beach
PC
OS(RV)
No
0
130.87
11.95
No
N/A
0
0
357
100%
°
20%
71
110
72
Ranch
Cherokee
Newport
AIA
114170
Beach
PC
OS(RV)
No
0
74.64
6.81
No
N/A
0
0
204
100%
20%
41
Banning
111
-050
52
Ranch
Cherokee
Newport
114170
Banning
AIA
Beach
PC
OS(RV)
No
0
65.05
5.94
No
N/A
0
0
178
100%
20%
36
112
-016
50
Ranch
Cherokee
Newport
114170
Banning
AIA
Beach
PC
OS(RV)
No
0
51.00
4.66
No
N/A
0
0
139
100%
20%
28
113
-024
52
Ranch
Cherokee
Newport
114170
Banning
AIA
Beach
PC
OS(RV)
No
0
44.78
4.09
No
N/A
0
0
122
100%
20%
24
114
-022
83
Ranch
Cherokee
114 170
United States
Banning
AIA
PC
OS(RV)
No
0
41.20
3.76
No
N/A
0
0
112
100%
20%
22
115
-058
71
Of America
Ranch
114 170
United States
Banning
AIA
OS
OS(RV)
No
0
19.35
1.77
No
N/A
0
0
53
100%
20%
11
116
-034
76
Of America
Ranch
Banning
A1A_056
NO AP #
PC
OS(RV)
No
0
15.76
1.44
No
N/A
0
0
43
100%
20%
9
117
Ranch
114 170
United States
Banning
AIA
PC
OS(RV)
No
0
14.32
1.31
No
N/A
0
0
39
100%
20%
8
118
-036
74
Of America
Ranch
114 170
United States
Banning
AIA
OS
OS(RV)
No
0
11.48
1.05
No
N/A
0
0
31
100%
20%
6
120
-028
78
Of America
Ranch
424 041
Banning
A1A- 030
PC
OS(RV)
No
0
10.81
0.99
No
N/A
0
0
29
100%
20%
6
121
04
Ranch
Newport
114170
Banning
AIA
Beach
PC
OS(RV)
No
0
6.52
0.60
Yes
N/A
0
0
18
°
100%
20%
4
122
-066
43
Ranch
Cherokee
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-23
SS3-236
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table B-10: Sites Inventory to Accommodate Very Low- and Low -Income RHNA Allocation
HCD
Density (Du/Ac)
Potential Units
Potential
Net
Parcel
Land
5th
Existing
Gross
Buildable
Redevelopment
Affordability
Focus
Letter
Inventory
TAG
Owner
Zoning
Vacancy
Sizing
Units
Units
Number
Use
Cycle
Units
Acreage
Acreage
°
/°
(LowVl)
Area
Interest?
ID
Criteria?
Zoned
Rezoned
Zoned
Rezoned
Net
(LowVL)
114170
United States
Banning
A16 002
OS
OS
No
0
5.79
0.53
Yes
N/A
0
0
16
100%
20%
3
123
65
Of America
Ranch
City Of
114170
Banning
A1A_032
Newport
OS
OS(RV)
No
0
3.86
0.35
Yes
N/A
0
0
11
100%
20%
2
124
80
Beach
Ranch
Newport
A1A_052
114170
Beach
PC
OS(RV)
No
0
0.37
0.03
No
N/A
0
0
1
100%
20%
0
Banning
126
24
Ranch
Cherokee
City Of
114170
Banning
A1A_060
Newport
PC
OS(RV)
No
0
5.33
0.49
N/A
N/A
0
0
15
100%
20%
3
127
81
Ranch
Beach
Newport
114170
Banning
A1A_054
Beach
PC
OS(RV)
No
0
0.21
0.02
N/A
N/A
0
0
1
100%
20%
0
128
75
Ranch
Cherokee
Newport
114170
Banning
A1A_070
Beach
PC
OS(RV)
No
0
1.10
0.10
N/A
N/A
0
0
3
100%
20%
1
129
49
Ranch
Cherokee
114170
Orange
Banning
A16 006
OS
OS
No
0
1.49
0.14
N/A
N/A
0
0
4
100%
20%
1
130
-
66
County Flood
Ranch
0
503.90
46.00
1,375
275
BANNING RANCH TOTAL:
0
0
units
acres
acres
units
units
Coyote
120 571
County Of
R6A_004
PR
PR
No
0
243.23
22.00
No
0
40
880
880
°
100%
°
35/°
308
Canyon,
131
12
Orange
g
etc.
0
243.23
22.00
880
880
308
COYOTE CANYON TOTAL:
--
--
--
-
--
-
--
--
--
units
acres
acres
units
units
units
049122
Donna
Dover-
H2C 592
MU -MM
MU -1-11
No
Yes
0
0.14
0.14
No
21
30
2
4
4
40%
30%
0
Y
132
-
03
Carpenter
Westcliff
Newport
MU-
047 041
Dover -
135C_314
Beach Alano
CV/15TH
MU -H4
No
Yes
0
0.11
0.11
No
18
30
1
3
3
°
40%
30%
0
Y
133
05
Westcliff
Club
ST
MU
047 041
Patrick
Dover -
135C_292
CV/15TH
MU -H4
No
Yes
0
0.06
0.06
No
15
30
0
1
1
40%
30%
0
Y
134
25
Chamberlain
Westcliff
117 631
Corp Of The
Dover-
J2A 330
MU -DW
MU -H1
No
0
2.15
2.15
Yes
26
30
56
64
64
°
40%
°
30%
8
135
12
Presiding
Westcliff
117 631
Westcliff
Dover-
J2A_322
MU DW
MU H1
No
0
1.67
1.67
Yes
26
30
43
50
50
°
40%
30%
6
136
22
Properties LLC
Westcliff
117631
Dover-
J2A_326
M HorningJr.
MU -DW
MU -1-11
No
0
1.30
1.30
Yes
26
30
33
39
39
40%
30%
5
Y
137
17
1
1
1 Westcliff
117 631
901 Dover Ltd
Dover-
J2A 324
MU -DW
MU -1-11
No
0
1.10
1.10
Yes
26
30
28
33
33
40%30%
°
4
138
18
Partnership
Westcliff
117631
Dover-
J2A 328
Lincoln Yee
MU -DW
MU -1-11
No
0
0.87
0.87
Yes
26
30
22
25
25
40%
30%
3
Y
139
-
11
Westcliff
117 811
Nature
Dover-
H3A_340
OG
CO -G
No
0
1.25
1.25
Yes
0
30
37
37
40%
°
30%
4
140
20
Environmental
I
I
I
I
I
I
I
I
I
I
I
I Westcliff
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-24
SS3-237
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table B-10: Sites Inventory to Accommodate Very Low- and Low -Income RHNA Allocation
HCD
Density (Du/Ac)
Potential Units
Potential
Net
Parcel
Land
5th
Existing
Gross
Buildable
Redevelopment
Affordability
Focus
Letter
Inventory
TAG
Owner
Zoning
Vacancy
Sizing
Units
Units
Number
Use
Cycle
Units
Acreage
Acreage
°
/°
(LowVl)
Area
Interest?
ID
Criteria?
Zoned
Rezoned
Zoned
Rezoned
Net
(LowVL)
458 361
Dover-
M4A_050
-
PF
PF
No
0
1.29
1.29
Yes
0
30
38
38
40%
30%
5
141
10
Westcliff
117 811
Donna Adele
Dover-
H3A_004
OG
CO -G
No
0
1.51
1.51
Yes
0
30
45
45
°
40%
30%
5
142
18
Gallant
Westcliff
117 811
Russell E R
Dover
H3A 006
OG
CO -G
No
0
0.79
0.79
Yes
0
30
23
23
40%30%
°
3
Y
143
-
19
Fluter
Westcliff
049 271
Carol Rex
Dover-
H3A 444
OG
CO -G
No
0
1.64
1.64
Yes
0
30
49
49
40%
30%
6
144
-
30
Reynolds
I
I
I
I Westcliff
0
13.88
13.88
185
411
411
49
DOVER WESTCLIFF TOTAL:
--
--
-
--
-
--
--
--
units
acres
acres
units
units
units
units
Newport
440 281
K26_588
Ath LLC
PC
PR
No
0
7.60
7.60
Yes
0
45
341
341
27%
30%
28
Center
145
02
Area
Church
Newport
458 341
M3C_014
Newport
PI
PI
No
0
3.03
3.03
Yes
0
45
136
136
27%
30%
11
Center
146
02
Center
Area
Newport
458 341
Wardens
M3C_012
PI
PI
No
0
3.60
3.60
Yes
0
45
161
161
27%
30%
13
Center
147
01
Rector
Area
Newport
L1N_010
NO AP #
PC
No
5
1.72
1.72
Yes
0
45
77
72
27%
30%
6
Center
240
H3/PR
Area
Newport
442 271
Irvine
L1L_044
PC
CO -R
No
0
0.75
0.75
Yes
0
45
33
33
27%
30%
3
Center
148
30
Company
p Y
Area
Newport
443071
L1L_046
PC
CO -R
No
0
1.08
1.08
Yes
0
45
48
48
27%
30%
4
Center
149
CompinanY
Area
Newport
442 091
Trail
L1K 022
OR
CO -R
No
0
0.79
0.79
Yes
0
45
35
35
27%
30%
3
Center
150
-
16
Properties LLC
Area
Newport
442 091
Trail
L1K 024
OR
CO -R
No
0
1.42
1.42
Yes
0
45
64
64
27%
30%
5
Center
151
-
16
Properties LLC
Area
Newport
442 021
The Irvine
L1G_016
PC
CR
No
0
0.54
0.54
Yes
0
45
24
24
27%
30%
2
Center
152
47
Company LLC
Area
Newport
442 021
The Irvine
L1G_018
PC
CR
No
0
1.76
1.76
Yes
0
45
79
79
27%
30%
6
Center
153
47
Company LLC
p Y
Area
Newport
440132
Jgkallins
K1C 006
PR
PR
No
0
1.79
1.79
Yes
0
45
80
80
°
27/°
°
30%
6
Center
154
40
Investments
Area
Newport
442 231
180 Investors
L1M_022
OR
CO -R
No
0
1.17
1.17
Yes
0
45
52
52
27%
30%
4
Center
155
08
LLC
Area
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-25
SS3-238
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table B-10: Sites Inventory to Accommodate Very Low- and Low -Income RHNA Allocation
HCD
Density (Du/Ac)
Potential Units
Potential
Net
Parcel
Land
5th
Existing
Gross
Buildable
Redevelopment
Affordability
Focus
Letter
Inventory
TAG
Owner
Zoning
Vacancy
Sizing
Units
Units
Number
Use
Cycle
Units
Acreage
Acreage
o
/o
(LowVl)
Area
Interest?
ID
Criteria?
Zoned
Rezoned
Zoned
Rezoned
Net
(LowVL)
Newport
442 091
Trail
L1K_028
OR
CO -R
No
0
1.75
1.75
Yes
0
45
78
78
27%
30%
6
Center
156
12
Properties LLC
Area
Newport
L1F_006
442 082
Ncmb No LLC
PC
CO -M
No
0
2.72
2.72
Yes
0
45
122
122
27%
30%
10
Center
157
11
Area
Newport
442 082
L1F_004
Ncmb No LLC
PC
CO -M
No
0
4.05
4.05
Yes
0
45
182
182
27%
30%
15
Center
158
14
Area
Newport
442 082
L1F_014
Ncmb No LLC
PC
CO -M
No
0
3.46
3.46
Yes
0
45
155
155
27%
30%
13
Center
159
08
Area
Newport
442 082
L1F_010
Ncmb No LLC
PC
CO -M
No
0
1.17
1.17
Yes
0
45
52
52
27%
30%
4
Center
160
12
Area
Amalfi
Newport
442 081
L1E_004
Investments
PC
MU -H3
No
0
0.75
0.75
Yes
0
45
33
33
27%
30%
3
Center
161
05
Gp
Area
Newport
442 271
17 Corporate
L1L_004
PC
CO -R
No
0
1.04
1.04
Yes
0
45
46
46
o
27/0
o
30%
4
Center
162
17
Plaza Assoc
Area
Mark
Newport
L1L_032
442 271
Robinson Jr
PC
CO -R
No
0
0.55
0.55
Yes `
0
45
24
24
27%
30%
2
Center
163
23
LLC
Area
Newport
442 271
Mitchell
L1L_042
PC
CO -R
No
0
0.76
0.76
Yes
0
45
34
34
27%
30%
3
Center
164
12
Junkins
Area
Newport
442 271
Property
L1L 016
PC
CO -R
No
0
0.89
.89
45
39
39
27%
30%
3
Center
Y
165
—
05
Reserve Inc
Area
Newport
442 271
Property
L1L 012
PC
CO -R
No
0
0.89
0.89
Yes
0
45
40
40
27%
30%
3
Center
Y
166
—
03
Reserve Inc
Area
Newport
442 271
Burnham-
L1L_026
PC
CO -R
No
0
0.98
0.98
Yes
0
45
44
44
27%
30%
4
Center
167
32
Newport LLC
Area
Newport
Newport
442 271
L1L_002
Corporate
PC
CO -R
No
0
1.02
1.02
Yes
0
45
45
45
27%
30%
4
Center
168
16
Plaza
Area
Newport
442 271
Heritage One
LIL 036
PC
CO -R
No
0
0.68
0.68
Yes
0
45
30
30
o
27/0
o
30%
2
Center
169
15
LLC
Area
Pacific
Newport
442 271
L1L_006
Development
PC
CO -R
No
0
0.84
0.84
Yes
0
45
37
37
27%
30%
3
Center
170
01
Group
Area
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-26
SS3-239
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table B-10: Sites Inventory to Accommodate Very Low- and Low -Income RHNA Allocation
HCD
Density (Du/Ac)
Potential Units
Potential
Net
Parcel
Land
5th
Existing
Gross
Buildable
Redevelopment
Affordability
Focus
Letter
Inventory
TAG
Owner
Zoning
Vacancy
Sizing
Units
Units
Number
Use
Cycle
Units
Acreage
Acreage
o
/o
(LowVl)
Area
Interest?
ID
Criteria?
Zoned
Rezoned
Zoned
Rezoned
Net
(LowVL)
Olen
Newport
442 271
L1L_008
Properties
PC
CO -R
No
0
0.75
0.75
Yes
0
45
33
33
27%
30%
3
Center
171
02
Corp
Area
442 271
Newport
L1L_034
Scott Boras
PC
CO -R
No
0
0.51
0.51
Yes
0
45
22
22
27%
30%
2
Center
172
34
Area
Newport
442 271
George Randy
L1L_038
PC
CO -R
No
0
0.88
0.88
Yes
0
45
39
39
o
27/0
o
30%
3
Center
173
14
Kinkle
Area
Newport
442 271
L1L_014
Division Tax
PC
CO -R
No
0
0.97
0.97
Yes
0
45
43
43
27%
30%
3
Center
Y
174
04
Area
Newport
442 271
Chico
L1L 040
PC
CO -R
No
0
0.76
0.76
Yes
0
45
34
34
27%
30%
3
Center
175
13
Associates Inc
Area
Newport
442 271
L1L_022
Co Irvine
PC
CO -R
No
0
1.13
1.13
Yes
0
45
50
50
27%
30%
4
Center
176
19
Area
Olen
Newport
442 271
L1L_020
Properties
PC
CO -R
No
0
1.17
1.17
Yes
0
45
52
52
27%
30%
4
Center
177
29
Corp
Area
Newport
442 271
Irvine
L1L_028
PC
CO -R
No
0
3.00
3.00
Yes
0
45
134
134
27%
30%
11
Center
178
31
Company
p Y
Area
Newport
442 271
24 Corporate
L1L 024
PC
CO -R
No
0
0.98
0.98
Yes
0
45
44
44
27%
30%
4
Center
179
33
Plaza II LLC
Area
Newport
442 271
Baldwin Bone
L1L 030
PC
CO -R
No
0
0.70
0.70
Yes
0
45
31
31
27%
30%
3
Center
180
—
24
Properties
Area
Newport
442 011
L1N_022
Fainbarg
PC
PR
No
0
2.98
2.98
Yes
0
45
134
134
27%
30%
11
Center
181
53
Area
Newport
442 011
Golf Realty
MU-
L1N_016
64
Fund LP
PC
H3/PR
No
0
2.96
2.96
Yes
0
45
133
87
27%
30%
7
Center
Y
182
Area
Newport
442 262
Pacific Mutual
L1C_002
OR
CO -R
No
0
9.99
9.99
Yes
0
45
449
449
27%
30%
36
Center
183
01
Life
Area
Newport
440 132
K1C_004
Russell Fluter
PR
PR
No
0
2.80
2.80
Yes
0
45
126
126
27%
30%
10
Center
184
48
Area
Newport
442 231
Southwest
L1M 024
OR
CO -R
No
0
0.51
0.51
Yes
0
45
23
23
27%
30%
2
Center
185
09
Investors
Area
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-27
SS3-240
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table B-10: Sites Inventory to Accommodate Very Low- and Low -Income RHNA Allocation
HCD
Density (Du/Ac)
Potential Units
Potential
Net
Parcel
Land
5th
Existing
Gross
Buildable
Redevelopment
Affordability
Focus
Letter
Inventory
TAG
Owner
Zoning
Vacancy
Sizing
Units
Units
Number
Use
Cycle
Units
Acreage
Acreage
o
/o
(LowVl)
Area
Interest?
ID
Criteria?
Zoned
Rezoned
Zoned
Rezoned
Net
(LowVL)
Newport
442 161
Design Plaza
L1K_006
OR
CO -R
No
0
7.17
7.17
Yes
0
45
322
322
o
27/0
o
30%
26
Center
186
17
Owners Assn
Area
100 Newport
Newport
L1M_002
442 231
Center Drive
OR
CO -R
No
0
0.61
0.61
Yes
0
45
27
27
27%
30%
2
Center
187
13
LLC
Area
Newport
442 491
Hhr Newport
L1N_006
CV
CV
No
0
9.54
9.54
Yes
0
45
429
429
o
27/0
o
30%
35
Center
188
02
Beach LLC
Area
Newport
442 082
L1F_012
Co Irvine
PC
COW
No
0
4.10
4.10
Yes
0
45
184
184
27%
30%
15
Center
189
05
Area
Newport
442 021
L1G_044
Co Irvine
PC
CR
No
0
1.74
1.74
Yes
0
45
78
78
27%
30%
6
Center
190
28
Area
Newport
442 021
Irvine
L1G_046
PC
CR
No
0
2.50
2.50
Yes
0
45
112
112
27%
30%
9
Center
191
26
Company LLC
Area
Newport
442 231
L1M_008
Co Irvine
PC
CO -R
No
0
2.83
2.83
Yes
0
45
127
127
27%
30%
10
Center
192
11
Area
Newport
L1G_048
442 021
Irvine
PC
CR
No
0
1.73
1.73
Yes `
0
45
77
77
27%
30%
6
Center
193
13
Company LLC
p Y
Area
Newport
442 021
L1G_036
Co Irvine
PC
CR
No
0
0.80
0.80
Yes
0
45
36
36
27%
30%
3
Center
194
08
Area
442 021
Newport
L1G_022
Co Irvine
PC
CR
No
0
0.63
Q.63
45
28
28
27%
30%
2
Center
195
32
Area
Newport
442 021
Irvine
L1G_040
PC
CR
No
0
4.09
4.09
Yes
0
45
184
184
27%
30%
15
Center
196
29
Company LLC
p Y
Area
Newport
442 021
L1G_032
Co Irvine
PC
CR
No
0
1.24
1.24
Yes
0
45
55
55
27%
30%
4
Center
197
30
Area
Newport
442 021
L1G_042
Co Irvine
PC
CR
No
0
1.17
1.17
Yes
0
45
52
52
27%
30%
4
Center
198
27
Area
0
442 021
The Irvine
Newport
L1G_020
PC
CR
No
0.87
0.87
Yes
0
45
38
38
27%
30%
3
Center
199
40
Company LLC
Area
Newport
442 021
The Irvine
L1G_010
PC
CR
No
0
4.11
4.11
Yes
0
45
185
185
27%
30%
15
Center
200
46
Company LLC
p Y
Area
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-28
SS3-241
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table B-10: Sites Inventory to Accommodate Very Low- and Low -Income RHNA Allocation
HCD
Density (Du/Ac)
Potential Units
Potential
Net
Parcel
Land
5th
Existing
Gross
Buildable
Redevelopment
Affordability
Focus
Letter
Inventory
TAG
Owner
Zoning
Vacancy
Sizing
Units
Units
Number
Use
Cycle
Units
Acreage
Acreage
°
/°
(LowVl)
Area
Interest?
ID
Criteria?
Zoned
Rezoned
Zoned
Rezoned
Net
(LowVL)
Newport
442 021
L1G_012
Co Irvine
PC
CR
No
0
0.56
0.56
Yes
0
45
25
25
27%
30%
2
Center
201
35
Area
442 021
Newport
L1G_024
Co Irvine
PC
CR
No
0
4.03
4.03
Yes
0
45
181
181
27%
30%
15
Center
202
33
Area
Newport
442 231
L1M_004
Co Irvine
PC
CO -R
Yes
0
4.10
4.10
Yes
0
45
184
184
27%
30%
15
Center
203
14
Area
Newport
442101
Island Hotel
L1D 010
PC
MU -1-13
No
0
5.37
5.37
Yes
0
45
241
241
27%
30%
20
Center
204
-
27
Finance LLC
Area
Newport
442 021
L1G_030
Co Irvine
PC
CR
No
0
8.25
8.25
Yes
0
45
371
371
27%
30%
30
Center
205
31
Area
Newport
442 021
L1G_026
Co Irvine
PC
CR
No
0
0.56
0.56
Yes
0
45
24
24
27%
30%
2
Center
206
11
Area
Newport
L1G_028
442 021
Irvine
PC
CR
No
0
1.74
1.74
Yes
0
45
78
78
27%
30%
6
Center
207
17
Company
p Y
Area
442 021
The Irvine
Newport
L1G_002
PC
CR
No
0
5.43
5.43
Yes
0
45
244
244
27%
30%
20
Center
208
43
Company LLC
p Y
Area
Newport
44021
ne
L1G_008
PC
CR
No
0
0.99
0.99
Yes
0
45
44
44
27%
30%
4
Center
209
Company LLC
Area
Newport
442 021
Irvine Co LLC
L1G_006
PC
CR
No
0
1.25
1.25
Yes
0
45
56
56
27%
° °
5
Center
210
44
The
Area
Newport
44021
ne
L1G_004
PC
CR
No
0
4.16
4.16
Yes
0
45
187
187
27%
30%
15
Center
211
Company LLC
Area
Newport
442 411
Brett
L1N_024
PC
CG
No
0
1.12
1.12
Yes
0
45
50
50
27%
30%
4
Center
212
01
Feuerstein
Area
Newport
442 261
L1A_024
Co Irvine
MU -H3
No
0
2.23
2.23
Yes
0
45
100
100
27%
30%
8
Center
213
21
Area
442 011
Golf Realty
MU
Newport
L1N_058
No
0
1.11
1.11
Yes
0
45
50
87
27/°
30%
7
Center
Y
214
65
Fund LP
H3/PR
Area
Newport
L1N_056
NO AP #
No
0
1.18
1.18
Yes
0
45
53
53
27%
30%
4
Center
257
H3nPR
Area
162.13
162.13
7,260
7,246
587
NEWPORT CENTER TOTAL:
5 units
-
-
-
-
-
-
-
-
-
acres
acres
units
units
units
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-29
SS3-242
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table B-10: Sites Inventory to Accommodate Very Low- and Low -Income RHNA Allocation
HCD
Density (Du/Ac)
Potential Units
Potential
Net
Parcel
Land
5th
Existing
Gross
Buildable
Redevelopment
Affordability
Focus
Letter
Inventory
TAG
Owner
Zoning
Vacancy
Sizing
Units
Units
Number
Use
Cycle
Units
Acreage
Acreage
°
/°
(LowVl)
Area
Interest?
ID
Criteria?
Zoned
Rezoned
Zoned
Rezoned
Net
(LowVL)
425471
Pipeline
H4C 060
Jeffrey Shafer
MU -MM
MU -1-11
No
0
0.20
0.20
N/A
24
3
35
N/A
N/A
3
242
55
1
1
1
1
Project
425471
Nb Mariner's
Pipeline
H4C 078
MU -MM
MU -H1
No
0
4.37
4.37
N/A
26
116
-
198
N/A
N/A
9
246
27
Mile LLC
Project
445 131
Slf-Kc Towers
Pipeline
1-413050
PC
MU -1-12
No
0
6.22
6.22
N/A
0
325
N/A
N/A
13
249
-
29
LLC
Project
427172
Macarthur
Pipeline
L4J 020
PC
MU -1-12
No
0
1.71
1.71
N/A
0
117
N/A
N/A
26
252
06
Starboard
Project
Newport
445134
Pipeline
L4D_062
Jamboree
PC
MU -1-12
No
0
1.86
1.86
N/A
0
703
N/A
N/A
10
255
04
project
1
Uptown
427111
Pipeline
L4G 040
Ap Center
OA
MU -1-12
No
0
0.73
0.73
Yes
0
70
N/A
N/A
4
260
03
Project
427111
Pipeline
L4G_036
Apc LP
OA
MU -H2
No
0
0.74
0.74
Yes
0
-
69
N/A
N/A
3
261
05
Project
1
427111
Pipeline
L4G 038
Apc LP
OA
MU -1-12
No
0
0.71
0.71
Yes
0
69
N/A
N/A
3
262
-
04
Project
427111
Pipeline
L4G 034
Js 4630 LLC
OA
MU -1-12
No
0
0.79
0.79
Yes
0
68
N/A
N/A
3
263
06
Project
427111
Pacific
Pipeline
L4G 026
OA
MU -1-12
No
0
1.00
1.00
Yes
0
69
N/A
N/A
4
264
-
10
Medical
Project
427172
Macarthur
Pipeline
L4J 022
PC
MU -1-12
No
0
1.83
1.83
Yes
0
117
N/A
N/A
26
266
02
Starboard
Project
L4J 018
427172
Macarthur
PC
MU -H2
No
0
1.94
1.94
Yes
0
-
117
N/A
N/A
26
Pipeline
267
03
Starboard
Project
22.10
22.10
119
1,957
130
PIPELINE TOTAL:
0 units
acres
acres
units
units
units
West
114 170
School Costa
Newport
AIA
PF
PF
No
0
11.56
11.56
No
0
45
520
520
30%
65%
101
215
-042
51
Mesa Union
Mesa
Area
West
424141
Taormina
Newport
A21)_048
IG
IG
No
0
0.23
0.23
No
0
45
10
10
30%65%
°
2
Y
216
17
Property
Mesa
Area
West
A21)_006
424141
424141
Taormina
IG
IG
No
0
0.23
0.23
No
0
45
10
10
30%
65%
2
Newport
Y
217
Property
Mesa
Area
West
892 080
Chi Ltd
Newport
A2F_002
RM
RM
No
61
4.34
4.34
Yes
13
45
0
134
134
30%
65%
26
Y
218
02
Ptnrship
Mesa
Area
West
4240151
Newpo
A2F_010
Chi Limited
RM
RM
No
56
4.77
4.77
Yes
14
45
0
158
158
30%
65%
31
Y
219
Mesart
Area
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-30
SS3-243
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table B-10: Sites Inventory to Accommodate Very Low- and Low -Income RHNA Allocation
HCD
Density (Du/Ac)
Potential Units
Potential
Net
Parcel
Land
5th
Existing
Gross
Buildable
Redevelopment
Affordability
Focus
Letter
Inventory
TAG
Owner
Zoning
Vacancy
Sizing
Units
Units
Number
Use
Cycle
Units
Acreage
Acreage
°
/°
(LowVl)
Area
Interest?
ID
Criteria?
Zoned
Rezoned
Zoned
Rezoned
Net
(LowVL)
West
892 090
Brian
Newport
A2F 004
RM
RM
No
56
4.27
4.27
Yes
13
45
0
136
136
30%
65/°
27
220
—
55
Bellerose
Mesa
Area
West
892109
Charlotte
Newport
A2E_010
RM
RM
No
36
1.90
1.90
Yes
13
45
0
49
49
30%
65%
10
221
03
Patronite
Mesa
Area
West
City Of
114 170
Newport
AIA 038
Newport
PF
PF
No
0
3.05
0.92
Yes
0
45
41
41
30%
°
65/°
8
222
82
Beach
Mesa
Area
West
City Of
424 401
Newport
A2C_018
Newport
PF
PF
No
0
2.00
0.60
Yes
0
45
26
26
30%
65%
5
223
12
Mesa
Beach
Area
West
City Of
425171
Newport
A3A 006
Newport
PF
PF
No
0
7.95
2.38
Yes
0
45
107
107
30%
65%21
224
—
01
Beach
Mesa
Area
West
424111
Michael
Newport
A21)_04005
IG
IG
No
0
0.55
0.55
Yes
0
45
24
24
30%
65%
5
225
Voorhees
Mesa
Area
West
42406141
Newpo
A21)_028
Scab Wrks LLC
IG
IG
No
0
0.52
0.52
Yes
0
45
23
23
30%
65%
4
226
Mesart
Area
West
424 111
Trico Newport
Newport
A2D 044
IG
IG
No
0
3.23
3.23
Yes
0
45
145
145
°
30%
65%
28
Y
227
—
06
Properties
Mesa
Area
West
424401
Howland
Newport
A2C 022
IG
IG
No
0
1.86
0.56
Yes
0
45
25
25
30%
65%
5
228
—
04
Associates LLC
Mesa
Area
West
424141
Richard
Newport
A21) 038
IG
IG
No
0
2.73
2.73
Yes
0
45
122
122
30%
65%
24
229
—
01
Hunsaker
Mesa
Area
West
424 142
Lois For
Newport
A2F 014
IG
IG
No
0
0.74
0.74
Yes
0
45
33
33
30%65%
6
230
—
14
Horness
Mesa
Area
424 141
Orangethorpe
West
A2D 032
IG
IG
No
0
0.69
0.69
Yes
0
45
30
30
30%
65%
6
231
—
04
Properties
Newport
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-31
SS3-244
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table B-10: Sites Inventory to Accommodate Very Low- and Low -Income RHNA Allocation
HCD
Density (Du/Ac)
Potential Units
Potential
Net
Parcel
Land
5th
Existing
Gross
Buildable
Redevelopment
Affordability
Focus
Letter
Inventory
TAG
Owner
Zoning
Vacancy
Sizing
Units
Units
Number
Use
Cycle
Units
Acreage
Acreage
°
/°
(LowVl)
Area
Interest?
ID
Criteria?
Zoned
Rezoned
Zoned
Rezoned
Net
(LowVL)
Mesa
Area
West
424 141
Brent & Ami
Newport
A21)_030
IG
IG
No
0
0.53
0.53
Yes
0
45
23
23
30%
°
65/°
4
232
05
Ducoing
Mesa
Area
West
424131
Riverport
Newport
A2E 022
OM
CO -M
No
0
1.07
1.07
Yes
0
45
48
48
°
30%
°
65/°
9
233
16
Properties LLC
Mesa
Area
West
424141
James
Newport
A2D_034
IG
IG
No
0
1.08
1.08
Yes
0
45
48
48
30%
65%
9
234
03
DeGraw
Mesa
Area
Metal
West
424142
Newport
A2F_030
Finishing
IG
IG
No
0
1.31
1.31
Yes
0
45
58
58
30%
65%
11
235
11
Mesa
Hixson
Area
West
Newport
424 401
Newport
A2C_012
Business
IG
IG
No
0
1.14
1.14
Yes
0
45
51
51
°
30%
65%
10
236
06
Mesa
Center
Area
West
424141
Richard
Newport
A2D_036
IG
IG
No
0
1.61
1.61
Yes
0
45
72
72
30%
65%
14
237
02
Hunsaker
Mesa
Area
West
424401
Allred
Newport
A2C_008
IG
IG
No
0
0.76
0.76
Yes
0
45
34
34
30%
65%
7
238
08
Newport LLC
Mesa
Area
West
424 141
Glynn Van De
Newport
A21)_022
IG
IG
No
0
0.56
0.56
Yes
0
45
25
25
30%
65%
5
239
09
Walker
Mesa
Area
209
58.70
48.30
1,952
1,952
381
WEST NEWPORT MESA TOTAL:
--
--
--
-
--
-
--
--
--
units
acres
acres
units
units
units
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-32
SS3-245
City of Newport Beach
2021-2029 HOUSING ELEMENT
Moderate and Above Moderate Sites Inventory
This section contains a description and listing of the candidate sites identified to meet the City's moderate
and above moderate income RH NA need. A full list of these sites is presented in Table B-14.
Projects in the Pipeline
The City has identified a number of projects currently in the entitlements process which are likely to be
developed and/or first occupied during the planning period and count as credit towards the 2021-2029
RHNA allocation. Notably, Projects in the Pipeline can completely accommodate the City's Above
Moderate RHNAallocation. Table B-11 below summarizes the potential units from Projects in the Pipeline:
Table B-11: Moderate and Above Moderate -Income Projects in the Pipeline
Moderate Income
Above Moderate Income
Pipeline Projects
0 units
2,164 units
Accessory Dwelling Units For Moderate and Above Moderate Income
Households
4As noted in Paragraph A3 of this Appendix, the City anticipates a total of 100 ADUs affordable at
moderate income levels and 6 ADUs affordable at the above moderate -income level. The City has
identified programs within the Section 4: Housing Plan to encourage the production of ADUs in Newport
Beach.
Remaining Need
Table B-12 below displays the City's RHNAallocation need affordable to moderate and above moderate
income households for the years 2021-2029 as well as the City's net RHNAallocation need affordable to
moderate and above moderate households afterthe inclusion of Projects in the Pipeline and ADUs.
Table B-12: Moderate and Above Moderate -Income Remaining Need
Moderate Income
Above Moderate Income
RHNAAIIocation
1,050 units
1,409 units
Pipeline Projects
0 units
2,164 units
Existing Zoning
348 units
40 units
Accessory Dwelling Units
100 units
6 units
Remaining Low/Very Low -Income Need
602 units
No remaining need
Selection of Sites
Pursuant to a public process, sites were selected based on their realistic viability to accommodate lower
income housing within the 2021-2029 planning period.
Sites were also evaluated based on access to resources, proximity to additional residential development,
transportation and major streetway access, and resources and opportunity indicators. Section 3:
Affirmatively Furthering Fair Housing, outlines all fair housing, opportunity indicators, and environmental
resources in Newport Beach. A detailed map and list of candidate sites can be found on the City's website.
Appendix B: Sites Analysis (DRAFT APRIL 2021) B-33
SS3-246
City of Newport Beach
2021-2029 HOUSING ELEMENT
The City has identified sites with capacity to accommodate the City's 2021-2029 RHNA. This capacity is
based on a rezone strategy for several Focus Areas throughout the City. These Focus Areas areas follows:
+ Airport Area Environs
+ West Newport Mesa Area
+ Dover -Westcliff Area
+ Newport CenterArea
+ Coyote Canyon Area
+ Banning Ranch Area
The City has developed analyzed potential capacity based on rezone strategies specific to each Focus Area.
Through a public process, the City has assessed the feasibiIityof parcels to redevelop residentially during
the planning period. Those parcels deemed feasible were then analyzed to ensure compliance with HCD's
criteria for sites designated to accommodate lower income development (including sizing criteria). The
inventory of feasible site for redevelopment within each Focus Area was developed with this process.
Table B-13 below summarizes the key statistics forthe rezone strategies.
Table B-13: Moderate/Above Moderate -Income Rezone 5trategybyFocus Area
%
Potential
Moderate
Potential
Feasible
Projected
Rezone
Above
Focus Area
Income
Moderate -
Acreage
to
Density
Moderate -
Affordability
Income Units
Redevelop
Income Units
Airport Area
158
27%
15%
50
301 units
755 units
Environs
West
Newport
48
30%
20%
45
117 units
80 units
Mesa Area
Dover -
Westcliff
14
40%
5%
30
8 units
100 units
Area
Newport
162
27%
10%
45
196 units
1,140 units
Center Area
Coyote
22
100%0%
°
40
0 units
572 units
Canyon Area
Banning
46
100%
15%
30
207 units
893 units
Ranch Area
TOTAL
450
--
--
--
829 units
3,540 units
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-34
SS3-24 7
City of Newport Beach
2021-2029 HOUSING ELEMENT
WIF
Calculation of Unit Capacity
Taking into account development standards, unit capacityfor sites identified to accommodate moderate
and above moderate -income units was calculated by multiplying the net acreage of the site by the
assumed density established for each focus area. Depending on the Focus Area, the City assumes that
each identified sitewill develop with between 10% and 80% affordable units (the remainder developing
as moderate and above moderate income units). To support this assumption, the City has identified
programs and policies to encourage developer interest and financial feasibility. These programs and
policies are detailed in Section 4. Additionally, based on previous development trends, the City assigned
each Focus Area a percentage of its land area which the City projects to redevelop — meaning the
percentage of land area within each Focus Area, which is expected to "turn over", or develop with
residential units during the planning period.
Appendix B: Sites Analysis (DRAFT APRIL 2021) B-35
SS3-248
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table B-14: Sites Inventory to Accommodate Very Low- and Low -Income RHNA Allocation
HCD
Densit Du/Ac
Y ( )
Potential Units
Potential
Net Units
Letter
Parcel
5th
Existing
Gross
Buildable
Sizing
Redevelopment
Affordability
TAG
Owner
Zoning
Land Use
Vacancy
Units
Focus Area
Interest
ID
Above
Number
Cycle
Units
Acreage
Acreage
Criteria
o
%
(Mod)
7
Zoned
Rezoned
Zoned
Rezoned
Net
Mod
7
Mod
SthCycle-
H4C_
049110
Mariners
MU -MM
MU -H1
No
Yes
0
1.68
1.68
Yes
26
1
1
100%
N/A
1
Existing
No
1
022
30
Center M2 LLC
Zoning
5th Cycle -
BSA_
423 122
Lido Group
MU -W2
MU -W2
Yes
Yes
0
1.34
1.34
Yes
26
5
5
Q
100%
N/A
5
Existing
Yes
2
058
01
Retail LLC
Zoning
5th Cycle -
H4A_
049 150
Nb Mariner's
MU -W1
MU -W1
No
Yes
0
2.18
2.18
Yes
5
1
1
100%
N/A
1
Existing
No
3
042
26
Mile LLC
Zoning
5th Cycle -
H4A_
049 150
Mariners Mile
MU -W1
MU -W1
No
Yes
0
1.65
1.65
Yes
5
9
9
100%
N/A
9
Existing
No
4
038
29
LLC
Zoning
5th Cycle -
H4A_
049 130
Golden Hills
MU -W1
MU -W1
No
Yes
0
1.39
1.39
Yes
5
8
8
100%
N/A
8
Existing
No
5
004
22
Towers LLC
Zoning
5th Cycle -
H4A_
049 150
Nb Mariner's
MU -W1
MU -W1
No
Yes
0
0.92
0.92
Yes
5
5
5
100%
N/A
5
Existing
No
6
046
21
Mile LLC
Zoning
5th Cycle -
H4A_
049 150
Chino Hills Mall
MU -W1
MU -W1
No
Yes
0
0.52
0.52
Yes
5
3
3
100%
N/A
3
Existing
No
7
044
16
LLC
Zoning
5th Cycle -
H4C_
425471
Mariners Mile
MU -MM
MU -H1
No
Yes
0
0.95
0.95
Yes
26
25
25
100%
N/A
25
Existing
No
8
076
26
North LLC
Zoning
5th Cycle -
H4C_
049 121
Mile Co
MU -MM
MU -H1
No
Yes
0
0.96
0.96
Yes
26
25
25
100%
N/A
25
Existing
No
9
046
23
Mariners
Zoning
5th Cycle -
H4C_
049 121
Mile Co
MU -MM
MU -H1
No
Yes
0
0.88
0.88
Yes
26
23
23
100%
N/A
23
Existing
No
10
044
24
Mariners
Zoning
5th Cycle -
H4C_
425 471
2436pch LLC
MU -MM
MU -H1
No
Yes
0
0.56
0.56
Yes
26
15
15
100%
N/A
15
Existing
No
11
208
57
Zoning
5th Cycle -
H4C_
425 471
Susan Cuse Inc
MU -MM
MU -H1
No
Yes
0
0.53
0.53
Yes
26
14
14
100%
N/A
14
Existing
No
12
068
23
Zoning
5th Cycle -
H4C_
425 471
Sadie Mary
MU -MM
MU -H1
No
Yes
0
0.54
0.54
Yes
25
14
14
100%
N/A
14
Existing
No
13
070
24
Stegmann
Zoning
5th Cycle -
BSA_
423 123
Wypark
MU -W2
MU -W2
No
Yes
0
0.59
0.59
Yes
25
15
15
100%
N/A
15
Existing
No
14
032
08
Investments Pc
Zoning
5th Cycle -
H4A_
049 130
Quay Works
MU -W1
MU -W1
No
Yes
0
1.31
1.31
Yes
5
7
7
100%
N/A
7
Existing
No
15
012
18
LLC
Zoning
5th Cycle -
H4A_
049 130
Newport Beach
014
14
Waterfront
MU -W1
MU -W1
No
Yes
0
1.21
1.21
Yes
5
7
7
100%
N/A
7
Existing
No
16
Zoning
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-36
SS3-249
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table B-14: Sites Inventory to Accommodate Very Low- and Low -Income RHNA Allocation
HCD
Densit Du/Ac
Y ( )
Potential Units
Potential
Net Units
Letter
Parcel
5th
Existing
Gross
Buildable
Sizing
Redevelopment
Affordability
TAG
Owner
Zoning
Land Use
Vacancy
Units
Focus Area
Interest
ID
Above
Number
Cycle
Units
Acreage
Acreage
Criteria
o
%
(Mod)
7
7
Zoned
Rezoned
Zoned
Rezoned
Net
Mod
Mod
5th Cycle -
H4C_
425 471
Shafer Irrevoc
MU -MM
MU -1-11
No
Yes
0
0.49
0.49
No
26
7
7
100%
N/A
7
Existing
No
268
204
56
Tr
Zoning
5th Cycle -
H4C_
049 110
MU -MM
MU -1-11
No
Yes
0
0.32
0.32
No
24
5
5
100%
N/A
5
Existing
No
269
132
19
Zoning
5th Cycle -
H4C_
425 471
MU -MM
MU -1-11
No
Yes
0
0.23
0.23
No
26
3
3
100%
N/A
3
Existing
No
270
048
15
Zoning
5th Cycle -
H4C_
049 110
MU -MM
MU -1-11
Yes
Yes
0
0.25
0.25
No
24
3
3
100%
N/A
3
Existing
Yes
271
020
21
Zoning
5th Cycle -
1-14C _
425 471
Shaw Kathleen
MU -MM
MU -H1
No
Yes
0
0.16
0.16
No
25
2
2
100%
N/A
2
Existing
No
272
054
12
A
Zoning
5th Cycle -
H2C_
049 122
InvestmentsLlc
MU -MM
MU -1-11
No
Yes
0
0.17
0.17
2
2
2
100%
N/A
2
Existing
No
273
590
04
Zoning
5th Cycle -
H4C_
425 471
Shafer Family
MU -MM
MU -H1
No
Yes
0
0.12
0.12
No
24
3
3
o
100%
N/A
3
Existing
No
274
206
55
1983 T
Zoning
4W
5th Cycle -
H4C_
425 471
MU -MM
MU -H1
No
Yes
0
0.14
No
IF
2
100%
N/A
2
Existing
No
275
052
13
Zoning
5th Cycle -
H4C_
425 471
MU -MM
MU -1-11
No
Yes
0
0.12
0.12
No
24
7
7
100%
N/A
7
Existing
No
276
050
14
Zoning
5th Cycle -
H2C_
049 122
Llc
mu -MMU
-H1
No
Yes
0
0.09
0�9
1
1
100%
N/A
1
Existing
No
277
582
25
Zoning
5th Cycle -
D31_
048 132
MU -V
MU -V
No
Yes
0
0.35
0.35
No
25
5
5
100%
N/A
5
Existing
No
278
030
19
Zoning
MU-
5th Cycle -
B5C
047 032
CV/15TH
MU -1-14
No
Yes
0
0.27
0.27
No
25
4
4
100%
N/A
4
Existing
No
279
278
19
ST
Zoning
MU-
5th Cycle -
BSC_
047 031
Development
CV/15TH
MU -1-14
No
Yes
0
0.29
0.29
No
23
4
4
100%
N/A
4
Existing
No
280
326
19
Up
ST
Zoning
MU-
5th Cycle -
BSC_
047 031
CV/15TH
MU -1-14
No
Yes
0
0.24
0.24
No
25
3
3
100%
N/A
3
Existing
No
281
328
20
ST
Zoning
5th Cycle -
D3F_
048 115
MU -V
MU -V
No
Yes
0
0.19
0.19
No
25
3
3
100%
N/A
3
Existing
No
282
022
11
Zoning
MU-
5th Cycle -
BSC
047 031
_
CV/15TH
MU -H4
No
Yes
0
0.19
0.19
No
26
3
3
100%
N/A
3
Existing
No
283
286
03
ST
I
Zoning
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-37
SS3-250
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table B-14: Sites Inventory to Accommodate Very Low- and Low -Income RHNA Allocation
HCD
Densit Du/Ac
Y ( )
Potential Units
Potential
Net Units
Letter
Parcel
5th
Existing
Gross
Buildable
Sizing
Redevelopment
Affordability
TAG
Owner
Zoning
Land Use
Vacancy
Units
Focus Area
Interest
ID
Above
Number
Cycle
Units
Acreage
Acreage
Criteria
o
%
(Mod)
7
7
Zoned
Rezoned
Zoned
Rezoned
Net
Mod
Mod
5th Cycle -
D3G_
048 122
MU -V
MU -V
No
Yes
0
0.13
0.13
No
23
2
2
100%
N/A
2
Existing
No
284
002
07
Zoning
MU-
5th Cycle -
135C_
047 033
CV/15TH
MU -1-14
No
Yes
0
0.13
0.13
No
23
2
2
100%
N/A
2
Existing
No
285
372
05
ST
Zoning
MU-
5th Cycle -
135C_
047 052
CV/15TH
MU -1-14
No
Yes
0
0.12
0.12
No
24
1
1
100%
N/A
1
Existing
No
286
364
04
ST
Zoning
5th Cycle -
H4C_
425 471
Shafer Irrevoc
MU -MM
MU -1-11
No
Yes
0
0.12
0.12
No
25
7
7
100%
N/A
7
Existing
No
287
136
56
Tr
Zoning
5th Cycle -
135A_
423 123
MU -W2
MU -W2
No
Yes
0
0.50
0.50
No
26
7
7
100%
N/A
7
Existing
No
288
028
10
Zoning
5th Cycle -
135A_
423 121
3 L P
MU -W2
MU -W2
No
Yes
0
0.30
0.30
No
26
4
4
100%
N/A
4
Existing
No
289
048
05
Zoning
5th Cycle -
65D_
047 162
Paulette
MU -W2
MU -W2
No
Yes
0
0.23
0.23
No
26
3
3
100%
N/A
3
Existing
No
290
172
18
Pappas Tr
Zoning
5th Cycle -
B5D_
047 120
MU -W2
MU -W2
No
Yes
0
0.18
0.18
No
22
2
2
100%
N/A
2
Existing
No
291
214
01
Zoning
5th Cycle -
135A_
423 121
MU -W2
MU -W2
No
Yes
0
0.08
0.08
No
26
1
1
100%
N/A
1
Existing
No
292
050
06
Zoning
5th Cycle -
B5D_
047 142
MU -W2
MU -W2
No
Yes
0
0.09
0.09
No
22
1
1
100%
N/A
1
Existing
No
293
216
25
Zoning
5th Cycle -
65D_
047 151
MU -W2
MU -W2
No
Yes
0
0.09
0.09
No
22
1
1
100%
N/A
1
Existing
No
294
284
12
Zoning
5th Cycle -
B5D_
047 152
Levonian
MU -W2
MU -W2
No
Yes
0
0.10
0.10
No
20
1
1
100%
N/A
1
Existing
No
295
114
03
Separate
Zoning
MU-
5th Cycle -
BSC_
047 041
Close 2-1-
CV/15TH
MU -1-14
No
Yes
0
0.09
0.09
No
22
1
1
100%
N/A
1
Existing
No
296
318
35
1rrevocT
ST
Zoning
MU-
5th Cycle -
BSC_
047 051
CV/15TH
MU -1-14
No
Yes
0
0.10
0.10
No
19
1
1
100%
N/A
1
Existing
No
297
186
07
ST
Zoning
5th Cycle -
BSA_
423 121
MU -W2
MU -W2
No
Yes
0
0.07
0.07
No
13
1
1
100%
N/A
1
Existing
No
298
052
03
Zoning
5th Cycle -
D31
048 123
MU -V
MU -V
No
Yes
0
0.06
0.06
No
16
1
1
100%
N/A
1
Existing
No
299
004
02
Zoning
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-38
SS3-251
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table B-14: Sites Inventory to Accommodate Very Low- and Low -Income RHNA Allocation
HCD
Densit Du/Ac
Y ( )
Potential Units
Potential
Net Units
Letter
Parcel
5th
Existing
Gross
Buildable
Sizing
Redevelopment
Affordability
TAG
Owner
Zoning
Land Use
Vacancy
Units
Focus Area
Interest
ID
Above
Number
Cycle
Units
Acreage
Acreage
Criteria
o
%
(Mod)
7
7
Zoned
Rezoned
Zoned
Rezoned
Net
Mod
Mod
5th Cycle -
D3F_
048 115
MU -V
MU -V
No
Yes
0
0.07
0.07
No
14
1
1
100%
N/A
1
Existing
No
300
020
12
Zoning
MU-
5th Cycle -
135C_
0470,43
Tr
CV/15TH
MU -1-14
No
Yes
0
0.06
0.06
No
15
1
1
100%
N/A
1
Existing
No
301
202
11
ST
Zoning
MU-
5th Cycle -
135C_
047 042
CV/15TH
MU -1-14
No
Yes
0
0.06
0.06
No
15
1
1
100%
N/A
1
Existing
No
302
270
20
ST
Zoning
MU-
5th Cycle -
135C_
047 032
Ellison Tr
CV/15TH
MU -1-14
No
Yes
0
0.06
0.06
No
15
1
1
100%
N/A
1
Existing
No
303
404
03
ST
Zoning
5th Cycle -
D3H_
048 134
MU -V
MU -V
No
Yes
0
0.07
0.07
No
14
1
1
100%
N/A
1
Existing
No
304
034
04
Zoning
MU-
5th Cycle -
135C_
047 042
Ptnshp
CV/15TH
MU -1-14
No
Yes
0
0.06
0.06
No
15
1
1
100%
N/A
1
Existing
No
305
264
07
ST
Zoning
MU-
5th Cycle -
135C_
047 042
Marshall
CV/15TH
MU -1-14
No
Yes
0
0.06
0.06
No
15
1
1
100%
N/A
1
Existing
No
306
268
04
Family Tr
ST
Zoning
MU-
5th Cycle -
135C_
047 051
CV/15TH
MU -1-14
No
Yes
0
0.07
0.07
No
15
1
1
100%
N/A
1
Existing
No
307
180
01
ST
Zoning
MU-
5th Cycle -
135C_
047 032
Charlotte L
CV/15TH
MU -1-14
No
Yes
0
0.06
0.06
No
15
1
1
100%
N/A
1
Existing
No
308
402
04
Jackson
ST
Zoning
MU-
5th Cycle -
135C_
047 051
CV/15TH
MU -1-14
Yes
Yes
0
0.07
0.07
No
14
1
1
100%
N/A
1
Existing
Yes
309
182
02
ST
Zoning
MU-
5th Cycle -
135C
047 031
CV/15TH
MU -1-14
No
Yes
0
0.06
0.06
No
15
1
1
100%
N/A
1
Existing
No
310
288
02
ST
Zoning
5th Cycle -
H4C_
425 471
Shafer Irrevoc
MU -MM
MU -H1
No
Yes
0
0.05
0.05
No
21
7
7
100%
N/A
7
Existing
No
311
082
56
Tr
Zoning
MU-
5th Cycle -
BSC_
047 041
Llc
CV/15TH
MU -1-14
No
Yes
0
0.07
0.07
No
14
1
1
100%
N/A
1
Existing
No
312
320
31
ST
Zoning
MU-
5th Cycle -
BSC_
047 032
CV/15TH
MU -1-14
No
Yes
1
0.06
0.06
No
15
1
1
100%
N/A
1
Existing
No
313
398
07
ST
Zoning
MU-
5th Cycle -
B5C_
047 041
CV/15TH
MU -1-14
No
Yes
1
0.06
0.06
No
15
1
1
100%
N/A
1
Existing
No
314
294
24
ST
I
I
I
I
I
I
I
I
I
I Zoning
5th Cycle -
1-14C
425 471
_
MU -MM
MU -H1
No
Yes
0
0.49
0.49
No
26
13
13
100%
N/A
13
Existing
No
315
066
19
Zoning
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-39
SS3-252
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table B-14: Sites Inventory to Accommodate Very Low- and Low -Income RHNA Allocation
HCD
Densit Du/Ac
Y ( )
Potential Units
Potential
Net Units
Letter
Parcel
5th
Existing
Gross
Buildable
Sizing
Redevelopment
Affordability
TAG
Owner
Zoning
Land Use
Vacancy
Units
Focus Area
Interest
ID
Above
Number
Cycle
Units
Acreage
Acreage
Criteria
o
%
(Mod)
7
7
Zoned
Rezoned
Zoned
Rezoned
Net
Mod
Mod
5th Cycle -
H4C_
049 121
Realty Corp
MU -MM
MU -H1
No
Yes
0
0.43
0.43
No
25
11
11
100%
N/A
11
Existing
No
316
042
22
Zoning
5th Cycle -
H4C_
049 121
Llc
MU -MM
MU -H1
No
Yes
0
0.42
0.42
No
26
11
11
100%
N/A
11
Existing
No
317
040
18
Zoning
5th Cycle -
H4C_
425 471
Humphries
MU -MM
MU -H1
No
Yes
0
0.43
0.43
No
25
11
11
o
100%
N/A
11
Existing
No
318
062
54
Family Tru
Zoning
5th Cycle -
H4C_
049 110
MU -MM
MU -H1
No
Yes
0
0.33
0.33
No
24
8
8
100%
N/A
8
Existing
No
319
024
25
Zoning
5th Cycle -
H2C_
049 122
MU -MM
MU -H1
No
Yes
0
0.17
0.17
No
24
4
4
100%
N/A
4
Existing
No
320
586
06
Zoning
5th Cycle -
H2C_
049 122
MU -MM
MU -H1
No
Yes
0
0.17
0.17
No
24
4
4
100%
N/A
4
Existing
No
321
588
05
Zoning
MU-
5th Cycle -
135C
047 041
_
CV/15TH
MU -H4
No
Yes
0
0.19
0.19
No
26
5
5
100%
N/A
5
Existing
No
322
302
33
ST
Zoning
MU-
5th Cycle -
135C_
047 051
CV/15TH
MU -H4
No
Yes
0
0.20
0.20
No
25
5
5
100%
N/A
5
Existing
No
323
178
06
ST
Zoning
MU-
5th Cycle -
135C_
047 042
Charlotte L
CV/15TH
MU -H4
No
Yes
0
0.13
0.13
No
23
3
3
100%
N/A
3
Existing
No
324
266
22
Jackson
ST
Zoning
MU-
5th Cycle -
135C_
047 052
CV/15TH
MU -H4
No
Yes
0
0.12
0.12
No
24
3
3
100%
N/A
3
Existing
No
325
368
02
ST
Zoning
5th Cycle -
135A _
423 123
Partnership
MU -W2
MU -W2
No
Yes
0
0.24
0.24
No
25
6
6
100%
N/A
6
Existing
No
326
040
04
Zoning
5th Cycle -
B5A_
423 122
MU -W2
MU -W2
No
Yes
0
0.17
0.17
No
23
4
4
100%
N/A
4
Existing
No
327
070
11
Zoning
MU-
5th Cycle -
BSC_
047 041
CV/15TH
MU -H4
No
Yes
0
0.10
0.10
No
20
2
2
100%
N/A
2
Existing
No
328
304
12
ST
Zoning
MU-
5th Cycle -
B5C_
047 052
CV/15TH
MU -H4
No
Yes
0
0.10
0.10
No
20
2
2
100%
N/A
2
Existing
No
329
358
07
ST
Zoning
MU-
5th Cycle -
BSC_
047 041
Partnership
CV/15TH
MU -H4
No
Yes
0
0.11
0.11
No
18
2
2
100%
N/A
2
Existing
No
330
312
06
ST
Zoning
MU-
5th Cycle -
BSC
047 041
_
CV/15TH
MU -H4
No
Yes
0
0.05
0.05
No
18
1
1
100%
N/A
1
Existing
No
331
324
21
ST
Zoning
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-40
SS3-253
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table B-14: Sites Inventory to Accommodate Very Low- and Low -Income RHNA Allocation
HCD
Densit Du/Ac
Y ( )
Potential Units
Potential
Net Units
Letter
Parcel
5th
Existing
Gross
Buildable
Sizing
Redevelopment
Affordability
TAG
Owner
Zoning
Land Use
Vacancy
Units
Focus Area
Interest
ID
Above
Number
Cycle
Units
Acreage
Acreage
Criteria
o
%
(Mod)
7
Zoned
Rezoned
Zoned
Rezoned
Net
Mod
7
Mod
MU-
5th Cycle -
B5C_
047 041
CV/15TH
MU -1-14
No
Yes
0
0.05
0.05
No
18
1
1
100%
N/A
1
Existing
No
332
322
23
ST
Zoning
MU-
5th Cycle -
B5C_
047 052
CV/15TH
MU -1-14
No
Yes
0
0.06
0.06
No
16
1
1
100%
N/A
1
Existing
No
333
366
03
ST
Zoning
5t' CYCLE EXISTING ZONING TOTAL:
2
28.13
28.13
-
-
388
-
388
388
40
units
acres
acres
units
units
units
units
P3A_
439 241
Airport
Palm Mesa Ltd
SP -7
RM
No
148
5.88
5.88
Yes
0
50
294
146
27%
0.15
6
15
17
102
20
Area
L4G_
427121
Beachwood
Airport
OA
AO
No
0
0.67
0.67
Yes
0
50
33
33
27%
0.15
1
3
18
062
24
Properties LLC
Area
L4G_
427121
Beachwood
Airport
OA
AO
No
0
0.67
0.67
Yes
0
50
33
33
27%
0.15
1
3
19
064
24
Properties LLC
I
Area
L4A_
44512 1
Airport
Co Irvine
PC
COG
No
0
0.91
0.91
Yes
0
50
45
45
27%
0.15
2
4
20
012
17
Area
L4D_
445 161
Todd Todd
Airport
PC
MU -H2
No
0
0.69
0.69
Yes
0
50
34
34
27%
0.15
1
3
21
038
03
Schiffman
I
Area
L4D_
445 161
Todd Todd
Airport
PC
MU -H2
No
0
1.04
1.04
Yes
0
50
51
51
27%
0.15
2
5
22
040
03
Schiffman
Area
J5A_
119 300
Newport Golf
Airport
008
17
Club LLC
SP -7
PR
No
0
1.38
1.38
Yes
0
50
69
41
27%
0.15
2
4
Area
Y
23
J5A_
119 310
Newport Golf
Airport
SP -7
PR
No
0
3.70
3.70
Yes
0
50
184
111
°
27/0
0.15
4
11
Y
24
012
04
Club LLC
Area
J5A_
119 300
Newport Golf
Airport
SP -7
PR
No
0
1.52
1.52
Yes
0
50
76
45
°
27/°
0.15
2
4
Y
25
004
15
Club LLC
Area
J5A_
119 300
Newport Golf
Airport
SP -7
PR
No
0
7.30
7.30
Yes
0
50
364
219
27%
0.15
9
23
Y
26
006
16
Club LLC
Area
Birch
L4K_
427131
Airport
Development
OA
AO
No
0
0.67
0.67
Yes
0
50
33
33
27%
0.15
1
3
27
006
16
Area
Co
L4G_
427121
Dekk
Airport
OA
AO
No
0
0.73
0.73
Yes
0
50
36
36
27%
0.15
1
3
28
068
01
Associates LP
Area
L4K_
427131
Airport
Chiappero
OA
AO
No
0
0.67
0.67
Yes
0
50
33
33
27%
0.15
1
3
29
010
14
Area
L4G_
427121
Airport
Birch
OA
AO
No
0
0.67
0.67
Yes
0
50
33
33
27%
0.15
1
3
30
066
02
Area
L4K_
427131
Airport
Chiappero
OA
AO
No
0
0.67
0.67
Yes
0
50
33
33
27%
0.15
1
3
31
008
15
Area
L4D_
445 131
City National
Airport
PC
MU H2
No
0
1.10
1.10
Yes
0
50
55
55
27/°
0.15
2
5
32
046
26
Bank
Area
4400
L4E_
445122
Airport
Macarthur
PC
MU -H2
No
0
0.71
0.71
Yes
0
50
35
35
27%
0.15
1
3
33
010
13
Area
Property
Mandarin
L4D_
445133
Airport
Investment
PC
MLI -1-120.15
No
0
0.75
0.75
Yes
0
50
37
37
27%
1
3
Y
34
018
06
Area
Group
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-41
SS3-254
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table B-14: Sites Inventory to Accommodate Very Low- and Low -Income RHNA Allocation
HCD
Densit Du/Ac
Y ( )
Potential Units
Potential
Net Units
Letter
Parcel
5th
Existing
Gross
Buildable
Sizing
Redevelopment
Affordability
TAG
Owner
Zoning
Land Use
Vacancy
Units
Focus Area
Interest
ID
Above
Number
Cycle
Units
Acreage
Acreage
Criteria
o
%
(Mod)
7
Zoned
Rezoned
Zoned
Rezoned
Net
Mod
7
Mod
L4D_
445 131
Von Karman
Airport
PC
MU H2
No
0
1.19
1.19
Yes
0
50
59
59
27%
0.15
2
6
35
002
21
Ventures LLC
Area
Carl's Jr
L4A_
445121
Airport
Restaurants
PC
CG
No
0
1.38
1.38
Yes
0
50
68
68
27%
0.15
3
7
36
014
11
Area
LLC
L4E_
44512 2
Airport
Mizan LLC
PC
MU H2
No
0
0.79
0.79
Yes
0
50
39
39
27%
0.15
2
4
37
012
06
Area
L4D_
445 131
Big Man On
Airport
PC
MU H2
No
0
0.53
0.53
Yes
0
50
26
26
27%
0.15
1
2
38
020
23
Campus LLC
Area
L4D_
445 131
Hg Newport
PC
MU -H2
No
0
2.01
2.01
Yes
0
50
100
100
27 /°
0.15
4
10
Airport
39
028
15
Owner LLC
Area
L4E_
445 122
Craig Realty
PC
MU -H2
No
0
0.80
0.80
Yes
0
50
39
39
27%
0.15
2
4
Airport
40
016
05
Area
L4D_
445 131
John Hancock
Airport
010
18
Life
PC
MU H2
No
0
1.61
1.61
Yes
0
50
80
80
27%
0.15
3
8
Area
41
L4D_
445 131
John Hancock
Airport
PC
MU H2
No
0
2.30
2.30
Yes
0
50
115
115
27%
0.15
5
12
42
008
19
Life
Area
Olen
L4D_
445131
Airport
Properties
PC
MU -H2
No
0
0.64
0.64
Yes
0
50
32
32
27%
0.15
1
3
43
006
08
Corp
Area
4400
L4E-
445122
Macarthur
PC
MU -H2
No
0
1.17
1.17
Yes
0
50
58
58
27%
0.15
2
6
Airport
44
008
12
Area
Property
Hoag Mem
L4C_
445151
Airport
Hosp
PC
MU -H2
No
0
1.35
1.35
Yes
0
50
67
67
27%
0.15
3
7
45
016
09
Area
Presbyterian
L4E_
445122
Ferrado
Airport
PC
MU -H2
No
0
1.03
1.03
Yes
0
50
51
51
27%
0.15
2
5
46
002
09
Newport LLC
Area
Kcn
L4D_
445131
Airport
Management
PC
MU -H2
No
0
2.58
2.58
Yes
0
50
128
128
27%
0.15
5
13
47
030
31
Area
LLC
L4D_
445131
Airport
#N/A
PC
MU H2
No
0
0.74
0.74
Yes
0
50
36
36
27%
0.15
1
3
48
014
34
Area
L4A_
445 121
Mac Arthur
Airport
PC
CO -G
No
0
0.74
0.74
Yes
0
50
37
37
27%
0.15
1
3
49
010
05
Court LLC
Area
L4D_
445 131
4440 Vka Tic 3
Airport
PC
MU -H2
Yes
0
0.66
0.66
Yes
0
50
32
32
27%
0.15
1
3
Y
50
004
09
LLC
Area
L4D_
445131
Comac
Airport
America
PC
MU -H2
No
0
0.74
0.74
Yes
0
50
36
36
27%
0.15
1
3
51
012
10
Area
Corporation
L4C_
445151
County Of
Airport
PC
PF
No
0
7.78
7.78
Yes
0
50
388
388
27%
0.15
16
41
52
002
01
Orange
Area
L4A_
445 121
Mac Arthur
Airport
PC
COG
No
0
7.81
7.81
Yes
0
50
390
390
27%
0.15
16
42
53
002
14
Court LLC
Area
L4A_
445 121
Bre & Esa
Airport
PC
CG
No
0
2.65
2.65
Yes
0
50
132
132
27%
0.15
5
14
54
018
18
Properties LLC
Area
L4 D_
445 161
4425 Jamboree
Airport
PC
MU H2
No
0
1.69
1.69
Yes
0
50
84
84
27%
0.15
3
9
55
036
04
LLC
Area
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-42
SS3-255
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table B-14: Sites Inventory to Accommodate Very Low- and Low -Income RHNA Allocation
HCD
Densit Du/Ac
Y ( )
Potential Units
Potential
Net Units
Letter
Parcel
5th
Existing
Gross
Buildable
Sizing
Redevelopment
Affordability
TAG
Owner
Zoning
Land Use
Vacancy
Units
Focus Area
Interest
ID
Above
Number
Cycle
Units
Acreage
Acreage
Criteria
°
%
(Mod)
7
Zoned
Rezoned
Zoned
Rezoned
Net
Mod
7
Mod
L4B_
445 141
Coastal Azul
Airport
PC
MU -1-12
No
0
0.26
0.26
No
0
50
13
13
27%
0.15
1
1
Y
56
018
04
Management
Area
L4D_
445 131
Tst Mac Arthur
Airport
PC
MU -H2
No
0
0.59
0.59
Yes
0
50
29
29
27%
0.15
1
3
57
024
13
LLC
Area
L4E_
445122
Pacific Club
PC
MU -1-12
No
0
1.95
1.95
Yes
0
50
97
97
27%
0.15
4
10
Airport
58
014
17
Area
L4A_
445 121
Nf Von Karman
Airport
PC
CG
No
0
1.00
1.00
Yes
0
50
49
49
27%
0.15
2
5
59
016
09
LLC
Area
L4E_
445 122
M4 Macarthur
Airport
PC
MU H2
No
0
0.51
0.51
Yes
0
50
25
25
27%
0.15
1
2
60
018
19
LLC
Area
L4G_
427121
Airport
Birch
OA
AO
No
0
1.41
1.41
Yes
0
50
70
70
27%
0.15
3
7
61
002
27
Area
L4J_0
427173
Bank First And
Airport
PC
2
MU -1-12
No
0
1.00
1.00
Yes
0
50
49
49
27%
0.15
2
5
62
24
01
Inc
Area
L4R_
427 332
Airport
Bsp Bristol LLC
PC
COG
No
0
2.38
2.38
Yes
0
50
118
118
27%
0.15
5
12
63
002
02
Area
L4R_
427 332
Newport Place
Airport
PC
CO -G
No
0
1.70
1.70
Yes
0
50
85
85
°
27/°
0.15
3
9
Y
64
004
04
Investment
Area
L4R_
427332
Airport
Crown Building
PC
CO -G
No
0
1.41
1.41
Yes
0
50
70
70
27%
0.15
3
7
65
006
03
Area
L4M
427 221
Ndh America
Airport
PC
MU -H2
No
0
1.50
1.50
Yes
0
50
75
75
27%
0.15
3
g
66
_018
14
Inc
Area
L4J_0
427181
Macarthur
Airport
PC
MU -H2
No
0
1.45
1.45
Yes
0
50
72
72
27%
0.15
3
7
67
16
01
Pacific Plaza
Area
L4Q_
427 241
Newport Plaza
Airport
PC
CG
No
0
3.95
3.95
Yes
0
50
197
197
27%
0.15
8
21
Y
68
004
13
Office LLC
Area
L4M
427 221
1200 Quail St
Airport
PC
MU -1-12
No
0
1.00
1.00
Yes
0
50
49
49
27%
0.15
2
5
69
016
13
LLC
Area
L4F_
4271 74
Airport
Elite West LLC
PC
MU -1-12
No
0
6.32
6.32
Yes
0
50
315
315
27%
0.15
13
34
70
002
04
Area
L4M
427 221
Airport
Nf Dove LLC
PC
MU -1-12
No
0
3.99
3.99
Yes
0
50
199
199
27%
0.15
8
21
71
_032
01
Area
L4J_0
427181
Gurcharan
Airport
PC
MU -H2
No
0
0.72
0.72
Yes
0
50
35
35
27%
0.15
1
3
Y
72
10
08
Singh Sandher
I
Area
L4N_
427 222
Airport
Malaguena
PC
MU -H2
No
0
0.90
0.90
Yes
0
50
45
45
27%
0.15
2
4
Y
73
006
05
Area
L4N_
427 222
Pmc Macarthur
Airport
PC
MU H2
No
0
1.56
1.56
Yes
0
50
77
77
27%
0.15
3
8
Y
74
002
06
LLC
Area
L4M
427 221
Sbs Dove
Airport
PC
MU H2
No
0
1.71
1.71
Yes
0
50
85
85
27%
0.15
3
9
75
_002
10
Street Partners
Area
Hankey
L4M
427 221
Airport
Investment
PC
MU -1-120.15
No
0
1.52
1.52
Yes
0
50
76
76
27%
3
g
76
008
11
Area
Company
L4M
427 221
Dove Owner
Airport
PC
MH2
U
No
0
3.59
3.59
Yes
0
50
179
179
27%
0.15
7
19
77
_014
06
q
Ag
Area
ay
F_
427174
Airport
Macarthur
PC
2
MU -1-12
No
0
0.94
0.94
Yes
0
50
47
47
27%
0.15
2
5
78
006
0
06
Area
Sanderson
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-43
SS3-256
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table B-14: Sites Inventory to Accommodate Very Low- and Low -Income RHNA Allocation
HCD
Densit Du/Ac
Y ( )
Potential Units
Potential
Net Units
Letter
Parcel
5th
Existing
Gross
Buildable
Sizing
Redevelopment
Affordability
TAG
Owner
Zoning
Land Use
Vacancy
Units
Focus Area
Interest
ID
Above
Number
Cycle
Units
Acreage
Acreage
Criteria
o
%
(Mod)
7
Zoned
Rezoned
Zoned
Rezoned
Net
Mod
7
Mod
L4J_0
427 181
Ridgeway Real
Airport
PC
MU H2
No
0
1.10
1.10
Yes
0
50
55
55
27%
0.15
2
5
79
08
07
Estate
Area
L4J_0
427 181
Gs 1600 Dove
Airport
PC
MU -H2
No
0
2.49
2.49
Yes
0
50
124
124
27%
0.15
5
13
80
12
03
LLC
Area
L4M
427 221
Feb Dove
Airport
PC
MU -H2
No
0
1.51
1.51
Yes
0
50
75
75
27%
0.15
3
8
81
_004
09
Street Partners
Area
L4M
427 221
Westerly Ow
Airport
030
02
Aberdeen
PC
COG
No
0
1.46
1.46
Yes
0
50
72
72
°
27/°
0.15
3
7
Area
82
ay
F_
427174
Airport
M car hur
PC
MU -H2
No
0
1.50
1.50
Yes
0
50
75
75
27%
0.15
3
g
83
004
0
05
Area
Sanderson
L4Q_
427342
Jones Fletcher
Airport
PC
MU H2
No
0
3.70
3.70
Yes
0
50
184
184
27%
0.15
7
19
84
012
02
Jr.
Area
L4Q_
427342
Hilbert
Airport
PC
MU H2
No
0
1.97
1.97
Yes
0
50
98
98
27%
0.15
4
10
85
014
01
Properties II
Area
L4M
427 221
1500 Quail
Airport
PC
CO -G
No
0
4.76
4.76
Yes
0
50
238
238
27%
0.15
10
25
86
_022
16
Property LLC
Area
Men's
J5A_
439401
Airport
Christian
PF
PF
No
0
4.03
4.03
Yes
0
50
201
201
27%
0.15
8
21
Y
87
136
01
Area
Young
Hankey
L4M
427 221
Investment
PC
MU -H2
No
0
1.75
1.75
Yes
0
50
87
87
27%
0.15
4
9
Airport
88
012
07
Area
Company
L4M
427 221
Davenport
Airport
PC
MU -H2
No
0
1.47
1.47
Yes
0
50
73
73
27%
0.15
3
7
Y
89
020
15
Quail Partners
Area
L4L_
427 141
Sa Abanoub
Airport
PC
CO -G
No
0
0.64
0.64
Yes
0
50
31
31
27%
0.15
1
3
Y
90
020
14
LLC
I
Area
L4L_
936790
Jrj Investments
Airport
PC
COG
No
0
0.97
0.97
Yes
0
50
48
48
°
27/°
0.15
2
5
91
014
44
LP
Area
L4L_
936790
Sa Abanoub
Airport
PC
CO -G
No
0
0.86
0.86
Yes
0
50
42
42
27%0.15
2
4
Y
92
024
50
LLC
Area
L4L_
427 141
Sa Abanoub
Airport
PC
COG
No
0
0.52
0.52
Yes
0
50
26
26
27%
0.15
1
2
Y
93
012
04
LLC
Area
L4L_
427 141
Sa Abanoub
Airport
PC
COG
No
0
0.52
0.52
Yes
0
50
26
26
27%
0.15
1
2
Y
94
026
11
LLC
Area
L4L_
936790
Sa Abanoub
Airport
PC
CO -G
No
0
0.72
0.72
Yes
0
50
36
36
27%
0.15
1
3
Y
95
010
48
LLC
Area
L4L_
427 141
Sa Abanoub
Airport
PC
CO -G
No
0
0.58
0.58
Yes
0
50
29
29
27%
0.15
1
3
Y
96
006
07
LLC
I
Area
L4L_
427 141
Sa Abanoub
Airport
PC
CO -G
No
0
0.51
0.51
Yes
0
50
25
25
27%
0.15
1
2
Y
97
004
08
LLC
Area
L4L_
427 141
Sa Abanoub
Airport
PC
CO -G
No
0
8.61
8.61
Yes
0
50
430
430
27%0.15
17
46
Y
98
002
16
LLC
Area
Uptown
L4D_
445134
Airport
Newport
PC
MU -H2
No
0
0.67
0.67
Yes
0
50
33
33
27%
0.15
1
3
100
052
22
Area
Jamboree LLC
L4D_
445134
Tpg&Tsg
Airport
PC
MU -H2
No
0
0.53
I
0.53
Yes
0
50
26
26
°
27/°
0.15
1
I
2
101
068
14
Venture
I
I
I
I
I
I
I
Area
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-44
SS3-257
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table B-14: Sites Inventory to Accommodate Very Low- and Low -Income RHNA Allocation
HCD
Densit Du/Ac
Y ( )
Potential Units
Potential
Net Units
Letter
Parcel
5th
Existing
Gross
Buildable
Sizing
Redevelopment
Affordability
TAG
Owner
Zoning
Land Use
Vacancy
Units
Focus Area
Interest
ID
Above
Number
Cycle
Units
Acreage
Acreage
Criteria
o
%
(Mod)
7
Zoned
Rezoned
Zoned
Rezoned
Net
Mod
7
Mod
L4B_
445 141
Ncp GI Owner
Airport
PC
MU H2
No
0
0.29
0.29
N/A
0
50
14
14
27%
0.15
1
1
103
008
11
LLC
Area
L4B_
445141
Ncp GI Owner
PC
MU H2
No
0
0.29
0.29
N/A
0
50
14
14
27%
0.15
1
1
Airport
105
004
13
LLC
Area
L4H_
427 171
Global Alliance
Airport
PC
CG
No
0
1.20
1.20
Yes
0
50
59
59
27%
0.15
2
6
106
002
02
Caesar
Area
L4M
427 221
Westerly Ow
Airport
028
03
Aberdeen
PC
COG
No
0
1.46
1.46
Yes
0
50
73
73
°
27/°
0.15
3
7
Area
107
Beni
L4H_
427171
Airport
Investments
PC
CG
No
0
1.40
1.40
Yes
0
50
69
69
27%
0.15
3
7
108
004
03
Area
LLC
L4L_
936790
Orange County
Airport
PC
CO -G
No
0
0.97
0.97
Yes
0
50
48
48
27%0.15
2
5
109
028
46
Bar
Area
148
158.20
158.20
0
7,865
7,440
301
755
AIRPORT TOTAL:
units
acres
acres
-
units
units
units
units
units
A1A_
114 170
Newport Beach
Banning
PC
OS(RV)
No
0
130.87
130.87
No
0
0
0
1375
°
100%
0.15
54
232
110
014
72
Cherokee
Ranch
A1A_
114 170
Newport Beach
Banning
PC
OS(RV)
No
0
74.64
74.64
No
0
0
0
0
100%
0.15
31
132
111
050
52
Cherokee
Ranch
A1A_
114 170
Newport Beach
Banning
PC
OS(RV)
No
0
65.05
65.05
No
0
0
0
0
°
100%
0.15
27
115
112
016
50
Cherokee
Ranch
A1A_
114 170
Newport Beach
Banning
PC
OS(RV)
No
0
51.00
51.00
No
0
0
0
0
°
100%
0.15
21
90
113
024
52
Cherokee
Ranch
A1A_
114 170
Newport Beach
Banning
PC
OS(RV)
No
0
44.78
44.78
No
0
0
0
0
100%0.15
18
79
114
022
83
Cherokee
Ranch
A1A_
114 170
United States
Banning
PC
OS(RV)
No
0
41.20
41.20
No
0
0
0
0
100%
0.15
17
73
115
058
71
Of America
Ranch
A1A_
114 170
United States
Banning
OS
OS(RV)
No
0
19.35
19.35
No
0
0
0
0
100%0.15
8
34
116
034
76
Of America
Ranch
A1A-NO
Banning
AP #
#N/A
PC
OS(RV)
No
0
15.76
15.76
No
0
0
0
0
100%
0.15
6
28
117
056
1
Ranch
A1A_
114 170
United States
PC
OS(RV)
No
0
14.32
14.32
No
0
0
0
0
100%
0.15
6
25
Banning
118
036
74
Of America
Ranch
A1A_
114 170
United States
OS
OS(RV)
No
0
11.48
11.48
No
0
0
0
0
100%
0.15
5
20
Banning
120
028
78
Of America
Ranch
A1A_
424041
Banning
#N/A
PC
OS(RV)
No
0
10.81
10.81
No
0
0
0
0
100%
0.15
4
19
121
030
04
Ranch
A1A_
114 170
Newport Beach
Banning
PC
OS(RV)
No
0
6.52
6.52
Yes
0
0
0
0
°
100%
0.15
3
12
122
066
43
Cherokee
Ranch
A16_
114 170
United States
Banning
OS
OS
No
0
5.79
5.79
Yes
0
0
0
0
100%
0.15
2
10
123
002
65
Of America
Ranch
A1A_
114170
City Of
Banning
OS
OS(RV)
No
0
3.86
3.86
Yes
0
0
0
0
°
100%
0.15
2
7
124
032
80
Newport Beach
Ranch
A1A_
114 170
Newport Beach
Banning
PC
OS(RV)
No
0
0.37
0.37
No
0
0
0
0
°
100%
0.15
0
1
1 26
052
24
Cherokee
Ranch
A1A_
114170
City Of
Banning
PC
OS(RV)
No
0
5.33
5.33
N/A
0
0
0
0
100%
0.15
2
9
127
060
81
Newport Beach
Ranch
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-45
SS3-258
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table B-14: Sites Inventory to Accommodate Very Low- and Low -Income RHNA Allocation
HCD
Densit Du/Ac
Y ( )
Potential Units
Potential
Net Units
Letter
Parcel
5th
Existing
Gross
Buildable
Sizing
Redevelopment
Affordability
TAG
Owner
Zoning
Land Use
Vacancy
Units
Focus Area
Interest
ID
Above
Number
Cycle
Units
Acreage
Acreage
Criteria
o
%
(Mod)
7
Zoned
Rezoned
Zoned
Rezoned
Net
Mod
7
Mod
A1A_
114 170
Newport Beach
Banning
PC
OS(RV)
No
0
0.21
0.21
N/A
0
0
0
0
100%
0.15
0
0
128
054
75
Cherokee
Ranch
A1A_
114 170
Newport Beach
PC
OS(RV)
No
0
1.10
1.10
N/A
0
0
0
0
100%
0.15
0
2
Banning
129
070
49
Cherokee
Ranch
A1B_
114170
Orange County
OS
OS
I
No
0
1.49
1.49
N/A
0
0
0
0
100%
0.15
1
3
Banning
130
006
66
Flood
Ranch
0
503.90
46.00
0
1,375
207
893
BANNING RANCH TOTAL:
units
acres
acres
0
units
units
units
units
-
Coyote
R6A_
120 571
County Of
PR
PR
No
0
243.23
22.00
No
0
40
880
880
°
100%
0
0
572
Canyon,
131
004
12
Orange
etc.
0
243.23
22.00
880
880
0
572
COYOTE CANYON TOTAL:
-
-
-
0
-
-
-
-
-
Units
acres
acres
units
units
units
units
H2C_
049122
Donna
Dover
592
03
Carpenter
MU MM
MU H1
No
Yes
0
0.14
0.14
No
21
30
2
4
4
40%
0.05
0
1
Westcliff
Y
132
MU
BSC_
047 041
Newport Beach
Dover -
CV/15TH
MU -1-14
No
Yes
0
0.11
0.11
18
30
1
3
3
40%
0.05
0
0
Y
133
314
05
Alano Club
Westcliff
ST
B5C_
047 041
Patrick
MU
Dover -
CV/15TH
MU -1-140.05
No
Yes
0
0.06
0.06
No
15
30
0
1
1
40%
0
0
Y
134
292
25
Chamberlain
Westcliff
ST
J2A_
117 631
Corp Of The
Dover -
MU -DW
MU -H1
No
0
2.15
2.15
Yes
2
30
56
64
64
°
40%
0.05
1
16
135
330
12
Presiding
Westcliff
J2A_
117 631
Westcliff
Dover-
MU -DW
MU -H1
No
0
1.67
1.67
Yes
26
30
43
50
50
40%
0.05
1
13
136
322
22
Properties LLC
Westcliff
J2A_
117 631
Dover-
M HorningJr.
MU -DW
MU -H1
No
0
1.30
1.30
Yes
26
30
33
39
39
40%
0.05
1
10
Y
137
326
17
Westcliff
J2A_
117 631
901 Dover Ltd
Dover
324
18
Partnership
MU -DW
MU -1-11
No
0
1.10
1.10
Yes
26
30
28
33
33
40%
0.05
1
8
Westcliff
138
J2A_
117 631
Dover
Lincoln Yee
MU DW
MU H1
No
0
0.87
0.87
Yes
26
30
22
25
25
40%
0.05
1
6
Y
139
328
11
Westcliff
H3A_
117 811
Nature
Dover-
OG
CO -G
No
0
1.25
1.25
Yes
0
30
37
37
40%
0.05
1
9
140
340
20
Environmental
Westcliff
M4A
458 361
Dover-
#N/A
PF
PF
No
0
1.29
1.29
Yes
0
30
38
38
40%
0.05
1
9
141
_050
10
Westcliff
H3A_
117 811
Donna Adele
Dover-
OG
CO -G
No
0
1.51
1.51
Yes
0
30
45
45
40%
0.05
1
11
142
004
18
Gallant
Westcliff
H3A_
117 811
Russell E R
Dover
OG
COG
No
0
0.79
0.79
Yes
0
30
23
23
40%
0.05
0
5
Y
143
006
19
Fluter
Westcliff
H3A_
049 271
Carol Rex
Dover-
OG
COG
No
0
1.64
1.64
Yes
0
30
49
49
40%
0.05
1
12
144
444
30
Reynolds
Westcliff
0
13.88
13.88
185
411
411
8
100
DOVER WESTCLIFF TOTAL:
-
-
-
-
-
Units
acres
acres
units
units
units
units
units
Newport
K2B_
440 281
Ath LLC
PC
PR
No
0
7.60
7.60
Yes
0
45
341
341
27%
0.1
9
55
Center
145
588
02
Area
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-46
SS3-259
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table B-14: Sites Inventory to Accommodate Very Low- and Low -Income RHNA Allocation
HCD
Densit Du/Ac
Y ( )
Potential Units
Potential
Net Units
Letter
Parcel
5th
Existing
Gross
Buildable
Sizing
Redevelopment
Affordability
TAG
Owner
Zoning
Land Use
Vacancy
Units
Focus Area
Interest
ID
Above
Number
Cycle
Units
Acreage
Acreage
Criteria
o
%
(Mod)
7
Zoned
Rezoned
Zoned
Rezoned
Net
Mod
7
Mod
Church
Newport
M3C
458 341
Newport
PI
PI
No
0
3.03
3.03
Yes
0
45
136
136
27%
0.1
4
22
Center
146
014
02
-
Center
Area
Newport
M3C
458 341
Wardens
PI
PI
No
0
3.60
3.60
Yes
0
45
161
161
27%
0.1
4
26
Center
147
012
01
Rector
Area
Newport
L1L_
442 271
Irvine
PC
CO -R
No
0
0.75
0.75
Yes
0
45
33
33
27%
0.1
1
5
Center
148
044
30
Company
Area
Newport
L1L_
442 271
Irvine
P
-R
No
0
1.08
1.08
Yes
0
45
48
48
27%
0.1
1
7
Center
149
046
30
Company
Area
Newport
L1K_
442 091
Trail Properties
OR
CO -R
No
0
0.79
0.79
Yes
0
45
35
35
o
27/0
0.1
1
5
Center
150
022
16
LLC
Area
L1K_
442 091
Trail Properties
Newport
OR
CO -R
No
0
1.42
1.42
Yes
0
45
64
64
27%
0.1
2
10
Center
151
024
16
LLC
Area
Newport
LIG_
442 021
The Irvine
PC
CR
No
0
0.54
0.54
Yes
0
45
24
24
27%
0.1
1
3
Center
152
016
47
Company LLC
Area
Newport
LIG_
442 021
The Irvine
PC
CR
No
0
1.76
1.76
Yes
0
45
79
79
27%
0.1
2
12
Center
153
018
47
Company LLC
Area
Newport
K1C_
440132
Jgkallins
PR
PR
No
0
1.79
1.79
Yes
0
45
80
80
o
27/0
0.1
2
12
Center
154
006
40
Investments
Area
Newport
L1M
442 231
180 Investors
OR
CO -R
No
0
1.17
1.17
Yes
0
45
52
52
27%
0.1
1
8
Center
155
022
08
LLC
Area
Newport
L1K_
442 091
Trail Properties
028
12
LLC
OR
CO -R
No
0
1.75
1.75
Yes
0
45
78
78
o
27/0
0.1
2
12
Center
156
Area
Newport
L1F
442 082
Ncmb No LLC
PC
CO -M
No
0
2.72
2.72
Yes
0
45
122
122
27%
0.1
3
19
Center
157
006
11
Area
Newport
L1F
442 082
Ncmb No LLC
PC
CO -M
No
0
4.05
4.05
Yes
0
45
182
182
27%
0.1
5
29
Center
158
004
14
Area
Newport
L1F
442 082
Ncmb No LLC
PC
CO -M
No
0
3.46
3.46
Yes
0
45
155
155
27%
0.1
4
25
Center
159
014
08
Area
Newport
L1F
442 082
Ncmb No LLC
PC
CO -M
No
0
1.17
1.17
Yes
0
45
52
52
27%
0.1
1
8
Center
160
010
12
Area
Amalfi
Newport
LIE_
442 081
Investments
PC
MLI -1-13
No
0
0.75
0.75
Yes
0
45
33
33
27%
0.1
1
5
Center
161
004
05
Gp
Area
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-47
SS3-260
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table B-14: Sites Inventory to Accommodate Very Low- and Low -Income RHNA Allocation
HCD
Densit Du/Ac
Y ( )
Potential Units
Potential
Net Units
Letter
Parcel
5th
Existing
Gross
Buildable
Sizing
Redevelopment
Affordability
TAG
Owner
Zoning
Land Use
Vacancy
Units
Focus Area
Interest
ID
Above
Number
Cycle
Units
Acreage
Acreage
Criteria
o
%
(Mod)
7
Zoned
Rezoned
Zoned
Rezoned
Net
Mod
7
Mod
Newport
L1L_
442 271
17 Corporate
PC
CO -R
No
0
1.04
1.04
Yes
0
45
46
46
o
27/0
0.1
1
7
Center
162
004
17
Plaza Assoc
Area
Newport
L1L
442 271
Mark Robinson
PC
CO -R
No
0
0.55
0.55
Yes
0
45
24
24
27%
0.1
1
3
Center
163
032
23
Jr LLC
Area
Newport
L1L_
442 271
Mitchell
PC
CO -R
No
0
0.76
0.76
Yes
0
45
34
34
27%
0.1
1
5
Center
164
042
12
Junkins
Area
Newport
L1L_
442 271
Property
PC
CO -R
No
0
0.89
0.89
Yes
0
45
39
39
o
27/0
0.1
1
6
Center
Y
165
016
05
Reserve Inc
Area
Newport
L1L_
442 271
Property
012
03
Reserve Inc
PC
CO -R
No
0
0.89
0.89
Yes
0
45
40
40
o
27/0
0.1
1
6
Center
Y
166
Area
L1L_
442 271
Burnham-
Newport
PC
CO -R
No
0
0.98
0.98
Yes
0
45
44
44
27%
0.1
1
7
Center
167
026
32
Newport LLC
Area
Newport
Newport
L1L_
442 271
Corporate
PC
CO -R
No
0
1.02
1.02
Yes
0
45
45
45
27%
0.1
1
7
Center
168
002
16
Plaza
Area
Newport
L1L_
442 271
Heritage One
PC
CO -R
No
0
0.68
0.68
Yes
0
45
30
30
27%
0.1
1
4
Center
169
036
15
LLC
Area
Pacific
Newport
L1L_
442 271
Development
PC
CO -R
No
0
0.84
0.84
Yes
0
45
37
37
27%
0.1
1
5
Center
170
006
01
Group
Area
Olen
Newport
L1L_
442 271
Properties
PC
CO -R
No
0
0.75
0.75
Yes
0
45
33
33
27%
0.1
1
5
Center
171
008
02
Corp
Area
Newport
L1L442
271
-
Scott Boras
PC
CO -R
No
0
0.51
0.51
Yes
0
45
22
22
27%
0.1
1
3
Center
172
034
34
Area
Newport
L1L_
442 271
George Randy
PC
CO -R
No
0
0.88
0.88
Yes
0
45
39
39
27%
0.1
1
6
Center
173
038
14
Kinkle
Area
Newport
L1L
442 271
Division Tax
PC
CO -R
No
0
0.97
0.97
Yes
0
45
43
43
27%
0.1
1
6
Center
Y
174
014
04
Area
Newport
L1L_
442 271
Chico
PC
CO -R
No
0
0.76
0.76
Yes
0
45
34
34
27%
0.1
1
5
Center
175
040
13
Associates Inc
Area
Newport
L1L
442 271
Co Irvine
PC
CO -R
No
0
1.13
1.13
Yes
0
45
50
50
27%
0.1
1
8
Center
176
022
19
Area
Olen
Newport
L1L_
442 271
Properties
PC
CO -R
No
0
1.17
1.17
Yes
0
45
52
52
27%
0.1
1
8
Center
177
020
29
Corp
Area
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-48
SS3-261
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table B-14: Sites Inventory to Accommodate Very Low- and Low -Income RHNA Allocation
HCD
Densit Du/Ac
Y ( )
Potential Units
Potential
Net Units
Letter
Parcel
5th
Existing
Gross
Buildable
Sizing
Redevelopment
Affordability
TAG
Owner
Zoning
Land Use
Vacancy
Units
Focus Area
Interest
ID
Above
Number
Cycle
Units
Acreage
Acreage
Criteria
o
%
(Mod)
7
Zoned
Rezoned
Zoned
Rezoned
Net
Mod
7
Mod
Newport
L1L_
442 271
Irvine
PC
CO -R
No
0
3.00
3.00
Yes
0
45
134
134
27%
0.1
4
21
Center
178
028
31
Company
Area
Newport
L1L_
442 271
24 Corporate
PC
CO -R
No
0
0.98
0.98
Yes
0
45
44
44
o
27/0
0.1
1
7
Center
179
024
33
Plaza II LLC
Area
Newport
L1L_
442 271
Baldwin Bone
PC
CO -R
No
0
0.70
0.70
Yes
0
45
31
31
27%
0.1
1
5
Center
180
030
24
Properties
Area
Newport
LIN_
442 011
Fainbarg
PC
PR
No
0
2.98
2.98
Yes
0
45
134
134
27%
0.1
4
21
Center
181
022
53
Area
Newport
LIN_
442 011
Golf Realty
MU-
PC
No
0
2.96
2.96
Yes
0
45
133
87
o
27/0
0.1
2
14
Center
Y
182
016
64
Fund LP
H3/PR
Area
LIC_
442 262
Pacific Mutual
Newport
OR
CO -R
No
0
9.99
9.99
Yes
0
45
449
449
27%
0.1
12
72
Center
183
002
01
Life
Area
Newport
K1C_
440132
Russell Fluter
PR
PR
No
0
2.80
2.80
Yes
0
45
126
126
27%
0.1
3
20
Center
184
004
48
Area
Newport
L1M
442 231
Southwest
OR
CO -R
No
0
0.51
0.51
Yes
0
45
23
23
27%
0.1
1
3
Center
185
024
09
Investors
Area
Newport
L1K_
442 161
Design Plaza
OR
CO -R
No
0
7.17
7.17
Yes
0
45
322
322
o
27/0
0.1
9
52
Center
186
006
17
Owners Assn
Area
100 Newport
Newport
L1M
442 231
Center Drive
OR
CO -R
No
0
0.61
0.61
Yes
0
45
27
27
27%
0.1
1
4
Center
187
002
13
-
LLC
Area
Newport
LIN_
442 491
Hhr Newport
006
02
Beach LLC
Cv
CV
No
0
9.54
9.54
Yes
0
45
429
429
o
27/0
0.1
12
69
Center
188
Area
Newport
L1F
442 082
Co Irvine
PC
CO -M
No
0
4.10
4.10
Yes
0
45
184
184
27%
0.1
5
29
Center
189
012
05
Area
Newport
L1G
442 021
Co Irvine
PC
CR
No
0
1.74
1.74
Yes
0
45
78
78
27%
0.1
2
12
Center
190
044
28
Area
Newport
L1G
442 021
Irvine
PC
CR
No
0
2.50
2.50
Yes
0
45
112
112
27%
0.1
3
18
Center
191
046
26
Company LLC
Area
Newport
L1M
442 231
Co Irvine
PC
CO -R
No
0
2.83
2.83
Yes
0
45
127
127
27%
0.1
3
20
Center
192
008
11
Area
Newport
L1G_
442 021
Irvine
PC
CR
No
0
1.73
1.73
Yes
0
45
77
77
27%
0.1
2
12
Center
193
048
13
Company LLC
Area
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-49
SS3-262
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table B-14: Sites Inventory to Accommodate Very Low- and Low -Income RHNA Allocation
HCD
Densit Du/Ac
Y ( )
Potential Units
Potential
Net Units
Letter
Parcel
5th
Existing
Gross
Buildable
Sizing
Redevelopment
Affordability
TAG
Owner
Zoning
Land Use
Vacancy
Units
Focus Area
Interest
ID
Above
Number
Cycle
Units
Acreage
Acreage
Criteria
o
%
(Mod)
7
Zoned
Rezoned
Zoned
Rezoned
Net
Mod
7
Mod
Newport
L1G_
442 021
Co Irvine
PC
CR
No
0
0.80
0.80
Yes
0
45
36
36
27%
0.1
1
5
Center
194
036
08
Area
Newport
L1G_
442 021
Co Irvine
PC
CR
No
0
0.63
0.63
Yes
0
45
28
28
27%
0.1
1
4
Center
195
022
32
Area
Newport
L1G_
442 021
Irvine
PC
CR
No
0
4.09
4.09
Yes
0
45
184
184
27%
0.1
5
29
Center
196
040
29
Company LLC
Area
Newport
L1G_
442 021
Co Irvine
PC
CR
No
0
1.24
1.24
Yes
0
45
55
55
27%
0.1
1
8
Center
197
032
30
Area
Newport
L1G_
442 021
Co Irvine
PC
CR
No
0
1.17
1.17
Yes
0
45
52
52
27%
Center
198
042
27
Area
LIG_
442 021
The Irvine
Newport
PC
CR
No
0
0.87
0.87
Yes
0
45
38
38
27%
0.1
1
6
Center
199
020
40
Company LLC
Area
Newport
LIG_
442 021
The Irvine
PC
CR
No
0
4.11
4.11
Yes
0
45
185
185
27%
0.1
5
29
Center
200
010
46
Company LLC
Area
Newport
LIG_
442 021
Co Irvine
PC
CR
No
0
0.56
0.56
Yes
0
45
25
25
27%
0.1
1
4
Center
201
012
35
Area
Newport
LIG_
442 021
Co Irvine
PC
CR
No
0
4.03
4.03
Yes
0
45
181
181
27%
0.1
5
29
Center
202
024
33
Area
Newport
L1M
442 231
Co Irvine
PC
CO -R
Yes
0
4.10
4.10
Yes
0
45
184
184
27%
0.1
5
29
Center
203
004
14
-
Area
Newport
LID442
101
Island Hotel
-
PC
MU -H3
No
0
5.37
5.37
Yes
0
45
241
241
27%
0.1
7
39
Center
204
010
27
Finance LLC
Area
Newport
L1G
442 021
-
Co Irvine
PC
CR
No
0
8.25
8.25
Yes
0
45
371
371
27%
0.1
10
60
Center
205
030
31
Area
Newport
L1G
442 021
-
Co Irvine
PC
CR
No
0
0.56
0.56
Yes
0
45
24
24
27%
0.1
1
3
Center
206
026
11
Area
Newport
L1G
442 021
Irvine
-
PC
CR
No
0
1.74
1.74
Yes
0
45
78
78
27%
0.1
2
12
Center
207
028
17
Company
Area
Newport
L1G
442021
The Irvine
-
PC
CR
No
0
5.43
5.43
Yes
0
45
244
244
27%
0.1
7
39
Center
208
002
43
Company LLC
Area
Newport
L1G_
442 021
The Irvine
PC
CR
No
0
0.99
0.99
Yes
0
45
44
44
27%
0.1
1
7
Center
209
008
45
Company LLC
Area
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-50
SS3-263
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table B-14: Sites Inventory to Accommodate Very Low- and Low -Income RHNA Allocation
HCD
Densit Du/Ac
Y ( )
Potential Units
Potential
Net Units
Letter
Parcel
5th
Existing
Gross
Buildable
Sizing
Redevelopment
Affordability
TAG
Owner
Zoning
Land Use
Vacancy
Units
Focus Area
Interest
ID
Above
Number
Cycle
Units
Acreage
Acreage
Criteria
o
%
(Mod)
7
Zoned
Rezoned
Zoned
Rezoned
Net
Mod
7
Mod
Newport
L1G_
442 021
Irvine Co LLC
PC
CR
No
0
1.25
1.25
Yes
0
45
56
56
27%
0.1
2
9
Center
210
006
44
The
Area
Newport
L1G_
442 021
The Irvine
PC
CR
No
0
4.16
4.16
Yes
0
45
187
187
27%
0.1
5
30
Center
211
004
42
Company LLC
Area
Newport
LIN_
442 411
Brett
PC
CG
No
0
1.12
1.12
Yes
0
45
50
50
27%
0.1
1
8
Center
212
024
01
Feuerstein
Area
Newport
L1A_
442 261
Co Irvine
MU -1-13
No
0
2.23
2.23
Yes
0
45
100
100
27%
0.1
3
16
Center
213
024
21
Area
Newport
LIN_
442 011
Golf Realty
MU-
No
0
1.11
1.11
Yes
0
45
50
87
o
27/0
0.1
2
14
Center
Y
214
058
65
Fund LP
H3/PR
Area
Newport
LIN_
MU-
PC
No
5
1.72
1.72
Yes
0
45
77
72
27%
0.1
2
11
Center
240
010
H3/PR
Area
Newport
LIN_
MU-
No
0
1.18
1.18
Yes
0
45
53
53
27%
0.1
1
8
Center
257
056
H3/PR
Area
5
162.13
162.13
7,260
7,246
196
1,140
NEWPORT CENTER AREA TOTAL:
-
-
-
0 units
-
-
-
-
-
Units
acres
acres
units
units
units
units
L4D_
445134
Pipeline
Tsg-Parcel LLC
PC
MU -H2
No
0
2.58
2.58
Yes
0
30
N/A
N/A
30
99
032
17
Project
H4C_
425471
Pipeline
Jeffrey Shafer
MU -MM
MU -H1
No
0
0.20
0.20
N/A
24
3
35
N/A
N/A
32
242
060
55
Project
J2A_
425 061
Pipeline
Ms 36 Dev LLC
RM -6000
RM
No
114
5.76
5.76
Yes
92
416
-22
N/A
N/A
-22
243
006
09
Project
P3A_
439 241
Ginnie &
Pipeline
Anastasios
RMD
RM
No
5
0.16
0.16
No
37
5
6
N/A
N/A
6
244
052
01
Project
Nikolaou
F9C_
459 123
Auto Spa Of
Pipeline
RM
RM
No
0
0.27
0.27
No
8
2
6
N/A
N/A
6
245
046
41
Corona Del
Project
H4C_
425 471
Nb Mariner's
Pipeline
M
MU -MM
MU -H1
No
0
4.37
4.37
N/A
26
116
198
N/A
N/A
189
246
078
27
Mile LLC
Project
B5C_
047042
C N Properties
Pipeline
CV/ 5TH
MU -H4
No
0
0.06
0.06
N/A
15
1
3
N/A
N/A
3
247
238
32
LP
Project
ST
L4D_
445 131
Slf-Kc Towers
Pipeline
PC
MU -1-12
No
0
6.22
6.22
N/A
0
325
N/A
N/A
312
249
050
29
LLC
I
I
Project
L4G_
427111
Pipeline
CorpJrsm
OA
MU -H2
No
0
3.19
3.19
Yes
0
28
N/A
N/A
28
250
028
09
Project
L2B_
442 221
Big Canyon
PC
RS -D
No
0
1.83
1.83
N/A
0
1
N/A
N/A
1
Pipeline
251
008
52
Country Club
Project
L4J_0
427172
Macarthur
Pipeline
1
PC
MU H2
No
0
1.71
1.71
N/A
0
117
N/A
N/A
91
252
20
06
Starboard
Project
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-51
SS3-264
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table B-14: Sites Inventory to Accommodate Very Low- and Low -Income RHNA Allocation
HCD
Densit Du/Ac
Y ( )
Potential Units
Potential
Net Units
Letter
Parcel
5th
Existing
Gross
Buildable
Sizing
Redevelopment
Affordability
TAG
Owner
Zoning
Land Use
Vacancy
Units
Focus Area
Interest
ID
Above
Number
Cycle
Units
Acreage
Acreage
Criteria
o
%
(Mod)
7
Zoned
Rezoned
Zoned
Rezoned
Net
Mod
7
Mod
Newport
445133
Pipeline
Jamboree
PC
2
MU -1-12
No
0
12.57
12.57
N/A
0
66
N/A
N/A
66
253
034
034
07
Project
Uptown
Newport
445134
Pipeline
Jamboree
PC
2
MU -1-12
No
0
1.86
1.86
N/A
0
703
N/A
N/A
693
255
062
062
04
Project
Uptown
K1E_
440132
Bayside Village
Pipeline
PC
MU -W2
No
0
4.74
4.74
N/A
0
49
N/A
N/A
49
256
036
60
Marina
Project
Vivante
442 261
Pipeline
Newport
PC
MU -H3
No
0
2.91
2.91
N/A
0
90
N/A
N/A
90
258
004
004
17
Project
Center
410 Twenty
BSC_
04
Pipeline
Ninth Street
MU -H4
No
0
0.05
0.05
N/A
0
4
N/A
N/A
4
259
456
01
01
Project
LLC
L4G_
427111
Pipeline
Ap Center
OA
MU H2
No
0
0.73
0.73
Yes
0
70
N/A
N/A
66
260
040
03
Project
L4G_
427111
Pipeline
Apc LP
OA
MU H2
No
0
0.74
0.74
Yes
0
69
N/A
N/A
66
261
036
05
Project
L4G_
427111
Pipeline
Apc LP
OA
MU -1-12
No
0
0.71
0.71
Yes
0
69
N/A
N/A
66
262
038
04
Project
L4G_
427111
Pipeline
Js 4630 LLC
OA
MU H2
No
0
0.79
0.79
Yes
0
68
N/A
N/A
65
263
034
06
Project
L4G_
427111
Pipeline
Pacific Medical
OA
MU H2
No
0
1.00
1.00
Yes
0
69
N/A
N/A
65
264
026
10
Project
Cove
T3K_
477 261
Pipeline
Community
PC
OS
No
0
5.17
5.17
N/A
0
76
N/A
N/A
76
265
106
54
Project
Crystal
L4J_0
427172
Macarthur
Pipeline
PC
MU -H2
No
0
1.83
1.83
Yes
0
117
N/A
N/A
91
266
22
02
Starboard
I
I Project
L4J_0
427172
Macarthur
Pipeline
PC
MU -H2
No
0
1.94
1.94
Yes
0
117
N/A
N/A
91
267
18
03
Starboard
Project
119
61.49
61.29
543
0
2,294
0
2,164
PIPELINE PROJECTS TOTAL:
-
-
-
-
-
Units
acres
acres
units
units
units
units
units
West
A1A_
114 170
School Costa
PF
PF
No
0
11.56
11.56
No
0
45
520
520
30%
20%
31
23
Newport
215
042
51
Mesa Union
Mesa Area
West
A2 D_
424141
Taormina
IG
IG
No
0
0.23
0.23
No
0
45
10
10
30%
20%
1
0
Newport
Y
216
048
17
Property
Mesa Area
West
A2D_
424141
Taormina
IG
IG
No
0
0.23
0.23
No
0
45
10
10
30%
20%
1
0
Newport
Y
217
006
17
Property
Mesa Area
West
A2 F_
2F01
424151
Chi Limited
RM
RM
No
56
4.77
4.77
Yes
14
45
0
158
158
30%
20%
9
7
Newport
Y
219
Mesa Area
West
A2F_
892 090
Brian Bellerose
RM
RM
No
56
4.27
4.27
Yes
13
45
0
136
136
30%
20%
8
6
Newport
220
004
55
Mesa Area
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-52
SS3-265
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table B-14: Sites Inventory to Accommodate Very Low- and Low -Income RHNA Allocation
HCD
Densit Du/Ac
Y ( )
Potential Units
Potential
Net Units
Letter
Parcel
5th
Existing
Gross
Buildable
Sizing
Redevelopment
Affordability
TAG
Owner
Zoning
Land Use
Vacancy
Units
Focus Area
Interest
ID
Above
Number
Cycle
Units
Acreage
Acreage
Criteria
o
%
(Mod)
7
Zoned
Rezoned
Zoned
Rezoned
Net
Mod
7
Mod
West
A2E_
892109
Charlotte
RM
RM
No
36
1.90
1.90
Yes
13
45
0
49
49
30%
20%
3
2
Newport
221
010
03
Patronite
Mesa Area
West
A1A_
114170
City Of
PF
PF
No
0
3.05
0.92
Yes
0
45
41
41
Q
30%
o
20%
2
1
Newport
222
038
82
Newport Beach
Mesa Area
West
A2C_
424 401
City Of
PF
PF
No
0
2.00
0.60
Yes
0
45
26
26
o
30%
o
20%
2
1
Newport
223
018
12
Newport Beach
Mesa Area
West
A3A_
425171
City Of
006
01
Newport Beach
PF
PF
No
0
7.95
2.38
Yes
0
45
107
107
o
30%
o
20%
6
4
Newport
224
Mesa Area
West
A2D
424111
Michael
_
IG
IG
No
0
0.55
0.55
Yes
0
45
24
24
30%
20%
1
1
Newport
225
040
05
Voorhees
Mesa Area
A2D_
424141
West
Scab Wrks LLC
IG
IG
No
0
0.52
0.52
Yes
0
45
23
23
30%
20%
1
1
Newport
226
028
06
Mesa Area
West
A2D_
424 111
Trico Newport
IG
IG
No
0
3.23
3.23
Yes
0
45
145
145
o
30%
0
20%
9
6
Newport
Y
227
044
06
Properties
Mesa Area
West
A2C_
424401
Howland
IG
IG
No
0
1.86
0.56
Yes
0
45
25
25
30%
20%
2
1
Newport
228
022
04
Associates LLC
Mesa Area
West
A2D_
424141
Richard
IG
IG
No
0
2.73
2.73
Yes
0
45
122
122
30%
20%
7
5
Newport
229
038
01
Hunsaker
Mesa Area
West
A2F_
424142
Lois For
IG
IG
No
0
0.74
0.74
Yes
0
45
33
33
30%
20%
2
1
Newport
230
014
14
Horness
Mesa Area
West
A2D_
424141
Orangethorpe
IG
IG
No
0
0.69
0.69
Yes
0
45
30
30
o
30%
o
20%
2
1
Newport
231
032
04
Properties
Mesa Area
West
A2D_
424 141
Brent & Ami
IG
IG
No
0
0.53
0.53
Yes
0
45
23
23
30%
20%
1
1
Newport
232
030
05
Ducoing
Mesa Area
West
A2E_
424131
Riverport
OM
CO -M
No
0
1.07
1.07
Yes
0
45
48
48
30%
20%
3
2
Newport
233
022
16
Properties LLC
Mesa Area
West
A2D_
424141
James DeGraw
IG
IG
No
0
1.08
1.08
Yes
0
45
48
48
30%
20%
3
2
Newport
234
034
03
Mesa Area
West
A2F_
424 142
Metal Finishing
IG
IG
No
0
1.31
1.31
Yes
0
45
58
58
30%
20%
3
2
Newport
235
030
11
Hixson
Mesa Area
Newport
West
A2C_
424401
Business
IG
IG
No
0
1.14
1.14
Yes
0
45
51
51
30%
20%
3
2
Newport
236
012
06
Center
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I Mesa Area
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-53
SS3-266
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table B-14: Sites Inventory to Accommodate Very Low- and Low -Income RHNA Allocation
HCD
Densit Du/Ac
Y ( )
Potential Units
Potential
Net Units
Letter
Parcel
5th
Existing
Gross
Buildable
Sizing
Redevelopment
Affordability
TAG
Owner
Zoning
Land Use
Vacancy
Units
Focus Area
Interest
ID
Above
Number
Cycle
Units
Acreage
Acreage
Criteria
o
%
(Mod)
7
Zoned
Rezoned
Zoned
Rezoned
Net
Mod
7
Mod
West
A2 D_
2D02
424141
Richard
IG
IG
No
0
1.61
1.61
Yes
0
45
72
72
30%
20%
4
3
Newport
237
Hunsaker
Mesa Area
West
A2C_
424401
Allred Newport
IG
IG
No
0
0.76
0.76
Yes
0
45
34
34
o
30%
o
20%
2
1
Newport
238
008
08
LLC
Mesa Area
West
A2D_
424 141
Glynn Van De
IG
IG
No
0
0.56
0.56
Yes
0
45
25
25
o
30%
o
20%
2
1
Newport
239
022
09
Walker
Mesa Area
209
58.70
48.30
0
1,952
1,952
117
80
WEST NEWPORT MESA TOTAL:
units
acres
acres
units
units
units
units
units
Appendix B: Sites Analysis (DRAFT APRIL 2021)
B-54
SS3-267
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ri
City of Newport Beach
2021-2029 HOUSING ELEMENT
Section 65583 of the Government Code sates that, "the local government shall make diligent effort to
achieve public participation of all economic segments of the community in the development of the
housing element, and the program shall describe this effort." Meaningful community participation is also
required in connection with the City's Assessment of Fair Housing (AFH). A summary of citizen
participation is provided below.
As part of the 6th Cycle Housing Element Update process, Newport Beach has conducted extensive public
outreach activities beginning in 2019. In October 2019, the City launched Newport Together, a Listen &
Learn process to guide and inform a future General Plan Update. The goal of the Listen & Learn was to
hear from a broad spectrum of community members on community values, assess the current General
Plan Vision, and provide recommendations for a future General Plan Update. Newport Togetherwas
guided by the General Plan Update Steering Committee, a body appointed by City Council to oversee
the Listen and Learn process. The following series of Community Workshops occurred in each of the
Newport Beach Council Districts:
• November 12, 2019 from 6-8 p.m. at 16t" Street Recreation Center— District2
• November 14, 2019 from 6-8 p.m. Back Bay Science Center— District 3
• November 20, 2019 from 6-8 p. m. Newport Coast Community Center— District 7
• November 21, 2019 from 6-8 p. m. OASIS Senior Center— District 6
• December3, 2019 from 6-8 p.m. Central Library's Friend Meeting Room—District5
• December 11, 2019 from 6-8 p. m. Bonita Creek Community Center- District4
• December 12, 2019 from 6-8 p. m. Marina Park Community Center— District 1
Beginning in 2020the Citybegan additional focused discussion for the 6th Cycle Housing Element Update.
These recent outreach efforts included Community Workshops, Digital Engagement, Planning Commission
Study Sessions, Housing Element Advisory Committee Meetings, digital media, and noticed Public
Hearings. Project materials, including summaries from community workshops and public meetings,
notices, and draft public review documents are available on the City's website:
https://www.newporttogether.com/housing.
Outreach for the 6th Cycle Housing Element to the Newport Beach community, includes the following
actions:
• Community Workshop #1—The City conducted a virtual community workshop on October 20,
2020. Advertising for the workshop included emailing the City's list serve, posting on social media,
creating an item on the City's calendar, newspaper ads, water bill notices, and announcing the
event on the project website. The recorded workshop is available for viewing on the workshop's
webpageathttps://www.newporttogether.com/virtual_ workshop. The 82 workshop participants
were provided with an overview of the Housing Element Update process, community and housing
characteristics, and also participated in engagement activities. Takeaways from the workshop
include the following:
Appendix C: Summary of Outreach (DRAFT APRIL 2021)
C-1
SS3-269
City of Newport Beach
2021-2029 HOUSING ELEMENT
o Many believe Newport Beach has opportunities to overcome housing challenges in
communities where density may be increased and through a mixture of housing types
that meets the needs of many different family types and income levels;
o Traffic impacts and parking are important issues to be addressed along with housing;
o Different densities are suitable indifferent areas ofthe City;
o And, some people are opposed to the development of more housing.
• Community Workshop #2 and #3—The City conducted a second and third community workshop
on November 161h and 17th, 2020. Advertising for the workshop included emails out to the City's
distribution list, social media posts, creating an item on the City's calendar, newspaper ads, water
bill notices, and announcing the event on the project website. The recorded workshop is available
for viewing on the workshop's webpage at https://www.newporttogether.com/housing-
suitability. The workshop included an ice breaker that asked participants to guess the density of
various housing types. The activity's goal was to have participants think about density and to
associate density numbers with housing projects in Newport Beach. Participants could submit
comments and questions via the Zoom chat box in the first half of the workshop. In the second
half, during the public comment section, participants could use the "raise hand" function to
indicate that they would like to speak verbally, and project staff would then unmute their
microphone. Each participant was allotted three minutes to ask questions or provide comments.
Participants were also able to submit comments via the chat box. A primary objective of the
workshop was allowing participants opportunities to comment on the housing suitability analysis
for focus areas in the City. Participants were asked to consider if focus areas were suitable for
housing development and if there were challenges and opportunities associated with these
specific areas. Attendance for the part 1 and part 2 of the workshop was as follows:
o Part 1: 61 participants (4called in and 57 participated on the web)
o Part 2: 55 participants (1called in and 54 participated on the web)
• Community Workshop #4 — The City conducted a fourth community workshop on February 24tH
2021. Advertising for the workshop included emails out to the City's distribution list, social media
posts, creating an item on the City's calendar, newspaper ads, water bill notices, and announcing
the event on the project website. The recorded workshop is available for viewing on the
workshop's webpage at https://www.newporttogether.com/circulation-element-themes2. The
workshop discussed opportunity sites and policy strategies forthe Housing Element and provide
opportunities for the public to discuss options and provided feedback.
• Community Workshop #5—The Cityconducted a fifth community workshop on March 22nd, 2021.
Advertising for the workshop included emails out tothe City's distribution list, social media posts,
creating an item on the City's calendar, newspaper ads, water bill notices, and announcing the
event on the project website. The recorded workshop is available for viewing on the workshop's
webpage at https://www.newporttogether.com/housing-element-initial-draft. The workshop
Appendix C: Summary of Outreach (DRAFT APRIL 2021)
C-2
SS3-270
City of Newport Beach
provided an introduction to the initial draft and provided opportunities for the public to provide
questions and comments.
• Online Community Survey — [UPDATE AS WE PROCEED] Newport Beach launched an online
community survey to gather additional feedback regarding the Housing Element Update.
Participants were asked to consider potential policies and programs to include in the Housing
Element, as well as potential housing types and opportunities for housing in the City. The survey
also solicited feedback regarding potential barriers to housing access and constraints to the
development of housing.
• Planning Commission Study Session — [UPDATE AS WE PROCEED] The City held a Planning
Commission Study Session on March 22nd, 2021. During the study session, the project team
provided a presentation with an overview of the Public Review Draft Housing Element and
Housing Element update process to date. Community members had the opportunity to give public
comments.
• Housing Element Update Advisory Committee (HEUAC) Meetings — The City established a
Housing Element Update Advisory Committeeto:
o Ensure there is sufficient public outreach and stakeholder input regarding the update to
the Housing, Land Use, and Circulation Elements of the Newport Beach General Plan and
any other Elements deemed necessary.
o Review responses to the Request for Proposal for services to update the Housing, Land
Use, Circulation, and other Elements deemed necessary.
o Make recommendations to the City Council regarding the selection of consultants to
assist in the update of the Housing, Land Use, Circulation, and other Elements deemed
necessary.
o Provide guidanceto City staff and the consultant through the outreach process.
o Provide guidance to City staff, and the consultant, on goals and policies related to the
update of the Housing, Land Use, Circulation Elements, and any other Elements deemed
necessary by the Committee or City Council.
o Make other recommendations to the City Council regarding the update of the General
Plan, as necessary.
The HEUAC meeting agendas, minutes, and videos are available on the City's webpage at:
https:Hecros.newportbeachca.gov/Web/Browse.aspx?startid=2503780&cnb=BoardsCommissio
ns. Nine Newport Beach residents were appointed by the Mayor and Confirmed by the City
Council to be part of the committee.
• Housing Element Update Website — A website was developed for public consumption, and can
be accessed at https://www.newporttogether.com/housing. The website provided relevant
information about the update process, keyfeatures of the housing element, project timeline and
a calendar of events for outreach activities. The website also provided a link to the community
Appendix C: Summary of Outreach (DRAFT APRIL 2021)
C-3
SS3-271
City of Newport Beach
2021-2029 HOUSING ELEMENT
surveytool, past recorded meetings and summaries, as well as the contact information of the City
for residents and community members to send additional comments or request additional
information.
As required by Government Code Section 65585(b)(2), all written comments regarding the Housing
Element made by the public have previously been provided to each member of the City Council.
This Appendix contains a summary of all public comments regarding the Housing Element received by
the Cityat scheduled public meetings, and theAppendix has been provided to the City Council.
Appendix C: Summary of Outreach (DRAFT APRIL 2021)
C-4
SS3-272
City of Newport Beach
2021-2029 HOUSING ELEMENT
This section contains all the related materials from the virtual Community Workshop 1. This includes the
outreach flyer, materials provided to participants, and the workshop summary. Comments were received
in the chat box, polling questions, and open-ended questions with types responses. Video recording of
the workshop and verbal comments are available at https://www.newporttogether.com/.
Appendix C: Summary of Outreach (DRAFT APRIL 2021)
C-5
SS3-273
ANe port,
iet her,
Housing Element Focus
Virtual Workshop 1 - Envisioning
Housing Alternatives
W
You're invited to the first i eries of
virtual works
Help Shape the Future of Housing in Newport Beach!
The City of Newport Beach has initiated a focused amendment of the Newport Beach General
Plan, including updates to the Housing and Circulation Elements to comply with State laws.
This workshop will introduce the Housing Element process and include opportunities
for you to provide input future housing alternatives in Newport Beach.
OCTOBE 0,2020
6: :30PM
ZOOM
REGISTRATION & MORE INFO AT
WWW.NEWPORTTOGETHER.COM
Scan Me
EXISTING CONDITIONS, POLICY DRAFT PLAN FINAL PLAN
EDUCATION AND DEVELOPMENT DEVELOPMENT ADOPTION/CEGA
VISIONING
Fall 2020 Winter 2021 Spring 2021 Summer/Fall 2021
f j
'To;rearn more about Housing and RHNA head to the website
www. Newport Together. com
SS3-274
U,
er.
ENVISIONING THE FUTURE OF HOUSING:
Housing Element Virtual Workshop Summary
be 2020
GL
J
Prepared by Kearns & West
November 4, 2020
Envisioning the Future of Housing: Housing Element Virtual Workshop Summary 1
SS3-275
Introduction 3
Takeways from the Workshop 3
Project Overview 3
Public Outreach Overview 4
Virtual Workshop 1: Envisioning the Future of Housing Activities 4
Activity 1: Ice Breaker 5
Activity 2: What is your connection to Newport Beach?
5
Activity 3: How familiar are you with the term "environmental justice"? 6
Activity 4: What surprised you about the community profile? 6
Activity 5: What are creative solutions to meet our housing needs? 6
Activity 6: Envisioning a Range of Housing Alternatives
►A
Activity 7: What are the challenges to meeting our housing needs? g
`-Newport,
\\T�gether.
Envisioning the Future of Housing: Housing Element Virtual Workshop Summary 2
SS3-276
Introduction
The City of Newport Beach (City) has initiated a focused update to the General Plan Housing Element.
In October 2020, the project team hosted the first public workshop to review community input from
previous Listen & Learn outreach, identify the process and framework for the Housing Element,
explore housing challenges and solutions, and envision a range of housing alternatives.
Takeaways from the Workshop
The virtual workshop produced many different data points, which will be used to inform the Existing
Conditions and Visioning part of the General Plan Update process. While this document summarizes
the information collected, four key takeaways are important to note.
• Many believe Newport Beach has opportunities to overcome housing
challenges including:
o Communities where density may be increased
o A mixture of housing types that meets the needs of many different
family types and income levels
• Traffic impacts and parking are important issues to be addressed along with housing
• Different densities are suitable in different areas of the City
• Some people are opposed to the development of more housing
Additional public engagement opportunities will help the City learn more, including from people
who chose not to respond during this first workshop
Project Overview
The effort to update the City's General Plan Housing Element will enable the City to comply with
State housing law. Compliance is mandatory, although details of how the City complies is left to the
City, subject to approval by the State. This amendment will focus on housing mandates, but will also
necessarily result in amendments to the Land Use and Circulation Elements, and the incorporation
of environmental justice policies.
The Housing Element will provide for policies, programs and actions addressing existing and
projected future housing needs in the community for the 2021-2029 planning period. The Land Use
Element will need to be updated for consistency with required changes to the Housing Element to
accommodate future housing growth needs as determined by the State.
The Circulation Element will describe policies, programs, and actions that consider the implications
of future growth on the City's transportation and circulation system. The update will be evaluated
and the impacts to Level of Service (LOS) and Vehicle Miles Travelled (VMT) will be examined within
an Environmental Impact Report. This will include the incorporation of Complete Streets policies.
The Environmental Justice Element, as required by SB 1000, describes related goals, policies, and
objectives that identify "disadvantaged communities" within the area covered by the General Plan.
The environmental justice goals, policies, and objectives will identify objectives and policies (1) to
reduce the unique or compounded health risks in disadvantaged communities by means that include,
but are not limited to, the reduction of pollution exposure, including the improvement of air quality,
and the promotion of public facilities, food access, safe and sanitary homes, and physical activity, (2)
to promote civil engagement in the public decision-making process, and (3) prioritize improvements
and programs that address the needs of disadvantaged communities.
Envisioning the Future of Housing: Housing Element Virtual Workshop Summary 3
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Public Outreach Overview
Public outreach is integral to each step of the process. Phase 1 Existing Conditions, Education,
and Visioning; Phase 2 Policy Development; and Phase 3 Draft Plan Development. Members of the
public may participate in workshops, activities on the project website, and in Community Advisory
Committee meetings. Phase 4 Draft & Final Plan Development/EIR/CEQA, the draft plan will be
circulated for comments, which will also be received at Planning Commission and City Council
meetings.
Virtual Workshop 1: Envisioning the Future of Housing Activities
Objectives
During the first workshop, the goals were to review input from the Listen & Learn outreach that
took place during Winter 2020, identify the process and framework for the Housing Element, and
engage and educate participants in the discussion of housing alternatives compliant with state law
and challenges presented by the State's requirements.
Date, Time, Platform, and Attendance
The meeting took place during the evening of October 20, 2020. The City chose the Zoom platform
to involve 82 unique participants.
On average, 65% percent of participants engaged in workshop activities. Those who responded
provide a preliminary understanding of the range of opinions among community members. About
35% of participants did not engage in the activities. It is difficult to infer meaning from this data
point. However, the comments typed during the workshop may explain some of the reasons for not
responding. Through additional engagement the City will deepen its understanding of participant
opinions.
Getting the Word Out
Information about the workshop was shared through the City's distribution email, on social
media platforms, as an item on the City's calendar, announced on the project website
(NewportTogether.com). Aw
Outreach Event Activiti and Input
The first workshop was sed of seven activities, which included entries into the chat box,
polling questions, Ad open- ed questions with typed responses. Each activity is described below
along with a summarNf results.
Envisioning the Future of Housing: Housing Element Virtual Workshop Summary 4
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Activity 1: Ice Breaker
Using the chat box, participants were invited to introduce themselves by sharing their
neighborhood and the view from their windows. Out of 82 participants, 12 people responded.
Participants..
Corona Del Mar
Newport Back Bay
Newport Crest
Newport Crest
Newport Crest
The Bluffs
Newport Back Bay
West Newport Beach
West Newport Beach
Banning Ranch
Newport Island
Trovare Community of Newport Coast
Newport Bay
Two additional participants are connected to the Airport Area. One is a business owner and the
other is a commercial property owner.
Activity 2: What is your connection to Newport Beach?
The second activity provided more information about participants. Chart 1 illustrates the breakdown
with residents being the majority.
Chart 1: Participant Connection to Newport Beach
1'd
Bus
Ow
20%
Workers
2%
Nearby
5% Residents
61%
Residents
Envisioning the Future of Housing: Housing Element Virtual Workshop Summary 5
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Activity 3: How familiar are you with the term "environmental justice"?
The State requires that local jurisdictions incorporate environmental justice policies into their General
Plans. According to the California Environmental Justice Agency',environmental justice policies "call
for fairness, regardless of race, color, national origin or income, in the development of laws and
regulations that affect every community's natural surroundings, and the places people live, work,
play and learn." Out of 27 respondents, most (37%) are somewhat familiar and a large percentage
(33%) are unfamiliar with the term. Chart 2 shows the distribution of responses.
Chart 2: Familiarity With The Term "Environmental Justice"
Somewhat Familiar
What Does This Mean?
Very Familiar
Somewhat Unfamiliar
Activity 4: What surprised you about the community profile?
i7%
The presentation included a community profile to provide participants with resident and housing
characteristics. Participants were asked what surprised them about the community profile and
they were able to type their responses. This question received 31 responses, which are included in
Appendix A: Data Summary. The following topics received comments from multiple people.
• Not a surprise: Of all participants 11 participants were not surprised by the data.
• Age: A few participants commented on age demographics, noting that more than half of
the population is 45 years or older.
• Multi -family housing: Two participants noted the proportion of multi -family housing,
which makes up more than 30% of the housing stock.
1 https://calepa.ca.gov/envjustice/
Envisioning the Future of Housing: Housing Element Virtual Workshop Summary 6
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Activity 5: What are creative solutions to meet our housing needs?
Participants were asked about solutions to meet Newport Beach's housing needs. They were
encouraged to make two to three comments in the chat. This question garnered a total of 47 responses.
The full list of comments is available in Appendix A: Data Summary. The word cloud in Figure 1
illustrates the text responses. The size of the word represents the number of times it was typed by
participants. Increasing density, development in the airport area, and the use of strip commercial/
excess retail for residential development were all noted in five comments. Three comments made
note of transportation solutions, construction of accessory housing units, and additional multi -family
units. The following solutions were noted in two comments each: parking lots, mixed uses, fewer
industrial properties, Newport Center, and development in Banning Ranch.
Figure 1: Participant Responses Word Cloud
DuJAmwtO
Envisioning the Future of Housing: Housing Element Virtual Workshop Summary 7
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Activity 6: Envisioning a Range of Housing Alternatives
In addition to solutions, participants were asked about the appropriateness of six different housing
types in five areas of the City. The map in Figure 2 shows the five areas and the questions referred
to the housing types illustrated below.
Figure 2: Housing Activity Responses
Single Family Duplex
Townhome
a&
Small Lots
Mid -Rise
Housing
The responses presented below are a summary of responses in Chart 3.
High -Rise
Housing
1.3
Area 1: Duplexes are perceived as the most appropriate. Single family, small lots, townhomes, and
mid -rise also received relatively high response rates.
Area 2: Like Area 1, duplexes received a high number of responses and small lots, mid -rise, and single
family received a high response rate.
Area 3: Higher density was viewed as appropriate in Area 3, with mid -rise being the most popular
closely followed by small lots. Town -homes received several responses followed by high-rise and
duplexes.
Area 4: Mid -rise, townhomes, and high-rise are viewed as most appropriate in Area 4.
Area 5: Single family homes, with 14 responses, are seen as most appropriate in Area 5. Duplexes,
townhomes, and mid -rise also received a notable number of responses.
Envisioning the Future of Housing: Housing Element Virtual Workshop Summary 8
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Chart 3: Appropriateness of Housing Type by Area
Area 1
Area 2
Area 3
Area 4
Area 5
lex
0 5 10 15 20
Envisioning the Future of Housing: Housing Element Virtual Workshop Summary 9
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Several comments were submitted in the chat during this activity. The complete chat record may
be found in Appendix B. Multiple comments addressed the following:
• Airport Area: The airport area generated three comments. One reinforced the responses
to the polling question. The other two are paraphrased below:
o Existing business invested in a business environment. There are not
sufficient pedestrian and residential amenities.
o The airport area should be thoughtfully planned with an integrated
approach, weaving together a mixed-use landscape in a manner
sensitive to existing issues.
• Area 1: Three people said that Area 1 has been developed enough, and should be an open
area, and needs remidiation.
• Banning Ranch: Four people noted that do not want housing developed in Banning Ranch.
• Do not want development: Several different comments indicate that people would have
chosen "none" if it were an option.
Activity 7: What are the challenges to meeting our housing needs?
The ability to overcome challenges is important for the development of housing units. Participants
were asked to identify one or more challenges from a list. Chart 4 illustrates responses. Of all the
choices, available land, cost of housing, and traffic impacts received the most responses.
Chart 4: Challanges to Meeting Housing Needs
9%
Approval &
9°%
Housing
Choices
12%
Parking
Impacts
4%
Local
Control
17%
Traffic Impacts
28%
Available
Land
21%
ost of
)using
Envisioning the Future of Housing: Housing Element Virtual Workshop Summary 10
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Newport,
gether.
Community Involvement Every Step of the Way
The City has initiated a focused amendment of the Newport Beach General Plan in 2020. The purpose of this
amendment is to enable the City to comply with State laws, including the State Housing Law and others relating
to transportation and environmental justice.
COMMUNITY ENGAGEMENT OPPORTUNITIES
DIGITAL COMMITTEE VIDE
ENGAGEMENT ADVISORY MEETING WORKSHOP PRESENTATION
FII 2020
Existing Conditions,
Education and Visioning
Housing Element
Combined Public
Circulation Element
LM
a
P
o
WEBINAR
4
Her do you get involved?
The process chart below offers you a
glimpse into the many engagement
opportunities you will have t
participate in the General Plan Update
from Virtual Workshops to Planning
Commission Meetings.
Dates and times for iters below will be
available through NewportTogether.com
Spring 2021
DratiL vian uevel pmelnt
Summer/ FII 2021
Draft & Final Plan
D eve to prime ntE I F E CSA
PLANNING PLANNING DRAFT PLAN DRAFT PLAN FINAL PLAN
COMMISSION EIR SCOPING DEVELOPMENT ADOPTION/
STUDY COMMISSION MEETING DEVELOPMENT f EIR PUBLIC FINAL EIR
SE$$10N 4 ; PRESENTATION fEIR REVIEW 4=
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City of Newport Beach
2021-2029 HOUSING ELEMENT
This section contains the summary and chat responses from the virtual Community Workshop 2/3.
Comments were received in the chat box and verbally during the meeting. Video recording of the
workshop and verbal comments are available at https://www.newporttogether.com/.
Appendix C: Summary of Outreach (DRAFT APRIL 2021)
C-6
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Newport,
Together.
Housing Suitability - Virtual Workshop
Held On: November 16 & 173 2020
Workshop Summary
Prepared by Kearns & West
December 29, 2020
Housing Suitability Virtual Workshop: Workshop Summary 1
SS3-287
Introduction
On November 16 and 17, 2020, the City of Newport Beach (City) hosted a Housing Suitability Virtual
Workshop to gather community input on potential housing sites and their suitability. The City chose
to host the virtual workshop in two parts to provide enough time for public input and question and
answer sessions for different areas in the City.
Part 1 (November 16) focused on the Airport Area, West Newport, and Newport Mesa. Part 2
(November 17) focused on Newport Center and Coyote Canyon. The workshop built on the community
input and exploration of housing alternatives from previous workshops. The workshop summarized
in this report focused on presenting the site feasibility analysis and the process used by the Housing
Element Update Advisory Committee to identify candidate sites for review.
Workshop Objectives
The workshop had two objectives. The first was to present the site feasibility analysis and potential
areas for candidate sites. The second objective was to allow the public to comment on this analysis
and the potential sites. A primary driver for this workshop was providing a workshop format to
allow members of the public to provide input and engage with staff in a question and answer style
meeting.
Getting the Word Out
Information about the workshop was shared through the City's email distribution list, on social
media platforms, as an item on the City's calendar, and as an announcement on the project website
(NewportTogether.com).
Newport, Together (Online Input Opportunities)
The workshop page on the Newport, Together project website includes recordings from both
workshop dates and virtual tools to gather input. The platform allows the project team to expand
input opportunities beyond the workshop dates and for participants to engage with the project
on -demand. Participants are currently able to submit geo-located comments on identified housing
sites.
Workshop Format: Date, Time, Platform, and Attendance Summary
The workshop took place during the evening of November 16 & 17, 2020. Both workshop parts
were hosted using Zoom to continue to build participant familiarity with the virtual platform and its
tools. Over the two nights, the workshop had a total of 133 registered participants and combined
attendance of 116 participants. Attendance details are below.
Part 1:
Pa rt 2:
• Total attendance of 61 participants.
• Four participants called in
• 57 web -based participants
• Total attendance of 55 participants.
• One participant called in
• 54 web -based participants
Housing Suitability Virtual Workshop: Workshop Summary 2
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Activities
The workshop included an ice breaker that asked participants to guess the density of various housing
types. The activity's goal was to have participants think about density and to associate density
numbers with housing projects in Newport Beach. Response rates for the ice breaker were:
Part 1: 90 responses were submitted
Part 2: 60 responses were submitted
Input Opportunities
Participants could submit comments and questions via the Zoom chat box in the first half of the
workshop. In the second half, during the public comment section, participants could use the raise -
hand function to indicate that they would like to speak verbally and project staff would then unmute
their microphone. Each participant was allotted three minutes to ask questions or provide comments.
Participants were also able to submit comments via the chat box.
Major Themes from Public Questions and Comments
A primary objective of the workshop was allowing participants opportunities to comment on
the housing suitability analysis for focus areas in the City. Participants were asked to consider if
focus areas were suitable for housing development and if there were challenges and opportunities
associated with these specific areas.
The following section outlines the key themes and comments highlighted by participants. Themes
consider overall responses and ideas shared during the public input section for each area. Chat
responses can be found in Appendix A.
Airport Area:
• Participants expressed concern over the impact of noise levels on new housing
development. It was noted flight paths could impact development.
• It was suggested that the area could become a higher density area, but the City
should have an overall plan that incorporates services, recreation space, and
other necessary amenities for a community.
• Participants stated concerns with housing developments sitting close to or within
industrial areas that have contamination issues.
• The question was asked how the City makes sure that developments create affordability.
West Newport:
• Participants noted that housing development in the area is limited.
• Concern was expressed over the displacement of mobile homeowners.
• A potential partnership with Hoag Hospital for mixed-use development was mentioned.
• A concern was raised over the number of available sites for development and if
property owners would be open to development.
• Concern over limited parking availability for new residents with new development
was expressed.
• It was suggested Newport -Mesa Unified School District could be a partner in
workforce development.
Housing Suitability Virtual Workshop: Workshop Summary 3
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Newport Mesa: Dover/Westcliff/Mariners Mile
• Some participants noted a preference for lower density housing typologies.
• Comments included concern over developer affordability with development near the
coast.
• Another concern involved property ownership interest in the development of low-
income units.
• The question was asked if there is any surplus property to considered for development.
Newport Center
• Some participants identified the possibility of high-rise development as well as
mixed-use development.
• Concern was expressed over Irvine Company property ownership development
restrictions.
• Residents who live close to Newport Center noted a request to keep existing height
restriction agreements in place at Newport Center.
• Property owners expressed interest in market -rate development.
• It was stated that amenities are essential for residents; the City needs to consider
community benefits.
• A commenter noted that placing affordable housing near Newport Center would be
ideal because of the availability of jobs.
• Questions were posed about the conversion of retail to housing with shifting trends.
Coyote Canyon
• Several participants noted there could be an opportunity for higher density units.
• Participants commented that area development would require further incorporation
of services to the area.
• Concern was expressed over environmental impacts because of the potential location
of affordable housing units near the landfill.
• Participants noted that development of the non -landfill area on the north section
could be most feasible.
• Participants noted future development needs to consider the expansion of infrastructure.
• A commenter noted that access to development might be a concern for development
north of the landfill.
Housing Suitability Virtual Workshop: Workshop Summary 4
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Appendix A: Chat Responses
Nov 16 Housing Suitability Virtual Workshop Chat
From Susan Eaton : Park Newport
From Susan De Santis : Susan De Santis, Trovare in Newport Coast
From Bruce Bartram : Bruce Bartram Newport Crest
From Sam Shams : East Bluff
From Jenna Tourje, Facilitator : Thanks everyone for sharing!
14111
From P. Matheis : The Airport Area is, by my observations, a eclectic series of kveloped properties. Some of these
properties are significant class A properties, while others are old and dilapidated. Given the figures of about 4,800 new
dwelling units I read in the print news that NB planning officials suggest that this is not possible given self describe&
restrictions. Because of my experience in Newport Beach and understanding of thesitua ' e the ground I dispute this
view. If I were to suggest that this housing could be meet entirely Oithin the Airport Ar he community development
people explain why this is not possible. IWM
From Jenna Tourje, Facilitator: Thanks, P. We will incorporate your comments
From David Tanner: Hi Seimone & Jim, Please provide an overview of the existing setting for the Housing Element Update
project. Include the physical and regulatory setting and the impact housing regulations have had on the buildout of the
existing General Plan. After you provide the existing setting upon buildout of the General Plan,oplease summarize how staff
proposes to address General Plan buildout in the Housing Element Update Project.
From P. Matheis : As I recall, on or about the 1980s/90s the permitted housing development in Area2 was downzoned in
a way that impacted about 320 dwelling units. Is this something that is being reconsidered?
From David Tanner: Please confirm (yes or no) if the existing General Plan is in compliance with state law. If no, what does
Staff propose to remedy the deficiencies and will it be a part of the Housing Element Update Project?
From David Tanner : Please provide the legislative steps the Ci has and is proposing to take relative to the Housing
Element Update Project, and the location(s) where Housing Ele nt Update information can be found (GP diagnostic
memo, communications between the City and HCD, Congresswoman Norris, SCAG, other cities and legislators, etc.).
From David Tanner : The scope of the Housing Element Project (the other Elements to be amended as part of the Project
and how staff hopes to achieve internal consistency among the Elements (example: General Plan Vision Statement)).
From David : What is Staff's strategy for meeting the HCD deadline for submittal of an adopted Housing Element
(if you feel a vote of the public to make the Housing Element Update effective is not required, please provide a detailed
explanation. If staff believes other governmental approvals are not required, (example: Coastal Commission review/
approval) please explain why.
From Nancy Scarbrough : This area seems like an area that could become a higher density, but I believe the City should
have an overall plan for the area that incorporates services, recreation space and other uses that are necessary to a
community. We don't want to create an environmentally disabled area.
From David Tanner : TRis information will provide the public with a clear picture of the situation facing the City, the
challenges that lay ahead and the City's plan to address these challenges. this information should be provided to the
public prior to asking the public for recommendations.
From Susan De Santis : What is the capacity in the Airport Area for housing if developed on the available sites at 60 units
per acre?
Housing Suitability Virtual Workshop: Workshop Summary 5
SS3-291
From P. Matheis : In the 1990s the entitlements in Newport Center (Area 3) were reduced following a vote of the people.
Is this area being considered for future additional development?
From Allyson Presta : what is the response from property owners in the area?
From Adriana Fourcher : I am a property owner and not in favor of this.
From David Tanner: Will existing housing laws allowing ADUs impact the City Jobs Housing Balance?
From David Tanner: Will existing housing laws allowing ADUs impact the city circulation system?
From David Tanner: Will existing housing laws allowing ADUs impact emergency services and public safety?
From Susan De Santis: What is the potential for finding 100 percent affordable housing locations for a workforce housing?
From Nancy Scarbrough : Can we focus on projects that are 100% low income or very low income with a subsidy whether
in this area or another area of the city? We can't possible comply wit he state mandates if only 5% of a project is low
or very low income housing. If we allow projects with only 5% low ry low income ill have to approve 40,000
(plus or minus) residential units in our city of approximately 45,0
in residential
From David Tanner: How many ADUs can be constructed within the City?
From Susan De Santis : How many stories is the Uptown Newport project? How is the noise added?
From Susan De Santis : How is the noise issues addressed in Uptown Newport? I&L
From P. Matheis : I suspect that there a number of properties in the City that could h eet this State mandate. By
focusing on the Airport Area an opportunity seems to exist to answer a good deal of this allenge.
hhh-
From Adriana Fourcher : Susan - noise was not addressed. Uptown is 5 stories. It is of fully occupied so there is not a
lot of information on noise compl lus with Covid all air traffic is unusually low. This will change when things return
to "normal".
From David Tanner : Is there a penalty if the RHNA allocation 'of met within the timeframe?
From Jonathan Langford : Do we anticipate�he 65 dB CNEL line anging?
From Alexis Mondares : If there is a focus of affordable density housing within the airport area, is there a concern that
clustering affordable housing within such a noisy area that others find unsuitable would be discriminatory?
From Adriana Fourcher: Jonathan - we have monitored noise levels at 4340 and the decibels range from 65 to 70.
From Adriana Fourcher : Alexis - Environmental Justice is not a term that fits in this discussion.
From P. Matheis : Should legal questions be answered by the people best suited to answer those questions?
IV
From Susan De Santis : Can you discuss how the affordable units in the new Picerne project were created?
From Cesar Covarrubias : How will affordable housing will be incorporated into these focus areas. Density alone will not
be create affordable housing in the focus areas. What policies are we putting in place to address AH in the focus areas?
I
From Nancy Scarbrough : The City just approved a project in the 65 CNEL without regard for noise. They ignored the
Airport Commision recommendation.
From Adriana Fourcher : Susan - Only small # of affordable units in Picerne project. Doesn't make a dent.
From David Tanner : Housing in West Newport - What impact will the conversion of housing in west Newport and the
Airport area have on Jobs?
Housing Suitability Virtual Workshop: Workshop Summary 6
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From Nancy Scarbrough : If you displace the mobile homes, which are already low income housing, will those individuals
who lose their mobile homes new housing that they can afford?
From Adriana Fourcher : Nancy - Thank you. Taxpayers don't want to bear the financial consequences if the City gets
sued. The developer fees are driving this.
From David Tanner : If we convert employment areas to housing
create new jobs for the increase in population?
From Adriana Fourcher : David - Great question!
What steps will the City take to replace lost jobs and
From P. Matheis : This area seems to have a limited payoff versus the Airport Area.
From Adriana Fourcher : Business owners don't want to be disregarded in the conversation.
From Adriana Fourcher : P. Matheis - there is no payoff, hopefully.
From David Tanner: What will the cumulative impact from RHNA (1.3 million units) have on jobs within Newport Beach?
From Charles Klobe : The pie charts shown in each slide do not reflect a no build answer, Participants were not offered
the choice of no units. That translates to the false belief that residents agreed to some additional residential units in each
area. This does not reflect actual responses. Why is the total focus of this meeting on affordable housing to our housing
element?
From P. Matheis : This area is a significant industrial area, and I wonder if this is somethi g that needs to be maintained
for business needs in the City.
From Adriana Fourcher: Charles - Very good point.
From Charles Klobe : We have to TRY to plan. We do not have to succeed.
From David Tanner: Whaeities
ative impact from ADUs in Southern California have on jobs within the City?
From Adriana Fourcher :s now but what is going to be later and after that. The City of Newport Beach should
combine efforts with othed fight backon RHNA allocations.
From Susan De S4ntis : How many units have already been approved that will be counted towards the RHNA allocation?
From Sam Shams : Is the plan able to assume the conversions •existing properties, or does it require open space? So can
the plan basically be that one large development becomes even bigger?
A
^is
believe it is important that the City plan for this mandate. I suspect that the idea that the City simply
thing that will not suc eed in 2020 and beyond.
From Alexis Mondares : Adriana -the City h s already appealed its RHNA allocation. However, it is unlikely that the City's
share will be reduced in a meaningful way.
From Debbie Stevens: I have concerns with siting housing closer or within industrial areas that have contamination issues,
as there are such properties in this area.
From David Tanner : Staff's statement - The City has no choice but to increase density. This is not a foregone conclusion.
This is Staff's conclusion. Fact - The City Council is proceeding on a 3 pronged approach. Compliance is one. There is no
evidence to date that Compliance is feasible.
From Adriana Fourcher : Alexis - An appeal is the first step. The City has too much to loose to simply accept central
planning from Sacramento.
From Sam Shams : Thank you for the response!
Housing Suitability Virtual Workshop: Workshop Summary 7
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From Adriana Fourcher : It seems like we are going thru an exercise but there will not be any meaningful consensus from
both residents and businesses.
From Charles Klobe : There is no stated penalty for not finding willing property owners.
From Alexis Mondares : If density housing is created in this area, I would think parking would be ane issue for new
residents.
From Allyson Presta : in this area isn't the road & track site zoned for residential?
From Sylvia Walker :Doing away with the mobile homes, which are likely affordablQ housing, to put in other housing
seems like a less than opportune way to meet RNHA goals, if that is what was sugges
From Sam Shams: I am curious if dorm rooms for coastline college would be wort1inking of, I am not familiar with that
college though.
From Angelica Astorga : If density housing is built they should provide a parking structure nd not street parking so that
residents can park.
From P. Matheis : Is senior housing something that is considered "affordable" housi
Iq
From P. Matheis : Due to the proximity to Hoag Hospital is seems like senior housing might be something to consider if it
meets the definition of affordable.
From Susan De Santis : Senior and workforce housing are both considered affordable ho sing.
From Adriana Fourcher: I understand the committee's role in identifying opportunity zon hat same process was used
a few years ago which resulted in the business park that our business is located as being marked as an "opportunity zone
for residential". Most of the building owners were not part of that discussion. We invested in a business park. We do not
believe that residential should be approved in a commercial zone, simply because it gets colored "pink" on a City map.
From David Tanner : Everyone review the State Housing and Community Development ADU handbook published in
September 2020 to learn the facts on the potential for ADUs: https://www.hcd.ca.gov/policy-research/docs/adu-ta-
handbook-final.pdf I
From Adriana Fourcher : Senior housing is important.
From Charles Klobe : Anyone notice that they have not answed one of Dave Tanner's questions? Why the total focus on
finding sites for affordable housing only? Our housing element includes housing needs for the entire city.
From Adri—
ana Fourcher : Housing needs for young professionals.
From P. Matheis : Staff is doing a great job here.
Angelica Astorga : Many people are commenting on affordable housing, then that is obviously an issue especially
-ornia. �A
Cesar Covarrubias : The Hoag area creates a lot of service sector jobs. It will be appropriate to prioritize affordable
Lfor the workforce and families.
From Angelica Astorga : I am a college student and we need more affordable housing, discussions around that are
extremely important, in all of my circles it is a huge problem.
From Adriana Fourcher : People commute and make their own choices based upon what things are important to them.
Irvine has lots of apartments and housing choices that is definitely more affordable than Newport Beach.
From David Tanner: Everyone, ask Staff to share the findings of the General Plan Diagnostic Memo prepared as part of the
Housing Element Update. The Memo identifies the existing deficiencies in the General Plan that must be remedied. Ask
Housing Suitability Virtual Workshop: Workshop Summary 8
SS3-294
Staff to discuss how these deficiencies will be remedied.
From Angelica Astorga : You want to push people out of Newport because they cannot find affordable housing? That is
classist. What about students and young people who work in Newport?
From Sylvia Walker : Irvine has an affordable housing issue.
From Angelica Astorga : Sylvia - exactly. both cities need more options.
From P. Matheis : At Dover and West Coast Hwy is an empty lot that is not painted blue. Why?
From Adriana Fourcher : Angelica - College Students can rent rooms in people's homes, share apartments, work 2 jobs,
etc. Affordable housing in Newport Beach is a different level of rent than in other Cities.
From Allyson Presta : I am an apartment complex at bayshores and pch 1411
AA
From Allyson Presta : would I be part of this area IV
From Adriana Fourcher : Angelica - I moved here from the Midwest right out of college and had to adjust to CA. It is
expensive here.
From Sylvia Walker : Rents in Newport Beach are not necessarily higher than rents for apartments in Irvine.
From David Tanner : Staff updated the City Council last week on the Housing Element Update. staff warned the City
Council that they might have to break the Housing Element Update into 2 stages. If Staff does this only a portion of the
General Plan would be updated. Staff said the cost of the total General Plan Update would increase from $1.5 to $3.5
million dollars (2 EIRs and 2 General Plan amendment processes). Ask Staff to explain what they are thinking.
From Allyson Presta : not currently
From Angelica Astorga : Well I was born in California, I have lived a life of knowing how important it is to have access to
affordable housing. As a student, we do all of those things and the way wages have remained stagnant in this state and
housing costs only go up i hallenging for new graduates.
From Allyson Presta: that bite is rented long term
From David Tannfr : Will the Housing Element Update go to a vote of the public per the City Charter? Staff does not want
to answer this question. Why? Ask Staff to explain. Or
From P. Matheis : The properties on West Coast Hwy appear to be under used retail properties.
From Adriana FourdKer : Jenna, thanks for reminding us of those slides. My recollection is someone could earn somewhere
ab 50 to $60K a year and qualify for affordable housing. However, there are very few units. The Picerne project stacks
the affordable units to Studio units. That might be fine for a single person but won't work for a young family.
From Allyson Presta : he rented the entire site
From Allyson Presta : russ fluters
From P. Matheis : The proximity to the water is a silent point. This speaks to the value of maximizing the development in
the Airport Area for this challenge.
From P. Matheis : Should read "Salient."
From Adriana Fourcher : Mariners Mile is very expensive property. P. Matheis there is a cost to purchasing existing
buildings in airport area and scraping the property and then building residential.
From David Tanner : The City's Local Coastal Plan prohibits impacts to coastal bluffs and blockage of ocean/harbor views
How can the City possibly make a finding that high density residential is consistent with the Local Coastal Plan?
Housing Suitability Virtual Workshop: Workshop Summary 9
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From Susan De Santis : Should the City provide housing for its seniors and its essential workers?
From Cesar Covarrubias : Have surplus land sites from the City and the Special Districts been identified at opportunity
sites?
From Adriana Fourcher : Angelica, that explains why so many residents and businesses have moved out of state. It is not
because those states provide them with subsidized housing it is because the cost of development is lower, the cost of land
is lower and the government doesn't tax, tax, tax.
From David Tanner : Why is Staff been un -willing to discussing these obvious General Plan inconsistencies? These
questions have been asked since day 1.
'Wr 1411
From Adriana Fourcher: If we give CA a few more months this problem might resolve by the law of natural consequences.
The State if Broke. Businesses and residents might move which will make/environment
values decrease and increase supply.
From P. Matheis : I submit that if we take this time to properly plan for this we could design something that is the
best it can be under the circumstances. I do not see a change in the politi i acramento in the near term,
and it is likely this mandate will stand.
From P. Matheis : How is an area outside the City included in this plan, ., item 1?
From David Tanner : Seimone - provide a date certain when these questions will be answered. Quit putting this off!
From Adriana Fourcher : Seimone - the committee has been given an impossible task. The policy recommendations
unfortunately impact property owners. Again, we are in a Business Park that was colored "Pink" a few years ago based
upon some committee discussion and few community input. Now the business owners arE�all fighting residential infill
proposals.
From Technical Support: www.newporttogether.com. lip
From Sam Shams : This might sound crazy, but what are the chances of changing the city borders to get some of Costa
Mesa?
From Adriana Fourcher: Seimone - the in -fill residential project that is being proposed in our parking lot will take around
3 years to build. That is a real negative ito the employees and businesses. A parking lot that is common area. Think
about that.
From Charles Klobe : The NMUSD property is prime for workforce housing. Susan DeSantis has previously offered this to
the committee. Likely nothing will come of this until the new trustees are seated. We should work toward this as it is good
for the city, good for the district and good for the NMUSD employees. I hope we pursue this in 2021.
From Ad� a Fourcher : Charles - Absolutely no subsidized housing units for Public Sector employees. Do not use our
tax dollars to pay for housing for government employees. Sorry.
From David Tanner: All are assumed by the State to be Affordable Housing.
From Sam Shams : Does rent -control qualify as affordable housing?
From Adriana Fourcher: Sam - good question.
From Sam Shams : I ask because affordable housing options usually don't appreciate much in value relative to market
prices, and when you consider mortgage etc, it may be a better alternative for low income people to rent
From Charles Klobe : Not suggesting subsidized by the city. The idea is to take the NMUSD property and have the district
build rental housing for their new employees, The offer of this could factor into their labor negocistions
From Adriana Fourcher: Who owns the NMUSD property?
Housing Suitability Virtual Workshop: Workshop Summary 10
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From Charles Klobe : spell check. Fred: I will send you the outline via email.
From Susan De Santis : How will the city and consultants use the input that you received this evening?
From Adriana Fourcher : Charles - this is Adriana. IN
From Allyson Presta : are we going to cover Newport center tonight?
From David Tanner: ADUs are considered affordable by the State - period. The state requires documentation to demonstrate
they are in fact affordable. ADUs can be a few hundred square fee to 1,200 sq. feet How will this not be affordable?
From Charles Klobe : NMUSD owns the property. Banning Ranch Conservancy would not oppose the project of workforce
housing for NMUSD employees.
From Debbie Stevens: FYI - Newport Center will be covered tomorrow nig *446�
From Allyson Presta : thank you
1W
From Adriana Fourcher : Charles - no workforce housing for public�service employees. T re socialism. The next step
will be imminent domain to take private property for public sector employee housin
From Mary Ann Soden : How long will you be looking at input through the website. I have folks not able to attend the
workshops. Is there a deadline?
From Susan De Santis : Will the city be pursuing partnerships with Hoag and the school district as part of this process?
From Adriana Fourcher : Thank you Jenna. b. ,
From P. Matheis : Can a large developer build in one area and site the affordable units in another area of the City?
From Sam Shams: Thank you!
From Bruce Bartram : My thanks to Staff and everyone for an interesting and informative presentation.
From Sylvia Walker: Good job by Newport Beach staff.
From Debbie Ste ice job and thanks!
From Charles Klobe k You.
From Susan De Santis : hank you!
From Adriana FourcVr : Thank you.
From Kevin Martin : Good job Newport team. Talk to you tomorrow!
From Mary Ann Soden : See you tomorrow. Thank you.
Dciate the work.
morrow. thank you
Housing Suitability Virtual Workshop: Workshop Summary 11
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Nov 17 Housing Suitability Virtual Workshop Chat
Susan Eaton: Park Newport formerly Eastbluff
Allyson Presta: Big Canyon Resident, property owner thru newport
Charles Klobe: Anyone who participated did not have the option for no housing. So the charts are skewed to give the
impression that residents wanted more housing throughout the city.
David Tanner: Hi Seimone & Jim, As a preface to public input at tonight's Housing Suitability meeting please provide
the following information in Staff's introductory remarks: 1. As professional planners, please provide an overview of
the long-term regional effects of State housing laws. Please assume for this discussion the literal interpretation of the
laws which create the potential for development of millions of Accessory Dwelling Units (ADUs) and 1.3 million additional
RHNA units (by 2029) within southern California (SCAG boundary). For example, what impacts will likely occur to the
following sectors: (beneficial impact, negative impact or no impact) a. The ability of the existing transportation systems
and urban infrastructure to accommodate the increased population. b. Jobs and employment opportunities (will people
in inland areas continue to commute long distances to Job centers o�will urban in -fill take those jobs?). c. W i I I
there be a need for additional Jobs to meet the population increase?
e. Social and economic impacts: i. Will there be higher or lower costs to consumers? ii. Will business be attracted to
or leave southern California? f. Public safety and quality of life. i.What will be the regional impact?
Based on the answers to the regional concerns in c}destion #1, what are the potential long-term impacts to the City of
Newport Beach from housing laws and RHNA? a. Will the impacts mirror the regional impacts or will Newport Beach be
disproportionally impacted? (better or worse) b. What impact will this regional growth have on tourism within Newport
Beach? c. What impact will this regional growth have on the city's circulation system and transportation infrastructure? d.
Would you expect the increased regional population would put pressure on John Wayne Airport to expand the number
of flights beyond current limitations? e. Will there be more competition for jobs in Newport Beach as a result of regional
growth? f. If you believe increase lation will increase the competition for jobs, can the City expect to get a higher
quality workforce?
What impact will this have on the City of Newport Beach demographics?
ii. What sectors might benefit and wh11sectors might decline?
iii. What impact will this have on wagesIWeacs
g. What will be the regional impact on Newport Bsh water supplies?
David Tanne Question 3 3. What are the constraints the City faces in formalizing the Housing Element Update? For
Example: a. As professional planners would you recommend the City locate housing in: (yes, no, maybe) i. Disadvantaged
-- - i lnities ii. Areas subject flooding iii. Areas subject to wildfire iv. Areas subject to liquefaction v. Areas subject to
I rise vi. Under the flight path of John Wayne Airport vii. Areas subject to health hazards viii. Areas subject to
illy significant earthquake hazards ix. Within or adjacent to protected biological areas x. Areas subject to high
✓els (65 CNEL or greater) xi. Hazardous waste sites xii. Areas that do not have job opportunities for new residents
lith a significant jobs/housing imbalance)
Areas that would result in an unavoidable decline in emergency services/public health and safety.
David Tanner: Question 4 4. What are the consequences to the City if the RHNA housing allocations identified in the
Housing Element Update are not met? Is there a difference in the consequences between un -met affordable and market
rate units?
Answers to these 4 questions will provide the public with a clearer picture of the regional impacts facing the City. It will
provide insight if the City does nothing and the rationale behind the City's plan to address these challenges.
Charles Klobe: There is no stated penalty by the state for trying and failing to find willing landowners who want to rezone
Housing Suitability Virtual Workshop: Workshop Summary 12
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their land for high density lower income housing. The city is trying through the Housing committee but they will almost
certainly fail to find landowners to rezone their property without state or federal subsidy.
Alejandra Reyes: Is Jenna breaking for anyone else or only me?
Allyson Presta: I can't hear her either
Andrew Campbell: breaking up for all
Kevin Martin: breaking up for me as well
Taylor York (Technical Support) : Apologies for the technical delays!
Allyson Presta: my site can be high rise
Mary Ann Soden: what site is that?
P. Matheis: is Fashion Island designed for additional building stock?
Sam Shams: I think we need to consider public access to the sand beaches at the dunes, I would imagine there might
be some restrictions to development to allow public access.
Charles Klobe: What percentage would you propose as affordable Allyson?
Allyson Presta: i don't know I'm not a developer
Cesar Covarrubias: Is Newport Center a mixed use zone or do you need an overlay for w development
P. Matheis: I foresee significant high-rise potential in Newport Center with the correla ng ADUs in the Airport Area.
P. Matheis: Is the Fashion Island property seen as something that might see a change in zoning due to changes in how
people shop?
Mary Ann Soden: Ano por lement is the impact on traffic circulation, so these two general plan updates
need to be considered at some point together.
Susan Eaton: Thank you Cesar.
Charles Klobe: No property owner has expressed any interest in developing lower income housing without City, State, or
-16
Federal subsidy. NONE! Many owners would like to rezone their property for high density market rate apartments. The
City does not need to offer density bonuses beyond what the state requires for any area of Newport Beach. Residents will
suffer the increased traffic and drain on resources.
vid Tanner: Has the HEUC determined this site is feasible for residential development?
4alejandra Reyes: Echoing a few comments (and responding to others) and as a housing researcher and UCI faculty
ember, I want to highlight that there are many new state and assembly bills that do emphasize the importance of this
Housing Element update: In 2017, SB -35 created consequences for failing to meet local housing targets and AB -1397 now
requires cities and counties to ensure that proposed development sites have a demonstrated potential for development.
Since 2019, AB -686 also pushes cities to site low-income housing in high opportunity neighborhoods and grants the
California Department of Housing and Community Development increased oversight capacity. Also since 2019, SB 330
limits some jurisdictions' abilities to restrict development due to their failure to meet their RHNA goals.
David Tanner: The cost of development on this site makes this site economically infeasible.
David Tanner: Would you want your family members to live on a landfill given its environmental constraints. I see the
potential for litigation.
Sam Shams: Development of the non -landfill area here on the north section seems like the most feasible development
Housing Suitability Virtual Workshop: Workshop Summary 13
SS3-299
I have seen so far in the city.
Allyson Presta: i think the garbage site would be bad for health
P. Matheis: If housing can be developed on the 30 acres then why would the City not use this op p nity given the
external pressure.
Lin He: Non -landfill area makes sense as it's close to freeway etc.
David Tanner: It would make a nice site for habitat restoration/mitigation.
Nancy Scarbrough: I think the 30 available acres seems like a great place to build low and very low income homes. It
is close the freeway.
P. Matheis: My sense is that the bulk of the opportunity for developme DUs will be in the Airport Area above
SR -73 given the cost limitations.
Charles Klobe: Nearly every single family home in Newport Beach is eligible to have an ADU and junior ADU.
David Tanner: High density development on the 30 acre portion of the landfill would pro de a great visual window from
the toll road to the high quality homes in the area.
Mary Ann Soden: To Mr. Smith's question and Mr. Barquist's comments now, the City might need to use its own land
to meet the planning goals
Sam Shams: What are those two zones on the south if the landfil zone?
P. Matheis: I do not believe that the City should reduce parkland for development.
Allyson Presta: i agree
Allyson Presta: my kidssports park for activities
use th
Sam Shams: sure 1
David Tanner: Are they fule mod zones?
Susan Eaton: Elephant in the room - what are issues to
David Tanner: Why doesn't the city satisfy the RHNA
owners to consider any level of "Affordable" Housing -
nt with ADUs?
Debbie Stevens:The Newport Tennis Club should be considered as potentially feasible.
P. Matheis: I suspectthat area 29 (fire & police station location) are potentially feas
Mary Ann Soden: Please update ps per Larry Tucker's comments so that the folks who participate through
the website will have the corrected maps. Thank you.
V11614na Tourje, Facilitator: Thanks Mary Ann - we will update the maps on the website as well
P. Matheis: I believe that the preservation of the natural resources are critical to this process. While this may result in
intensification of development in other areas the City is special because of the natural resources.
Charles Klobe: Every developer may be willing to redevelop their property to market rate apartments. NO developer is
willing to redevelop without Federal, State or City subsidy any more than 5% affordable. To get to 2,400 or so affordable
they need to build 48,000 market rate apartments @ 5% which pencils according to the developers I have spoken to.
Never going to happen although the developers are drooling to build them.
David Tanner: Staff updated the City Council a week ago and said Staff was concentrating on the Housing Element.
Please clarify
Housing Suitability Virtual Workshop: Workshop Summary 14
SS3-300
P. Matheis: As I recall the City was considering moving the police facility to the city yard site at one point, and there
is a Newport Beach fire station relocation study that moves the Newport Center Fire Station adjacent to the OCTA bus
station.
Mary Ann Soden: How will the housing and circulation elements be harmonized given their separate committees
Brad Avery: Great resident input and effort from the CD team, many thanks! Brad
David Tanner: How can the City possible meet the Housing Element Update by October 2020.
David Tanner: Is this not piecemealing?
David Tanner: Why does the schedule not include a vote of the public per the Q&Lch ter?
Sam Shams: Thank you everyone!
Debbie Stevens:Great job Jenna, Jim, Dave and Ben! +,or
Alejandra Reyes: Thank you!
Mary Ann Soden: Thank you for this learning opportunity and input opportunity. This is very important.
Allyson Presta: Thank you so much
Susan De Santis: Thank you all. Well-done!
1
1
7AA
Housing Suitability Virtual Workshop: Workshop Summary 15
SS3-301
City of Newport Beach
2021-2029 HOUSING ELEMENT
- 3
- _ML�.'
This section contains the summary and chat responses from the virtual Community Workshop 4.
Comments were received in the chat box and verbally during the meeting. Video recording of the
workshop and verbal comments are available at https://www.newporttogether.com/.
I
Appendix C: Summary of Outreach (DRAFT APRIL 2021)
1
C-7
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Housing Element Focus
i�Newport, /
gether.
JOIN US AS WE DISCUSS POTENTIAL
HOUSING OPPORTUNITY SITES AND
POLICY STRATEGIES
Over the past few months, Newport Beach has been in the process
of identifying housing opportunity sites to meet the City's Regional
Housing Needs Allocation (RHNA) mandate to plan for 4834 housing
units. Join us to discuss the location of the housing opportunity sites
and housing policy strategies to help meet the RHNA State mandate.
Housing Element
Opportunity Sites and Policy
Strategies Workshop
February 24, 2021
6-8p.m.
Register on NewportTogether.com
Housing Element Update Process
EXISTING CONDITIONS, POLICY
DRAFT PLAN
FINAL PLAN
EDUCATION AND DEVELOPMENT
DEVELOPMENT
ADOPTION
VISIONING
Fall 2020 Winter 2021
Spring 2021
Summer/Fall 2021
--0
To learn more and register for these opportunities visit:
fi
www.NewportTogether.com
SS3-303
4/15/2021
Search
Sites Analysis Activity I Housing Workshop 3: Opportunity Sites and Policy Strategies I Newport, Together
• dome
Home » Housing Workshop 3: Opportunity Sites and Policy Strategies » Sites Analysis Activity
0
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Sites Analysis Activity
24 -Feb -2021
Please provide any questions or comments on the proposed changes in each of the areas.
Dover -Westcliff
Increasing density from
26.7 du/ac to
30 du/ac
Changing land use from
office to housing
RECOMMENDED DENSITY
Considering residentlal
overlay at 30 du/ac
RECDNI M EDED
A FFD R DABI LIITY
Low/ Very Love: 0%
Moderate: 20%
https://www. newporttogether.com/he-opportun ity-sites-and-policy-strategies/forum topics/area-changes 1/7
SS3-304
4/15/2021 Sites Analysis Activity I Housing Workshop 3: Opportunity Sites and Policy Strategies I Newport, Together
Newport Beach = Newport Center
•Y+Id� xu�JYiltia- W i5d�
hhvvs :GQ: Lq+l�
Land Use Change
Land Use Change
Land Use Change
Increased density
RE00MMENDED DENSITY
Considering residential
overlay at 4S du/ac
AFFORDABILITY
Lflw/ Very Low: 5%
Moderate: 5%
https://www. newporttogether.com/he-opportunity-sites-and-policy-strategies/forum topics/area-changes 2/7
SS3-305
4/15/2021 Sites Analysis Activity I Housing Workshop 3: Opportunity Sites and Policy Strategies I Newport, Together
Airport Vicinity
Slits InreFd[Iry:
Airport vicinity
LEGEND
P* -n. wqd.
Inventory Parcels
I rd I.. n1 q.
W C—o , ..d U.
..eu.Y 3 1 o.xi
https://www. newporttogether.com/he-opportunity-sites-and-policy-strategies/forum topics/area-changes
Increased density
Land Use Change
Increase in density
DEN5FfY
Considering residential
overlay at 50 d u/ae
AFFORDABILITY
Low] Very Low: 80%
Moderate: 20%
3/7
SS3-306
4/15/2021 Sites Analysis Activity I Housing Workshop 3: Opportunity Sites and Policy Strategies I Newport, Together
West Newport Mesa/Banning Ranch
https://www. newporttogether.com/he-opportunity-sites-and-policy-strategies/forum topics/area-changes
Considering Banning
Ranch at existing G P
designatlons
Land Use Change
Inc=rease in density
RECOMMENDED DENSITY
Considering residential
overlay at 45 du/ac
RECOMMEDED
AFFDRDARILM
Lcw/ Very Low: 80%
Moderate: 20%
4/7
SS3-307
4/15/2021
Sites Analysis Activity I Housing Workshop 3: Opportunity Sites and Policy Strategies I Newport, Together
Coyote Canyon
hhv�n :'9Q:• PSV"
Land Use Change
Increase in density
RECOMMEDED DENSITY
Considering residential
overlay at 45 du/ac
RECOMMENDED
AFFORDABILITY;
Low/ Very Low: 10%
Moderate: 10%
M W ® M
0-4 Write a comment... You can use @ to tag somebody in the conversation
5 comments Recently active Posted first
Matthew Clark, 25 days ago
Alert moderator
I am opposed to the proposed land use changes for the Airport Vicinity. Specifically, the portion of the
golf course that is being considered. If that portion cannot remain a golf course, I think that creating a
freshwater marsh in conjunction with the Delhi channel would be the best solution. This would create
a natural filtration system that would clean the water of silt and toxins, as well as create additional
habitat for the wildlife of the Upper Bay, which is one of our greatest resources. Both residents and
visitors would benefit from this option.
Reply Do you agree? 4 0 0qk0 in V ® M
https://www.newporttogether.com/he-opportunity-sites-and-policy-strategies/forum topics/area-changes 5/7
SS3-308
4/15/2021 Sites Analysis Activity I Housing Workshop 3: Opportunity Sites and Policy Strategies I Newport, Together
Linbackbay, 28 days ago Alert moderator
I do not agree with the land use change for the Airport Vicinity. Residents need to have access to
affordable recreation like the NB Golf Course and the YMCA. We don't need to change the land use or
make things more dense. That's not what we want. You are already changing plenty in other areas of
NB. Please preserve open space around the Back Bay!
Reply Do you agree? 4 2 190
GOOse, 28 days ago
M # ® M
Alert moderator
We are strongly opposed to the proposed "airport vicinity." Absolutely must preserve the open space
designation, not increase density in this area, and work to generate better and more creative,
sustainable solutions that work for the long-term!
Reply Do you agree? 4 2 0' 0
troy, 28 days ago
11 V ® M
Alert moderator
I would also like to voice concern over change the use of land in the "airport vincinity" Please do not
make this space more dense!
Reply Do you agree? 4 3 190
surfinpnut8S, 29 days ago
11 V ® M
Alert moderator
Regarding the "Airport Vicinity": Please do not change the land use of any of the golf course parcels or
what looks like the current YMCA. Please preserve our open space designation here and around the
Back Bay!
Reply Do you agree? 4 3 0' 0
TERMS AND CONDITIONS
PRIVACY POLICY
MODERATION POLICY
in 0 ® M
https://www.newporttogether.com/he-opportunity-sites-and-policy-strategies/forum topics/area-changes 6/7
SS3-309
City of Newport Beach
2021-2029 HOUSING ELEMENT
- 3
} _ML,'
This section contains the summary and chat responses from the virtual Community Workshop 5.
Comments were received in the chat box and verbally during the meeting. Video recording of the
workshop and verbal comments are available at https://www.newporttogether.com/.
Appendix C: Summary of Outreach (DRAFT APRIL 2021)
C-8
SS3-310
Mewprt,
gether.
Initial Draft of Housing Element &
Circulation Element Workshops
�hM=
March 22, 2021
6-8 p.m.
Housing Element
Initial Draft Review
Workshop
■ ■ I I I � � Y
ym
April 5, 2021
6-8 p.m.
Circulation Element
Initial Draft Review
Workshop
City staff and its consultant team have been working
with the Housing Element Update Advisory Committee,
the Planning Commission, and the community over
the past eight months to prepare an initial draft of the
updated General Plan Housing Element & Circulation
Element. The initial drafts are now available online. The
first comment period will be open until April 30, 2021.
To participate online, register for the workshops, and learn
more visit:
www.NewportTogether.com
(D
SS3-311
N ewport,
\� gether.
Housing Element
Initial Draft Housing Element Workshop
March 22, 20215 6 - 8 p.m.
Workshop Chat
Prepared by Kearns & West
March 23, 2021
Housing Element - Initial Draft Housing Element Workshop 1
SS3-312
Housing Element - Initial Draft Housing Element Workshop
17:54:03 From Christian Mendez (K&W) Technical Support to Everyone (in Waiting Room) : Welcome to the
Newport Beach - Housing Element Workshop. We will open the meeting room at 5:55 pm, and the
workshop will begin at 6:00 pm. Thank you, and we will see you soon!
18:00:57 From Christian Mendez (K&W) Technical Support to Everyone (in Waiting Room) : Welcome to the
Newport Beach - Housing Element Workshop. We will open the meeting room at 5:55 pm, and the
workshop will begin at 6:00 pm. Thank you, and we will see you soon!
18:03:52 From Ivana Rosas (K&W) Technical Support, she/her to Everyone (in Waiting Room) : Hello everyone.
If you have any technical issues during today's webinar, please send me, Ivana Rosas, a private message
describing your issue. I will help diagnose the problem.
18:04:06 From Ivana Rosas (K&W) Technical Support, she/her to Everyone: Hello everyone. If you have any
technical issues during today's webinar, please send me, Ivana Rosas, a private message describing your
issue. I will help diagnose the problem.
18:07:44 From Ivana Rosas (K&W) Technical Support, she/her to Everyone: Hello everyone. If you have any
technical issues during today's webinar, please send me, Ivana Rosas, a private message describing your
issue. I will help diagnose the problem.
18:11:58 From Ivana Rosas (K&W) Technical Support, she/her to Everyone : You can access the chat button at
the menu of the bottom of your screen.
18:12:09 From John Loper to Everyone : John I think the Villas at Fashion Island are a great example of high
density units done very well
18:12:46 From Suzanne Gignoux to Everyone : I don't live in a unit or project. I love Newport Shores.
18:13:12 From Melanie Schlotterbeck to Everyone : Melanie Schlotterbeck (representing Olen Properties), Great
housing: San Jose
18:13:27 From Charles Klobe to Everyone: Baker Block in Costa Mesa
18:13:30 From Dorothy Kraus to Everyone : One Nautical Mile, 15th street, West Newport
18:13:55 From Sonja Trauss to Everyone : Sonja Philadelphia! Row houses, classic human scale form
18:18:39 From Susan Eaton to Everyone: Camarillo Homeless Housing Community formed at a
decommissioned military facility. It is a large group of housing with medical facilities, local
bus service, rehabilitated older units and family area in newer LEER certified housing.
It felt like Park Newport where I live and love where I live.
18:22:04 From Susan Eaton to Everyone : Camarillo is in Long Beach.
18:23:11 From Mary Ann Soden to Everyone : I wish I could stay for this entire meeting, but cannot tonight.
Here are my two cents. The plan appears to propose zoning a whopping 9,957 dwelling
units to meet the 4845 allocation. That is not in the best interest of the City. Plan definitely
needs reduction of the DU within the sight plane over Newport Center to ensure the zoning is compliant
with that municipal commitment. Consideration of housing partnerships with affordable housing
non profits to build what is needed and required, not 3217 above mod units that are not responsive
Housing Element - Initial Draft Housing Element Workshop 2
SS3-313
to the FHNA allocation. I'll follow up further online. Thank you.
18:24:46 From Jenna Tourje to Everyone: Thank you, Mary Ann! We are glad you could join tonight and are
looking forward to your input online
18:25:04 From Christian Mendez (K&W) Technical Support to Everyone: To find the draft Housing Element,
copy and paste this link into your browser: www.newportbeachca.gov/DraftHEUpdate
18:26:24 From Sonja Trauss to Everyone : I have q.s specifically about section 3
18:26:56 From Sonja Trauss to Everyone : Particularly about the map on page 70, figure 3-8
18:27:14 From Christian Mendez (K&W) Technical Support to Everyone: Hi Sonja, we will have an opportunity
for questions in a few minutes
18:34:14 From Christian Mendez (K&W) Technical Support to Everyone: To find the draft Housing Element,
copy and paste this link into your browser: www.newportbeachca.gov/DraftHEUpdate
18:41:09 From Christian Mendez (K&W) Technical Support to Everyone: Technical Support: Hello, everyone. If
you have any technical issues during today's workshop, please send me (Technical Support) a private
message describing your issue. I will help diagnose the problem.
18:53:50 From Herman Basmaciyan to Everyone : Herman Basmaciyan
18:54:01 From Christian Mendez (K&W) Technical Support to Everyone: To find the draft Housing Element,
copy and paste this link into your browser: www.newportbeachca.gov/DraftHEUpdate
18:54:10 From Dorothy Kraus to Everyone : Question: Does the "overlay" for Newport Mesa include Banning
Ranch? So, some of 347 low/very low, 86 mod units would be zoned on Banning Ranch? If yes,
how many? Thank you.
18:58:58 From Herman Basmaciyan to Everyone : Is my understanding correct that the City has to show the
capacity for accommodating these units, not necessarily make sure that the units are constructed?
What happens if no developer comes in to construct the units? Are there any consequences? Will
this plan require an environmental review and require that it is consistent with all other elements
of the General Plan?
19:00:27 From Herman Basmaciyan to Everyone: The preceding questions are from Herman Basmaciyan.
19:07:07 From Sonja Trauss to Everyone: RHNA is a minimum, so if Newport Beach produces more housing and
exceeds its RHNA, that's great, all the better. California has a housing shortage.
19:07:35 From John Loper to Everyone : Is there a reason why there are no plans for new housing in the Coastal
Zone? Such as the Peninsula. Are there some sites that could be redeveloped?
19:07:45 From Christian Mendez (K&W) Technical Support to Everyone: To find the draft Housing Element,
copy and paste this link into your browser: www.newportbeachca.gov/DraftHEUpdate
19:22:51 From Dorothy Kraus to Everyone: Jenna/Jim, will the City respond to each public comment submitted
regarding the Draft HE update? Thank you.
19:22:58 From Glenn Hellyer to Everyone : Thanks to staff for presenting a plan to accomplish the RHINA goals
Housing Element - Initial Draft Housing Element Workshop 3
SS3-314
and recognized that NB is showing good faith in providing new housing stock.
19:33:51 From Glenn Hellyer to Everyone : Again thanks to Staff for recognizing ADUs as the low hanging fruit
opportunity for increasing much needed housing stock. Why would the incentives take 2 years to
employ?
19:36:49 From karen martin to Everyone : will this recording be available on the website?
19:37:45 From Jenna Tourje to Everyone : Hi Karen - the recording will be available this week on www.
NewportTogether.com
19:37:54 From Jenna Tourje to Everyone : including a transcript of the chat as well
19:43:01 From John Loper to Everyone: would this be something as 5% very low, 5% low and 5% mod income
levels?
19:44:02 From Glenn Hellyer to Everyone : Would the Inclusionary program be voluntary with density bonus as
opposed to mandatory?
19:45:02 From John Loper to Everyone : thank you
19:47:50 From Christian Mendez (K&W) Technical Support to Everyone: To find the draft Housing Element,
copy and paste this link into your browser: www.newportbeachca.gov/DraftHEUpdate
19:48:27 From Christian Mendez (K&W) Technical Support to Everyone: To find more information on the
project, copy and paste this link into your browser: www.newporttogether.com.
19:49:05 From Charles Klobe to Everyone: The final draft will go to the City Council for a vote to submit, modify
and submit, or revisit and submit nearer to the date it is due. It takes four City Council Members to
advance this or another version. You will note that there has been no direct answer to the max possible
units question. Estimates have run over 20,000 new apartments. Newport Beach land prices do
not support single family homes or condos as affordable. This is about high density, high rise apartment
construction only. There are alternative approaches that the City has chosen not to pursue. If you think
the City should seek alternate ideas, please write to the City Council Members and ask them to slow this
process down and visit alternate ideas.
19:50:06 From Dorothy Kraus to Everyone : will we get a response from city for our comments like what's done
with either
19:50:46 From Dorothy Kraus to Everyone : Thank you.
19:51:23 From Dorothy Kraus to Everyone: will comments be made public?
19:52:11 From Dorothy Kraus to Everyone: comments in response
19:55:56 From Glenn Hellyer to Everyone : Thank you all!
19:57:10 From Susan De Santis to Everyone: Thank you!
19:57:17 From Christian Mendez (K&W) Technical Support to Everyone: To find the draft Housing Element,
copy and paste this link into your browser: www.newportbeachca.gov/DraftHEUpdate
Housing Element - Initial Draft Housing Element Workshop 4
SS3-315
City of Newport Beach
2021-2029 HOUSING ELEMENT
This section contains the summaryof survey results.
[UPDATEASWE PROCEED]
Appendix C: Summary of Outreach (DRAFT APRIL 2021)
C-9
SS3-316
City of Newport Beach
2021-2029 HOUSING ELEMENT
This section contains the meeting minutes and materials provided at the study session. All recordings,
agendas, and minutes can be found on the City's website at https://www.newportbeachca.gov/
government/depa rtments/community-development/pla nning-divis ion/pla nning-commission.
[UPDATEAS WE PROCEED]
1
Appendix C: Summary of Outreach (DRAFT APRIL 2021)
C-10
SS3-317
City of Newport Beach
2021-2029 HOUSING ELEMENT
This section contains the meeting minutes and public comments for each meeting held up to February V'
2021. All recordings, agendas, and minutes can be found on the City's website at https://www.newport
beachca.gov/government/data-hub/agendas-minutes/housing-element-update-advisory-committee.
[UPDATEASWE PROCEED]
Appendix C: Summary of Outreach (DRAFT APRIL 2021)
C-11
SS3-318
CITY OF NEWPORT BEACH
HOUSING ELEMENT UPDATE ADVISORY COMMITTEE MINUTES
CITY COUNCIL CHAMBERS — 100 CIVIC CENTER DRIVE
WEDNESDAY, JULY 1, 2020
REGULAR MEETING —B P.M.
I. CALL MEETING TO ORDER — 6 p -m -
I1. WELCOME, INTRODU CTIONS AND ROLL CALL
MEMBERS PRESENT- Chair Larry Tucker, Jeffrey Bloom, Susan 0eSantis, Paul Fruchbom,
Elizabeth Kiley, Geoffrey LePlastrier, Stephen Sandland, Ed Selich,
Debbie Stevens, (Ex Officio Member) Mayor Will O'Neill
MEMBERS ABSENT: None
Staff Present: City Manager Grace Leung, Community Development Director Seimone Jurps,
Deputy Community Development Director Jim Campbell, Principal Planner Jaime Murillo, Senior
Planner Ben Zdeba, City Traffic Engineer Ton} Brine, Administrative Support Technician Amanda Lee
Chair Tucker welcomed everyone to the inaugural meeting of the Housing Element Update
Advisory Committee (HEUA ). The Housing Element Update process begins with the State
determining the number of housing units that agencies must plan for over the ensuing planning
period.
Mayor O'Neill thanked committee members for their service to the City- The Council spent quite a
bit of time in December 2019 and January 2020 thinking about how to address the Housing Element
Update. Committee members were selected for specific reasons, including their background and
expertise. In 2019, the Council tallied to residents to ensure it understood what residents were
looking for- Given the size and scope of the Housing Element, the Council will need to engage
stakeholders. Finding the number of housing units will be incredibly difficult and will likely be
divisive. At the beginning of the year, the Council adopted an approach to object to the State's
mandate legally and politicallyflegislatively and to Gornply with the mandate. The goal for the
HEUAC is to find a way for the City to comply or to explain whir the City cannot comply with the
mandate. Technically, the Southern Califomia Association of Governments (SLAG) has not
provided a wrtified number of housing units required for this planning cycle. SLAG has requested
the California Department of Housing and Community Development (HCD) grant extensions for all
municipalities. HCD has not responded. Indications are HCD will deny the request; however,
enforoement will be extremely difficult. The City has been working with Senator John Moorlach
and Assembly Member Cottle Petrie -Norris- In reference to his role on the HEUA , Mayor O'Neill
explained that he represents the Council, but he cannot speak for the Council without a majority
vote on a topic- He may offer his personal opinion and present a topic or question to the Council.
HI. PUBLIC COMMENTS ON NON -AGENDA ITEMS
Jim Masher hoped any conflicts of interest would be handled transparently given committee
members' expertise in real property development and HEUAC's recommendations to the C 0Uncil
regarding the use of real property. If people are paid to attempt to influence committee members'
opinions, they are regarded as lobbyists and should register with the City-
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IV. CURRENT BUSINESS
a. Three -Pronged Strategy of City Council and Focus of the Committee
Recommended Action: No action taken
Chair Tucker reported the City is working legislatively and with other agencies tc better define the
Regional Housing bleeds Assessment (RHNA) number and credits that can be applied to the
number_
Community Development Director Seimone Jurjis advised that the City has engaged with multiple
State agencies. SLAG has issued a draft RHMA number of 4,832 housing units for the City. The
Mayor has written letters to SCAC opposing the methodology and to H C D requesting clarification.
State law requires the City to permit accessory dwelling units (ADUs), but H C D's guidelines do not
provide sufficient credits for AD Us to meet RHNA numbers. Staff has drafted legislative changes,
and Assembly Member Petrie -Norris has introduoed legislation that defines RHNA credits and
provides guidelines for substantial evidence. The City needs to build a coalition to support the bill
and will appeal its RHNA numbers,
Chair Tucker indicated the Citi+ has to identify sites where res iden Lial development could occur and
prepare an Inventory of Sites_ The Tax Assessor's panel number for each property must be listed
on the Inventory. The certified number of RHNA units and credits will not be known for some period
of time, ,any political efforts to reduce housing units will likely occur gate in the process.
Chair Tucker invited the public to corn ment_
Jim Mosher noted HEUAC's purpose and responsibilities do not include a complete focus on RHNA
numbers_ HEUAC is more of a forum for public input. The General Plan Update Steering
Committee (PU ) attempted to conduct outreach and research, which could inform HEUA 's
discussions. HEUAC should obtain input from the people who will be impacted by the need for
housing as well as developers.
David Tanner suggested HEUAC direct the public as to how it can help HEUAC achieve its goals_
He requested an update regarding staffs efforts to expedite the processing of the Housing Element
amendment, specifically an exemption from the California Environmental Quality Act (EQA), to
affect. the G reenIight provision or Measure S.
Magor O'Neill noted that Still Protecting Our Newport ( PON) submitted the same request as Mr.
Tanner_ The City has requested State Representatives sponsor legislation to exempt or at least
expedite the C EQA process for a Housing Element Update_ The sole purpose of the City's request
was to try to meet the timing aspects of the Housing Element Update. The representatives declined
the request_
Chair Tucker advised that he raised the issue of a CEQA exemption with the GPUSC in order to
emphasize that HCD's schedule would be difficult to meet and if an EIR had to be prepared then
additional time would be needed to compete a Housing Element Update. With respect to Mr.
Mosher's comments, the resolution directs HEUAC to make any recommendations it believes
necessary, To begin the compliance process, HEUAC. will need to identify sites. Greenlight will
not change the Committee's work, but rather will merely add one more layer of approval, a public
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July 1, 2020
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vote, after the Committee, Planning Commission and City Council complete their work. Therefore,
reenlight is outside HEUA 's purview_
In response to a committee member's question, Deputy Community Development Director Jim
Dampbell understood a housing project that is approved but not completed before June 30, 2021
may be counted towards the City's RHNA numbers. Currently, there is no information regarding
counting live-aboards towards RHNA numbers. Staff will provide HEUAC with a tally of housing
units.
Committee Member Deantis noted S CAG has joined the San Diego Association of Governments
and the Sacramento Area Association of Governments to sign a letter to the Governor and HD to
push back on the schedule. The Governor or the Legislature can change the timeline for the
Housing Element Update, but HD cannot. HD recently extended the timeline for the local
assistance program by six to eight months_
b. Discuss Methods to Identify Possible Housing Opportunfty Sites
Recommended Action: Discuss procedures for (i) fdenfiying and contacting owners of
potential housing opportunity sites. iii) discuss approach to encouraging saes that could
enable affordable housing in whole or in part; and (ill) prioritizing saes in case the f2"NA
requirements are lower than currently anticipated
Chair Tucker related that there may be underutilized or vacant parcels in the City that can be
opportunity sites, Newport Center, the west Newport area, and the Airport Area will be opportunity
sites. He noted that in GPUSC community workshops, participants favored placing housing in
Newport Center, the Airport Area, the area near Hoag Hospitaj, Banning Ranch, and the former
landfill in Newport Coast. HEUAC will have to review each parcel in areas that might provide
opportunity sites. The standard for opportunity sites is land that is suitable and available (feasible).
Determining whether a parcel is available will rewire some technical analysis_ Determining
whether a parcel is suitable will be decided by the full Committee and will require public input.
HEUAC will form a subcommittee to analyze sites to see how the process will play out. Anyone
with ideas for potential opportunity sites should contact staff or committee members.
Committee Member Fruchbom added that feasibility means economically feasible.
Chair Tucker noted the City is required to plan for development, not to ensure sites are developed.
State law states a municipality that plans to use non -vacant land for more than 50 percent of lower-
income RHNA requirements has to provide substantial evidence that there are no impediments to
the use of the property in order to claim credit for the property.
In reply to Committee Member iley's query, Chair Tucker advised that HEUAC will review recent
housing applications that were not developed. The first step is to identify sites where development
is feasible_ If sites are feasible, HEUAC will consider their suitability. The hot topic for the
community will be which sites are suitable for housing.
In answer to Committee Member andland's inquiry, Chair Tucker agreed that his memorandum
proposed HEUAC rank opportunity sites. He did not believe the State would reduce the RHNA
numbers materially. However, if the City cannot comply with the RHNA numbers and the State
does reduce the numbers, the Council can use the ranking of sites by the Committee and
supporting information rather than having to start the process again_
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Committee Member Deantis believed community input on a range of scenarios will be important
when HEUAC prioritizes sites. The Orange County Business Council's in -fill capacity study
focused on capacity within Orange County for additional housing development. Perhaps HEUAC
can invite the study author to present information about changing market trends and the study's
results.
Chair Tucker invited the public to comment-
jim Mosher remarked that the public may not be familiar with committee members, which could be
a problem if committee members want to engage with the public. He hoped committee members
would have open minds. The infeasibility of the former landfill site is not obvious.
Chair Tucker indicated if development of the former landfill site was feasible, someone would have
developed it by now.
An unnamed resident provided an unrelated comment about the COVID-19 pandernic-
c. rormatlon of Affordable Housing Subcommittee and Opportunity Sites
Subcommittee
Rccommerdad Action. Form an affordable housing subcommittee ttee acrd a housing
opportunity saes subcommittee to divide up workload
Chair Tucker reviewed the City's RHNA numbers by income level and stated he thought that three
committee members had expertise in development of affordable housing- It was his hope that an
affordable housing subcommittee would be able to educate HEUAC regarding choi Cos.
Mayor O'Neill advised that Committee Members Bloom and Fruchbom have experienoe with
affordable housing -
hair Tucker proposed Committee Members Selich and Sandland form a housing opportunity sites
subcommittee, which will analyze sites for feasibility. HEUAC will form a subcommittee for
outreach in the future.
Jim Mosher asked if the affordable housing su boom rn ittee will propose revisions to the goals and
policies of the Housing Element and engage people living in or seeking affordable housing- Chair
Tucker reported the purpose of the subcommittee is to assist HEUAC: in understanding the
financing and tax aspects of affordable housing and Crow the City can seek as many new affordable
units as passible while still complying with RHNA. The subcommittee will not review the existing
Housing Element regarding affordable housing from the vantage point of people living in or seeking
affordable housing.
Mayor O'Neill suggested the City not only needs to zone for affordable housing, but hast to think it
will actually happen. The question of whether the required number of affordable housing units can
be constructed given the cost of land is legitimate. The Council needs to know if it is possible. If
it is not possible, the Council needs to know the amounts of a subsidy and incentives that could
achieve more affordable housing. The Council will need a primer on affordable housing and an
explanation of what is needed to achieve affordable housing.
In response to Committee Member Deantis' question, Chair Tucker stated programs that involve
larger employers in the G ity to incentivize affordable housing is outside HEUA's purview, although
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he noted that is something that Committee Member De antis might want to discuss directly with
the City Council.
Chair Tucker invited the public to comment. Seeing no one wishing to comment, he moved,
seconded by Committee Member Selich, to appoint Committee Members Bloom and Fruchbom
and Chair Tucker to the affordable housing subcommittee and Committee Members Selich and
andland and Chair Tucker to the housing opportunity sites subcommittee.
AYE: Tucker, Bloom, DeSantis, Fruchbom, Kiley, LePlastrier, Sandland, Selich, Stevens
NO; None
ABSTAIN; None
ABSENT: None
d. Discuss Agenda Items for Next Meeting
Recommended Action.- o action taken
Chair Tucker requested agenda items for a DEQA project description, a definition of substantial
evidence, and an outreach process.
In reply to Committee Member Selich's quem, Principal Planner Jaime Murillo advised that the
proposed recommendations for substantial evidence were taken from the initial legislative
amendments,
Chair Tucker invited the public to comment.
Charles Klobe suggested committee members may be confronted by folks who need a planning
incentive to make affordable housing work. Residents may be resigned to the RHNA number, but
they may not accept the City granting a subsidy or incentive that the resident has to pay for-
HEUAC may not find enough sites to comply with the requirements, but the State will be hard
pressed to impose fines for not trying -
V. COMMITTEE ANNOUNCEMENTS OR MATTERS WHICH MEMBERS WOULD LIRE PLACED
ON A FUTURE AGENDA FOR DISCUSSION. ACTION OR DEPORT (NON -DISCUSSION ITEM)
Committee Member De antis requested the author of the in -fill capacity study address HEUA
regarding development trends and data from the study relevant to Newport Rea&.
Committee Member Sandland requested staff advise H EUAC regarding the consultant's work and
how the consultant"s work will affect HEUAC's work.
In answer to Committee Member Bloom's question, Chair Tucker indicated HEUAC will receive
information about housing units entitled or permitted before June 30, 2021 -
Community Development Director Jurjis recommended a presentation from the consultant
regarding HUD`s guidelines and information HDD is seeking -
VI. ADJOURNMENT — 7;36 p.m.
Next Meeting: July 15, 2020. 6 p-rr?- in the City Council Chambers.
SS3-323
CITY OF NEWPORT BEACH
HOUSING ELEMENT UPDATE ADVISORY COMMITTEE MINUTES
CITY COUNCIL CHAMBERS — 100 CIVIC CENTER DRIVE
WEDNESDAY, ,DULY 15. 2025
REGULAR MEETING —6 P.M.
1. CALL MEETING TO ORDER — 6 p_rn_
II. WELCOME AND ROLL CALL
MEMBERS PRESENT: Chair Larry Tucker, Jeffrey Bloom, Susan De antis, Paul Fruchbom,
Elizabeth Kiley, Geoffrey LePlastrier, Stephen Sandland, Ed Selich,
Debbie Stevens
MEMBERS ABSENT: {Ex Officio Member} I+Vi11 O'Nei11— arrived at 6;31 p.m.
Staff Present; Community Development Director Seimone Jurjis, Deputy Community Development
Director Jim Campbell, Principal Planner Jaime Murillo, Senior Planner Ben Zdeba,
City Traffic Engineer Tony Brine, Administrative Support Specialist Clarive I Rod
III. PUBLIC COMMENTS ON NON -AGENDA ITEMS
Deborah Allen, Harbor View Hills Community Association President, questioned the rationale of
holding a public meeting on such an important topic in light of the coronavirus and suggested the
City fight the State regarding the timing of the Housing Element Update_
Jim Mosher asked if the City would defend voters' disapproval of the Housing Element Update in
a court because a provision of AB 1063 authorizes a court to order the Housing Element Update
approved if the City submits it timely but final approval is delayed due to a local requirement for
voter approval_
Philip Bettencourt believed consultants imle-Horn and LSA would serve the City well and
appreciated the substantial materials provided to the public.
Dorothy Kraus hoped members of the Housing Elernent Update Advisory Committee {Committee}
would introduce themselves and noted the foremost objective of the Committee is to serve as a
public forum as stated in the Council resolution forming the Committee_
David Tanner inquired abourthe City's strategy to successfully update the Housing Element and
public involvement in the process.
Chair Tucker advised that Committee members would introduce themselves later in the meeting.
The Committee will serve as a forum for public comments, The Council needs a draft Housing
Element Update to consider and possibly adopt if it chooses to comply with the California
Uepartment of Housing and Community Uevelopment's (HOD) requirements. With respect to AB
1063, if thresholds are met and a Measure S vote is required, there will be a further approval
process for Council actions, Measure S means the electorate can decide whether to proceed.
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IV. CONSENT CALENDAR
a. Minutes of July 1, 2020
Recommended Action: Approve and file
Chair Tucker noted his and Mr. osher's revisions.
Chair Tucker moved, seconded by Committee Member Seiich, to approve the minutes of the July
1, 2020 meeting as amended by himself and r_ Mosher_
AYE: Tucker, Boom. DeSantis, Fruchbom, Filey, LePlastrier, Sandland, Selich, Stevens
NO; None
ABSTAIN; None
ABSENT: None
V! URRENT BUSINESS
a. Overview of Project Schedule
Recommended Action: No action; receive presentation from Kimley-Horn on the tentative
project scheduic and discuss as necessary.
David Barquist, Kimley-Horn & Associates, reported the State of California has imposed deadlines
on all Metropolitan Planning Organizations (MPO), and the Southern California Association of
Governments (SOA), the MPO for Newport Beach, has imposed deadlines on all jurisdictions
within its region_ The Housing Element planning period extends from October 15, 2021 to
October 15, 2029, and the Housing Element due date is October 15, 2021. The October 15, 2021
due date may be delayed for up to six months. Legislative action is required to extend the due
date_ The State provides the Regional Housing Needs Assessment (RHNA) allocations. The
RHNA process includes development of allocations, an appeal period, and final adoption of the
allocations at SCAG. Because of a number of issues, the State postponed the appeal period for
up to 120 days, and the final allocations may not be approved until the end of 2020. In order to
update the Housing Element, the City is assuming the draft allocation will be its final allocation_
The baseline analysis, which will extend through October 2020, includes a demographic housing
profile, a constraints and resources analysis, analysis of fair housing issues, and a review of the
performance of the prior Housing Element. Drafting of the Housing Element will extend through
February 2021. The public review period will extend from Manch through July 2021. A draft
Housing Element will be submitted to HOD for compliance review in June 2021. HOD has 60 days
to review the draft Housing Element. During that review, HOD staff and City staff can and will
communicate regarding issues_ Staff anticipates public hearings will be held in September or early
October 2021 in order to comply with the adoption deadline,
Committee Member Sandiand requested the fiscal analysis, Task 7.3, begin prior to February 2021.
In response to Chair Tucker's questions, Mr. Barquist advised that the market analysis will be
conducted by Keyser Marston Associates. The analysis WiII look at the implications of growth as it
relates to the fiscal model prepared by a prior City consultant. It will determine the cost dynamic
for such things as future opportunities for growth, affordability levels, and the rental market versus
the owner market_ Task 2.2, development of housing pian, is the policy component of the Housing
Element, and work on it will occur along with Task 2.4, draft Housing Element. A draft Housing
Element could be ready for presentation by November 2020, but work and analyses may be
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Housing Element Update Advisory Committee Meeting
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presented to the Committee prior to November. The project description is scheduled for an
extended time period because there could be some issues with sites and decisions may affect the
project description. Before the Environmental Impact Report (EII) process begins in eamest, the
project description should be accurate. The scoping meeting is typically held just after the notice
of preparation is issued, but it can be held earlier or later in the process. The scoping meeting will
define the bounds of the project for the public. The Initial Study, notice of preparation, and public
process to begin the E I R is meant to focus on specific environmental issues.
In reply to Committee Member Selich's inquiries, Mr. Barquist indicated the E I R p bIic review period
is generally the final two months of the process. The public review period will be determined by
the hearing dates before the Planning Commission and City Council_ The public review period
could occur between June and September 2021.
1n answer to Committee Member De antis' query, Cllr. Barquist related that the length of a Housing
Element Update process depends on the jurisdiction and outreach and collaboration opportunities,
The average process extends for 12-16 months_ The COVID situation, the nature of outreach, and
potential legislative changes will influence the length of the process. The proposed schedule is
feasible_
In response to Committee Member Bandland's question, Mr_ Barquist stated funding and financing
opportunities for affordable housing are part of the requisite analysis for the Housing Element. The
analysis will consider existing local programs and regional, state, federal and private programs for
affordable housing_ A summary of the programs will be provided to the Committee_
In reply to Ccrnmittee Member De S antis' inquiries, Mr_ Barquist noted the area subject to the VMT
analysis will be determined in the next few weeks and will be shared with the Committee, October
or November may be too early to have information from VMT analyses_
In answer to Cornmittee Member Stevens' query, Mr. Barquist advised that a baseline assessment
is part of the Housing Element policy. Committee Member Stevens suggested including the
baseline environmental study as a separate task. The scoping meeting should be held during the
public comment period for the Initial Study and notice of preparation_
Jim Mosher agreed that the scoping meeting seems to be scheduled late in the process_ He
inquired about the City's position regarding the SoCal Connect Plan, He wanted to know what the
public review draft, Item 2.6, would be and how long the review period would be.
David Tanner stated under normal times, the Housing Element Update process would extend over
two years_ The schedule is unrealistic. If it is realistic, there will not be any public participation_
The schedule shows very little public involvement. He requested inclusion of Measure S in the
schedule because Measure S will be required_ He asked why the City is pursuing legislation that
will exempt Measure S from a vote,
Chair Tucker assumed the consultant prepared the schedule based on the due date. The process
will include public input, The Committee's task is to complete a draft Housing Element, Measure
is not within the Committee's purview.
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b. Lessons Learned from Prior Outreach and Discussion of Future Outreach
Recommended Action_ No action; receive presentation from staff on previous outreach
efforts under the now dissolved General Plan Update Steering Committee and discuss
future outreach efforts.
Senior Planner Ben Zdeba reported a major product of the General Plan Update Steering
Committee was branding for the overall General Plan Update effort_ Public engagement disclosed
that the Land Use and Housing Elements were two of the most important elements for the
community. A public workshop was held in each Council district on different days. More than 600
people were engaged in person and online during those workshops. One lesson learned from the
prior outreach is engaging the public on such a complicated matter is not easy. The prior process
developed a list of shared community values. Early in the process, outreach focused on commu nity
values and a vision statement. Approximately 400 people attended a kickoff event. The first
workshop garnered the highest attendance with 68 people, and a workshop in December garnered
the lowest attendance with 8 people, Workshops included an exercise for participants to map
locations for housing_ A large amount of housing was placed in the Airport Area, Banning Ranch,
the Hoag area, Newport Coast, and Fashion IslandlNewport Center, Some housing was scattered
around the City and placed in boats off the coast,
Chair Tucker advised that he attended five of the seven workshops and found the usual community
members at the workshops_ An Outreach Subcommittee will be appointed, but engaging the
oommunity is difficult.
Mildred Peru, Kennedy Commission. suggested the City engage community organizations early
in the process to discuss meeting the housing needs of low-income people and to engage low-
income communities. The Kennedy Commission would like to assist with public outreach.
David Tanner remarked that the questions asked at the works,hops reflected the consultanfS view
and not the public's view. He requested a discussion of the numerous impacts to the General Plan
from housing las.
Dorothy Kraus suggested advertising begin now for the Housing Element Update, perhaps through
a banner on the City's homepage and announcements on social media platforms.
Committee Member Stevens noted the pandemic. the closure of City Hall, and misconceptions are
impediments to outreach.
Committee Member DeSantls believed outreach would probably not be in person; therefore,
different strategies and technologies will be needed_
c. Overview of Current Housing Opportunity Sites, H D Guidebook for Site Selection
Criteria and Substantial Evidence
Recommended Action: No action; receive presentation ficin Ximley-Nora and staff
regarding current housing opportunity sties inventory of the Housing Element as wall as the
current site selection criferra perfain;ng to the update. The discussion should also touch on
what "sabstantial evidence" means_
Nick Chen, timley-Horn, reported sites are suitable for residential development if zoned
appropriately and available for residential use during the planning period. Approximately half of
the City's RHNA allocation is designated for very -low-income and low-income housing, H D's
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memorandum is generally oriented toward meeting the lower-income need. The analysis of sites
begins with units entitled after the start of the projection period, June 30, 2021, which can be
counted towards the hHNA allocation, Next are the most available or the easiest to develop sites,
also known as vacant sites, but vacant sites are not a readily available resource in Newport Beach_
Next in the analysis are non -vacant or underutilized sites, which are sites currently zoned for
residential or other uses that are deemed, based on substantial evidence, re -developable for
affordable housing within the planning period_ New guidance states if 50 percent or more of the
allocation is fulfilled with non -vacant or underutilized sites, there is an impediment to housing
development and further evidence must be provided, evidence such as past performance in
developing these types of sites or market analysis, The City is not responsible for development of
sites, but for providing an environment for development of sites_ Creative measures or alternative
methods, such as accessary dwelling units, can be used to fulfill the allocation. HD's
memorandum provides methods for anticipating the number of accessory dwelling units that can
be counted toward the allocation. Boats as housing units may be an alternative method_
Development has to result in no net housing lass, and any loss of units has to be accounted for in
the Housing Element and sites analyses_ Fair housing and the equitable distribution of housing
has to be addressed and analyzed, The HD memorandum defines substantial evidence as facts,
reasonable assumptions or expert opinion that can be supported by facts.
n reply to Committee Member Fruchbom's query, lair, Chen advised that if the analysis shows that
fulfilling a requirement is infeasible, staff would have to discuss with HD next steps and an
approach for addressing the situation.
Chair Tucker commented that locating affordable units on the coast will result in fewer units than
locating them near Hoag or the airport. Equitable distribution will be a challenge. Mr. Chen
explained that equitable distribution ensures units are not concentrated in lower resource areas.
All census tracts in Newport Beach are likely high resource areas. Chair Tucker noted the ,airport
Area is zoned for a different school district_ HOD suggests a jurisdiction vary its development
standards if it cannot generate sufficient affordable units. At some point, increased density
becomes counterproductive_ Landowners' decisions to redevelop their properties will be driven by
economics. .
In response to Committee Member LePlastrier's inquiry, Principal Planner Jaime Murillo explained
staff's development of the sites inventory prepared for the 2006 General Plan Update. Staff
inciluded justification for the sites being legitimate opportunity sites, The Airport Area provided the
greatest opportunity for housing, followed by Newport Center, Mariners Mile, and a few smaller
sites_ More analysis is needed to determine sites that can accommodate lower-income units. State
law provides that if a site can accommodate at least 30 dwelling units per acre, it is presumed the
site can accommodate lower-income housing_ The Airport Area is the only area in the City with
that minimum density. The Airport Area requires a minimum 'I0 -acre site. and the City implemented
a housing overlay exempting a development with at least 30 percent affordable units from the site
requirement. Lower-income housing sites are concentrated in the Airport Area, but it is a high
resource area. Unfortunately. development projects have reduced the number of lower-income
units that can be developed in the Airport Area.
Committee Member Kiley remarked that because of the proximity tc employment and
transportation, the Airport Area is the logical location for affordable housing. In answer to her query,
Principal Planner Murillo related that staff is looking at the possibility of accessory dwelling units
(ADU) qualifying as affordable units. The potential for development of ADUs in the City is great.
SGAG is developing pre -approved methodologies to count ADUs regionally, At the time of
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permitting, property owners complete a questionnaire indicating the rent far an AD U, and in some
cases the ADUs can be counted as low-income housing units_
In answer to Corn mitte9 Member Fruchbom's question, Principal Planner MuriIIo explained that in
the Airport Area the minimum density is 30 units per acre and the maximum is 50 units per acre.
Staff used 30 units per acre and parcel size to develop the realistic capacity for the Airport Area.
The actual capacity of the Airport Area is closer to 4,000 units. Staff did not consider 60 or 80 units
per acre because the General Plan does not allow such high densities,
Chair Tucker recalled the Mayor's letters to legislators regarding credit for ADUs. Public opinion
seems to be split as to whether ADUs will be developed,
In response to Committee Member De antW inquiries, Principal Planner Murillo believed the
Committee will explore the potential for redeveloping existing land uses as housing. Changes in
retail business models and the pandemic may provide justification for redevelopment of sites as
housing_
Chair Tucker indicated surface parking lots are being redeveloped for other uses. The Sites
Subcommittee is exploring all possibilities and hopes to find sites on the perimeter of town.
In reply to Committee Member Sandiand's inquiry, Principal Planner Murillo reported the Newport
Crossings project with 350 units and Uptown Newport project with approximately 600 units have
been entitled, but they have not been submitted for plan check_ As such, it is likely they will be
counted towards the City's RHNA allocation for the upcoming cycle. Unfortunately, the units that
can be counted will be moderate or above- rnode rate -i n come units because the lower-income
components have been completed. Staff will prepare a list of projects and units for the next
meeting.
Jim Mosher oommented that the vast majority of opportunity sites identified in 2013 have not been
redeveloped during the current planning period, but some of the areas that have been redeveloped
with housing were not identified as housing opportunity sites. The Committee may want to know
the number of ADUs to which the safe harbor provisions of the HCD memo refer. Locating housing
on the County's portion of Banning Ranch may not be a good idea because of the requirements to
annex the property and to assume the County's RHNA allocation for the site_
Deborah Allen indicated the community strongly supports locating 4,800 units on the periphery of
the City.
David Tanner requested clarification of the viability under the new regulations of opportunity areas
previously shown on the General Plan and not developed. Current laws allow each residential
property owner within the City to construct an ADI) on his property_ More than 40,000 ADUs could
be built within the City.
Dorothy Kraus inquired about preparation of a baseline number of units that have been built and
the remaining capacity and about the Coastal Commission's review of opportunity sites in the
Coastal Zone and the impact of the Coastal Commission's review on the October 2021 deadline_
Chair Tucker advised that opportunity sites within the Coastal Zone are not under consideration
presently.
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Deputy Community Development Director Jim Campbell explained that the City has a robust GIS
database of density. Much of the under -built density is located on R-2 properties. Staff has not
created any summaries but has created maps, which have been provided to the consultant for
evaluation of the current baseline_ Staff will work with HQD to develop projections for ALUs and
werk with the community to increase development of ADUS. Redeveloping single-family homes on
R-2 lots as duplexes may be an untapped resource for housing units, but it could be difficult to
justify to H C D because staff would have to assess the amount of redevelopment over the next eight
years based on a nonexistent program.
In response to Committee Member iley's inquiry, Deputy Community Development Director
Campbell related that staff would like to count existing, unpermitted ADUS. However. HOD might
take the position that existing ADUS are not a net increase in housing_ The City may need to
develop policies and programs to promote permitting of existing unperrnitted ADUS and
redevelopment on R-2 parcels so that HD will accept the housing units.
d. CEGA Project Description
Recommended Action. No action; receive presentation from staff on the project description
as it pertains to compliance with the Calrforrrra Environmental Quality Act (l QA) and
discuss as necessary. ft
Deputy Community Development Director Campbell reported the environmental review will be
programmatic. The QEQA analysis will be based on discrete geographies and Specific densities,
which are the fundamental components of a project description. This approach to a programmatic
environmental review will likely result in an EIR that reflects more impacts than what will be
approved_ There will not be an opportunity to change the project description to match the final
inventory.
In reply to Chair Tucker's questions, Deputy Community Development Director Campbell explained
Sites may be removed from the inventory if they are not feasible or do not meet legal definitions,
but sites cannot be added to the inventory. The project scope may be larger than the final sites
inventory. Amendments to the Circulation Element may require environmental revi ew and analysis.
Policies added to the Housing Element and Land Use Element may need to be evaluated_ The
project description has to be broader than potential sites. Many components will need to be
analyzed before preparation of the €IR begins. The sites inventory will be specific while areas of
interest can be fairly broad, Sites will be considered in parallel to preparation of the EI R. Staff and
the consultants will prepare a project description and present it to the Committee for review and
action_ Meanwhile, the Committee will be reviewing potential sites. A Statement of Overriding
Considerations is a possibility even if the RHNA allocation is fulfilled. While Level of Service has
been replaced with Vehicle Miles Traveled, a Level of Service analysis will be needed to properly
plan for intersections and to ensure housing fits as best it can within projections.
In answer to Committee Member Deantis' inquiry, Deputy Community Development Director
Campbell indicated staff will attend S CAG's workshop regarding a new tool for the site inventory.
In response to Committee Member Fruchbom's query, Deputy Community Development Director
Campbell related that there has been talk about exempting the Housing Element Update from
EQA requirements so that jurisdictions can complete it on time. Staff will }proceed under the
assumption that the Housing Element Update is not exempt from CEQA requirements.
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David Tanner stated the project description should not be developed by staff or consultants, The
City's Traffic Phasing Ordinance will require a Level of Service analysis- There will be massive
gridlock if ADUs are developed and RHNA numbers are met.
e. Subcommittee Progress Reports
Recommended Action. Receive verbal progress reports from both subcommittees and
discuss as necessary -
Chair Tucker advised that the Affordable Housing Subcommittee discussed funding, financing, tax
credits, subsidies, and rent restrictions for affordable housing. The challenge will be creating
incentives that allow the construction of as much affordable housing as possible. At this time,
achieving the fHNA allocations for affordable housing does not appear realistic.
Committee Member Fruchbom introduced himself as an affordable housing developer. The cost
of Providing an affordable unit in Newport Beach is higher than in many other cities, but state and
federal regulations for affordable housing rents do not consider that feet- Tax credits generally do
not provide sufficient income to construct the required number of affordable units. Because rents
are high in Newport Beach, increasing the density to some economic limit creates more value for
projects in Newport Beach than in an area with lower rents. Hopefully, the developer's profit from
high -rent units will be sufficient to subsidize the affordable rents -
Committee Member Jeffrey Bloom introduced himself as the head of commercial lending for a
regional bank. In addition, he oversees the bank's investment in low-income housing tax credits -
Finding tax credit investments in higher -income areas is extremely difficult. Incentives are needed
far developers to construct projects in high-income areas and allocate funds saved from that project
to projects in less -costly areas.
Chair Tucker indicated the Sites Subcommittee began analyzing parcels in a portion of the Airport
Area for potential opportunities. There are many large parking lots in the area; however, office
buildings have the rights to park in those lots. The subcommittee will probably draft letters to the
property owners. The Airport Area is limited to 550 infill units, but that number will probably change.
Com mittee Member SeIich introduced Himself as a housing developer and a former member of the
Newport Beach City Council, Planning Commission, Affordable Housing Task Force, and Local
Coastal Program Implementation Committee.
Committee Member Sandiand introduced himself as a licensed architect and retired real estate
developer, primarily in infill and reuse projects. He has served on the City Hall Design Committee
and the Building and and Fire Board of Appeals- The Sites Subcommittee also discussed buildings
that could be rep urposed or demolished for a higher and better use and wrap and podium projects.
For all of these projects, the property owner has to be willing to redevelop his property.
Committee Member LePlastrier introduced himself as a business adviser and a member of the
Board for Olson Urban Housing.
Committee Member Kiley introduced herself as a commercial real estate appraiser.
Committee Member Deantis introduced herself as a consultant for stakeholder engagement and
advised that she has worked with the CaIifomia Association of Re as the Director of the State
Department of Housing, and with an urban planning firm,
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Committee Member Stevens introduced herself as an environmental consultant primarily for CEQA
documents and as President of the Corona del Mar Residents Association,
Chair Tucker introduced himself as a former attorney for residentiail, retail and industrial real estate
developers, an investor in corn merdaI properties, and a former licensed real estate broker. He has
also served on the Planning Commission, City Hall Design Committee, and Finance Committee_
Jim Mosher appreciated the introductions and the detailed subcommittee reports and hoped future
agendas would include subcommittee reports.
New Subcommittee Appointments
Recommended Action: Appoint ar? additional opportunity sites subcommittee and
appointment ars outreach subcorr mittec.
Chair Tucker appointed Committee Members LePlastrier, Selich and Kiley to the Opportunity Sites
Subcommittee for West NewportfMesa and Committee Members De antis and Stevens to the
Outreach Subcommittee,
Chair Tucker moved, seconded by Committee Member SeIich. to oonfirm the appointments to the
Opportunity Sites Subcommittee and the Outreach Subcommittee_
AYE: Tucker, Bloom. DeSantis, Fruchbom: Filey, LePlastrier: Sandland, Selich, Stevens
NO; None
ABSTAIN: Alone
ABSENT; None
COMMITTEE ANNOUNCEMENTS OR MATTERS WHICH MEMBERS WOULD LIKE PLACED
ON A FUTURE AGENDA FOR DISCUSSION. ACTION OR REPORT (NON -DISCUSSION ITEM)
Chair Tucker did not believe a presentation of the 2018 Orange County Business Council study
would be useful even though it is an interesting study_ The study could be good support for a draft
Housing Element Update_
ADJOURNMENT — 8:11 p.m.
Next Meefing: August ?g, 2020. 8 p.m. in the City Coancil Chambers
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CITY OF NEWPORT BEACH
HOUSING ELEMENT UPDATE ADVISORY COMMITTEE MINUTES
CITY COUNCIL CHAMBERS — 100 CIVIC CENTER DRIVE
WEDNESDAY, SEPTEMBER 2, 2020
REGULAR MEETING —6 P.M.
1. CALL MEETING TO ORDER — 6 p_rn_
IL WELCOME AND ROLL CALL
MEMBERS PRESENT: Chair LarryTucker. Jeffrey Bloom, Susan DeSan[is, Elizabeth Kiley,
Geoffrey LePlastrier (remote), Stephen Sandland, Ed Selich, Debbie
Stevens, (Ex Officio Member) Will O'Neill (arrived at 6:10)
MEMBERS ABSENT: Paul Fruchbom
Staff Present; Community Development Director Seimone Jugis, Deputy Community Development
Director Jim Campbell, Principal Planner Jaime Murillo, Senior Planner Ben Zdeba,
City Traffic Engineer Tony Brine, Administrative Technician Amanda Lee
111. PUBLIC COMMENTS ON NON -AGENDA ITEMS
David Tanner inquired regarding the City's strategy for updating the Housing Element; the rationale
for spending more than 2 million to update the Housing Element. a Greenlight election, and the
City's involvement in AB 1063_ He offered to explain an alternative strategy that would save the
City time and money.
Jim Mosher noted there have not been agenda items to discuss the frequency of the Housing
Element Update Advisory Committee (HEUAO) meetings or the consultant's work on the
Environmental Impact Report (EIR). The Circulation Element Update has been delegated tc the
Planning Commission when the City Council charged the HEUAC with updating the Circulation
Element.
Nancy Scarbrough asked if the City has applied for any planning grants offered by the [California
Department of Housing and Community Development (HCD).
Senior Planner Ben Zdeba reported the City has been awarded grants under the SB 2 planning
grant program and the Local Early Assistance Planning (LEAP) grant program. The grant funds
have been used to update the City's land management software_
Chair Tucker suggested the City Council is the appropriate body to consider Mr. Tanner's
alternative strategy. The City Council has indicated a Greenlight vote will be held if the Housing
Element Update triggers one. Chair Tucker believed a vote would be necessary. AB 1063 failed
to receive the support necessary for advancing through the Legislature_ The H E U AC will meet as
needed and when necessary information is available, The HEUAO will receive updates regarding
the environmental document. The decision has been made to delegate the Circulation Element
Update to the Planning Commission.
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Mayor O'Neill advised that the need for a Greenlight vote will not be known until the end of the
update process_
I. CONSENT CALENDAR
a. Review Minutes of the .July 15, 2020 Meeting
Recommended Action: Approve and file the minutes of JLdy 15, 2020
At Committee Member andland's request, Principal Planner Jaime Murillo clarified that the
Newport Crossings project has been entitled, but it has not been submitted for plan check. Staff
anticipates the project's housing units can be counted towards the City's Regional Housing deeds
Assessment (RHNA) allocation for the upcoming cycle.
Committee Member Sandland requested the minutes reflect Mr_ Murillo's clarification of comments
in the fifth paragraph on page 6 and reflect Building and Fire Board of Appeals rather than Building
and Life Safety Board of Appeals on page 8_
David Tanner asked the City to create a folder to store all public comments rather than including
public comments in each agenda item_
Chair Tucker requested the incorporation of Mr. Mosher's correction of typographical errors and
proper names.
Committee Member Sandland moved, seconded by Committee Member elich, to approve the
minutes of the July 15, 2020 meeting as amended,
AYE: Tucker, doom, De antis, Kiley, LoPlastrier, Sandland, Selich, Stevens
NO-. None
ABSTAIN: None
ABSENT: Fruchbom
V. CURRENT BUSINESS
a_ Community Outreach Plan
Recommended Action- Review and discuss the draft outreach pian. Provide direcrier? to
staff on how to proceed.
David Barquist, K imIey-Horn & Associates, reported the purpose of the plan is to ensure community
engagement is sustained throughout the planning process. The overall goal is to provide a
transparent process that provides sufficient and varied opportunities for public participation. The
plan can be adapted to respond to the COV ID situation. The process chart depicts the planning
phases and outreach activities for each phase. He summarized the use of Bang the Table, the
online platform, and workshops; the HEUAC's and City Council's involvement, and opportunities
for feedback regarding the EIR.
Committee Member Deantis appreciated staff and the consultant incorporating the outreach
subcommittee's comments in the plan. In response to her questions, Mr. Barquist recommended
a four-week lead time to promote the i nitial workshop in October, Staff and consultants are working
on the details of the workshop. A specific date in October has not been announced. Consultants
will suggest technologies they feel are best for tasks. Bang the Table can be used for polling,
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analysis, mapping, and many other activities and will be the base technology. Workshops will be
recorded and available for the public to review and provide feedback -
in reply to Committee Member Stevens' inquiry, Senior Planner Zdeba advised that the website
has been updated and is Iive. A member of the public has commented an the removal of the prior
planning effort, and staff is working on returning it to the website. The website will be updated
throughout the process -
In answer to Committee Member andland's queries, fair. Barquist indicated the overall schedule
and associated action items are being updated and will be provided to the HEUAC at or before its
next meeting.
Chair Tucker remarked that the H EUAD needs to review and understand information about housing
sites before it can provide direction regarding outreach, The H E U AC needs the information in order
to obtain specifiic input from the public,
Deborah Allen, Harbor View Hills Community Association President, agreed with Chair Tuckers
comments. The sites will be the issue for public comment. Notices of meetings and workshops
should be provided to community associations and homeowners associations far distribution to the
members,
Jim Mosher inquired regarding the anticipated deliverables from the workshops and the purpose
of outreach- For outreach to be effective, the topic for public comment should be specific, and the
input should have a meaningful effect on the outcome of the process. The HEUAU should consider
better branding for the update effort- The number of community members who have used the
outreach tools is probably small, and community familiarity with the tools is not sufficient reason to
continue using the tools. Stakeholders should include potential future residents with low incomes,
David Tanner suggested the workshops be dialogs with the community such that the community
helps draft the document. The schedule should be revised to accommodate a Creenlight election
and Coastal Commission approval, None of the documentation refers to updating the Safety
Element. Voters want to know the assumptions being used in modeling -
Nancy Scarbrough expressed concern about the timing of the outreach program. The content of
workshops should be reviewed in advance to ensure the workshops will be productive and
effective, Community input needs to be more than responses to questions.
Chair Tucker believed sites would drive discussions and community input. Hopefully, the outreach
program will be designed to elicit input about sites- Stakeholders are residents, businesses, and
owners of commercial properties where housing sites may be located.
Committee Member Stevens suggested a review of the housing sites subcommittee's work would
help the public understand the complexities of selecting sites,
Committee Member Deantis understood the community wants to know the location of housing
sites and the effect of development at those sites on the look of the community. This will add
another layer to the complexity of identifying sites.
Chair Tucker expected the look of potential developments to be a factor in decisions.. In all
likelihood, only a small number of sites could accommodate an all affordable housing project. The
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majority of affordable units would likely be components of large, above -moderate -income
development projects.
b. Subcommittee progress Deports
Recommended Action: Receive verbal progress reports from all subcommittees and
discuss as necessary.
Chair Tucker reported the sites subcommittee has reviewed sites in the Airport Area to determine
possible sites for housing_ He reviewed each of the sites and pros and cons for redeveloping the
sites.
Committee Member Sell ich advised that limited housing opportunities are available in West Newport
areas zoned for residential, medical office, and public facility uses. Housing may be possible in
areas zoned for industriallcommercial uses and in areas containing mobile home lots_
Chair Tucker explained that a zoning overlay retains the current use and acids a new use. An
ave rlay mar be important for the east side of MacArthur Boulevard. Tenants of affordable housing
pay rent, but the rent amount is based upon income. I ncentives will be needed for the development
of affordable housing.
Committee Member Filey related that rezoning a one or two-story commercial building to residential
could increase the utilization of the site, which may be preferable to the property owner. The cost
of demolishing a commercial building from the 1970s and replacing it with housing could be less
than remodeling the commercial building.
Jim Mosher believed the State allows housing with adequate sound attenuation in 65 dB areas_
However, Noise Element Policy N 3.2 prohibits new residential development in 65 dB areas_ A
General Plan amendment has been noticed for the September 8 City Council meeting. The
amendment would extend the existing overlay for housing into an area where housing is not
allowed_ He requested clarification of Committee Member Bloom's concept of incentives for
development of projects in high-income areas.
Chair Tucker indicated developers could pay a fee for projects in high-income areas. and the fees
would be used for affordable housing projects in areas with lower land costs.
In answer to Committee Member Deantis' questions, Chair Tucker stated the HIEUAC does not
advise the Council regarding planning applications. If the Council approves the General Plan
amendment, the HEUAC will have less to consider. The units have been incorporated into the
roadmap.
C. Housing Element Sites Str3tegy
Recommended Action: Receive an overview of current projects in the developmentp*llne
that can count towards the RHNA allocation and discuss strategies to identify housing
opportunities.
Senor Planner Zdeba reported the City's draft R HNA allocation will be increased to 4,834 units_
The roadmap is simplistic and does not include income designations. Entitled and unbuilt projects
may be under construction but have not received a certificate of occupancy and will provide 1,13
units. Projects under review have not been entitled) and could provide 878 units.
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In reply to Chair Tucker's questions, Senior Planner Zdeba indicated the unit count for the U pto n
Newport project pertains to Phase 2. Phase 2 will begin when TowerJazz"s lease expires_ Principal
Planner Murillo explained that the Newport Crossings project was approved under the Newport
Place affordable housing overlay. The overlay allows housing development up to 50 dwelling units
per acre subject to design review only. To qualify for housing under the overlay, the developer has
to commit to providing a minimum of 30 percent of units at the low-income level. The developer
has received a density bonus in exchange for low-income housing. This is the first application to
utilize the overlay . Plans have not been submitted for plan check. The Airport Area has a maximum
development limit of 2,200 units, but most of those units have to be developed through the
conversion of commercial floor area. Five hundred fifty infill units are also allowed. The
Residences at 4400 Von barman project is utilizing 260 of those infill units, The developer received
a density bonus for providing very -low-income units. The Newport pillage project complies with
minimum commercial standards and maximum residential standards and is currently under review.
The project does not seek more intensity than is allowed.
Committee Member Kiley suggested the RHNA allocation and business closures caused by COV 11)
may provide an opportunity to amend the general Plan to support more residential and less
commercial space in mixed-use projects.
In answer to Mayor O'NeiII's queries, Principal Planner M uriIIo explained that if a project is permitted
and built prior to June 30, 2021, the units in the project will be credited to the current cycle_ The
guidelines state the cutoff date is the date of entitlement, permitting. or issuance of a certificate of
occupancy. Staff relies on the date a certificate of occupancy is issued_ The Newport Crossings
project has been entitled but has not obtained permits. The Uptown Newport project is subject to
a Development Agreement -
Se n ior
greement_Senior Planner Zdeba advised that 78 1 units from the 2014-2021 Housing Element inventory could
count if they comply with the guidelines for the current cycle. The number of units does not include
any units at Banning Ranch because annexation probably could not occur prior to the deadline_
In response to Committee Member andland's inquiry, Senior Planner Zdeba indicated the 781
units are based on the realistic development capacity of the existing inventory and do not include
sites slated for redevelopment. He agreed to provide a tabulation of the units.
Senior Planner Zdeba described alternatives to new construction as preservation of existing
affordable units and conversion of market -rate units to affordable units. The guidelines limit the
number of alternative units to 25 percent of theCity's very low and law -income requirements.
Mobile home units can be identified as committed and preserved for affordable housing, but the
55 -year minimum affordability term may be a deterrent to property owners taking that action_
In reply to Chair Tucker's queries, Senior Planner Zdeba stated realistically 12 units could be
preserved within the timeframe for the current cycle. Chair Tucker believed there are few
opportunities to achieve the 594 units,
Senior Planner Zdeba related that 1,000 units is an aggressive target for the production of
accessory dwelling units (ADUs)_ With the changes in State law, the production of ADUs is much
easier. To achieve this number, the City would have to commit to promoting ADUs, monitoring
ADU production, and being held accountable should 1,000 units not be achieved. The ADU target
number is open for discussion.
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In response to Chair Tucker's inquiries, Senior Planner Zdeba indicated there would be
consequences for failing to achieve 1,000 ADUs_ Mate law does not allow the imposition of new
or existing private restrictions on ADUs.
Senior Planner Zdeba explained that the City could commit to a rezoning program that would
account for shortfalls in achieving goals.
In answer to Committee Member Bandland's questions, Senior Planner Zdeba advised that the
beginning of the planning period is June 30, 2021. None of the goals include potential units at
Banning Ranch. Principal Planner Murillo reported live-aboards with permanent utility hookups
can count towards the allocation_ Moorings in Newport Harbor do not provide permanent utility
hookups and cannot count.
In reply to Committee Member elich's queries, Senior Planner Zdeba reported the number of units
obtained through rezoning could be 445 if the other goals are achieved. Staff has not analyzed the
number of units from the existing inventory to suggest a realistic number of units that could be
achieved. The assumptions for existing inventory sites, altematives to new construction, a nd AD Us
will affect the target for rezoning.
Committee Member Bloom remarked that the net number of needed units is 2,809 absent income
restrictions. With income restrictions, the target for law -income units is about 3,300 units-
Approximately
nits_Appro imately 8,200 units will be needed to satisfy the income restrictions_ Principal Planner
Murillo related that only 88 of the 1,136 units entitled and unbuilt are lower-income units_ Staff
needs to present the number of units per income category for each target.
In answer to David Tanner's question, Chair Tucker stated the H E IIJAG will attempt to find sufficient
sites to accommodate housing. If the HEUAC cannot accomplish that, it will report it to the Council,
Mr. Tanner suggested the HEUAC ask staff and consultants about the strategy if the allocation
cannot be fulfilled. He inquired about opportunities for public input in the roadmap.
Jim Mosher remarked that the HEUAC is not envisioning all affordable housing projects. The goal
for low and very -low-income units is more than 2,000. To achieve 2,000 units, the number of overall
units will have to be more than 4,834. The City Council has asked the Harbor Commission to
review live-aboards, perhaps with the idea of counting them towards the RHNA allocation. The
Harbor Code prohibits houseboats.
Aehai"Tucker reported approximately 2:400 units in the lower affordability range are required. If
market -rate housing projects can include no more than 20 percent affordable housing, 12,000
housing units will be needed to provide 2,400 affordable units.
Magor O'Neill recalled the Council's direction for three paths. providing a compliant Housing
Element, pushing back legislatively, and pushing back legally. The Council will consider an appeal
and legal options when it receives the formal R H N A allocation. The Council's legislative efforts
ended when the bill it supported died. Completing the Housing Element Update in 14-15 months
is not possible. The expectation for the HEUAD is to find as much compliance as possible and
make recommendations to the Council_ The Council will then review its options_
In reply to Committee Member Selich's question, Principal Planner Murillo advised that a rezoning
program, if needed, would be contained in the Housing Element that the City Council adopts. The
City will have three years to complete rezoning, which could include General Plan amendments, A
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reenlight vote would not occur until rezoning and associated General Plan amendments are
proposed- A Oreenlight vote and Coastal Commission approval are not needed to submit the
Housing Element to HCD.
Committee Member De antis remarked that affordable housing does not have to be achieved
through inclusionary requirements only. The HEUAO can explore other methods to achieve
affordable housing that will not increase the number of overall units. A housing trust fund and
mortgage programs are examples of such methods. Newport Beach employers could be interested
in contributing to a housing trust fund for workforce housing.
Chair Tucker commented that the HEUAG will need to document and describe the reasons it cannot
meet the RHNA allocation, if that occurs.
Magor O'Neill referred to the City's efforts to subsidize permanent supportive housing, which could
aid compliance with the RHNA allocation.
Marr Ann Soden encouraged the HIEUAC to consider nonprofit and affordable housing partners to
build affordable housing.
In answer to Committee Member Sandland`s question, Chair Tucker indicated he is working with
staff to draft a letter to property owners regarding redevelopment of their properties -
d. Appointment of an Additional Sites Subcommittee
Recommended Action. Appoint an additional sites subcommittee.
Chair Tucker moved, seconded by Committee Member Selich, to establish an Additional Sites
Subcommittee composed of Chair Tucker and Committee fvlembers Selich and Stevens -
AYE: Tucker, Bloom, DeSantis, Kiley, LePlastrier, Sandland, Selich, Stevens
NO- None
ABSTAIN. None
ABSENT: Fruchbom
VII. COMMITTEE ANNOUNCEMENTS OR MATTERS WHICH MEMBERS WOULD LIKE PLACED
ON A FUTURE AGENDA FOR DISCUSSION. ACTION OR REPORT (NON -DISCUSSION ITEM)
hair Tucker requested details of affordable housing -
VII, ADJOURNMENT —839 p -m.
Next Meeting: October 7, 2020, 6 p.m. in the Cify Council Chambers.
SS3-339
CITY OF NEWPORT BEACH
HOUSING ELEMENT UPDATE ADVISORY COMMITTEE MINUTES
CITY COUNCIL CHAMBERS — 100 CIVIC CENTER DRIVE
WEDNESDAY, OCTOBER 7, 2020
REGULAR MEETING — 6 P.M.
1. CALL MEETING TO ORDER — 6 p_m_
II. WELCOME AND ROLL CALL.
MEMBERS PRESENT: Chair Larry Tucker, Jeffrey Bloom, Susan De antis, Paul Fruchbom
(remote), Geoffrey LePlastrier, Stephen Sandiand, Ed Sell ich, Debbie
Stevens
MEMBERS ABSENT; Elizabeth Kiley (excused), (Ex Officio Member) Will 0: Neill
Staff Present; Community Development Director Seimone Jurjis, Deputy Community Development
Director Jim Campbell, Principal Planner Jaime Murillo, Senior Planner Ben Zdeba,
Administrative Support Specialist CIariveI Rodriguez
III. PUBLIC COMMENTS ON NON -AGENDA ITEMS
Jim Mosher noted the City Council has amended the General Plan and approved a development
agreement for a developer to build housing that does not require low-income or very -low income
units on property adjacent to thea Airport. Allowing all developers to do this would result in the need
to find locations for up to 49,000 units to achieve quotas for affordable housing.
Nancy Scarbrough commented that the Circulation Element had been delegated to the Planning
Commission without a Council vote or public awareness. She wanted to know when and where
that decision was made and whether staff or consultants have begun work on updating the
Circulation Element,
IV. CONSENT CALENDAR
a. Minutes of the September 2, 2020
Recon mended Achon. Approve and fife the minutes of September 2, 2020
Chair Tucker indicated Mr. Mosher has provided a minor correction_
Chair Tucker moved, seconded by Committee Member Selich, to approve the minutes of the
September 2. 2020 meeting as presented,
AYE. Tucker, Bloom, DeSantis, LePlastrier, Sandland, Selich, Stevens
NO: None
ABSTAIN: Fruchbom
ABSENT' Tiley
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V. CURRENT BUSINESS
a. Subcommittee Progress Deports
Recommended Acfion: Receive verbal progress reports from alf subcommittees and
discuss as necessary.
Chair Tucker reported the sites subcommittees for the Airport Area and Nest Newport Mesa have
completed their reviews, and staff has posted the subcommittees' notes to the website. The site
subcommittee for the remainder of the City is awaiting information from staff_ The goal is to have
the subcommittee's review complete and its nates posted prior to the next HEUAC meeting and
the workshop.
Senior Planner Ben Zdeba advised that the information should be available for the subcommittee
the following week_
Chair Tucker explained that the sites subcommittees graded each site as feasible, potentially
feasible, or infeasible. Feasible sites have physical characteristics that may allow housing
development. Infeasible sites appear not to have the ability to accommodate housing. Potentially
feasible sites may accommodate housing, but the subcommittee could not make a determination
based upon current information. After public input, the H E LJ AC will decide if a parcel is Suitable for
housing_
Committee Member Sandland requested staff maintain a tabulation of the number of acres and
potential units the sites could generate in each category. Deputy Commu nity Development Director
Jim Campbell advised that staff will maintain a tabulation of the acreage of the sites and could
provide a range of densities or unit yields at different densities.
I n response to Deputy Cornmuniky Development Director Campbell's query, Chair Tucker explained
that the HEUAC should determine sites are suitable for housing prior to Staff contacting the property
owners. The subcommittees have no decision-making authority_ Deputy Community Development
Director Campbell expressed concern because the HELJAC would receive public input prior to
making a decision, and public input would occur over a number of months_ Staff should contact
property owners sooner rather than later to learn of their interest in building housing on their
properties. In addition, staff Should probably contact more property owners than the H€UAC
identifies in order to gather additional informabon about sites. Chair Tucker expected the
workshops to provide public input regarding the sites that could accommodate housing. The
October 20, 2020 workshop could provide input for the HEUAD to consider in its October 21
meeting. The HEUAC will review sites in the Airport Area and West Newport Mesa on October 21
and the rest of the City on November 4_ By November 4, the HEUAC should have enough input
for staff to begin contacting property owners. Deputy Community Development Director Campbell
did not believe the October 20 workshop would oonsider specific sites: therefore, the H E LJAC would
not have public input regarding specific sites for its October 21 meeting.
Jim Mosher requested a more logical numbering system for the parcels and suggested the HEUAC
ebpage contain a list of subcommittees, subcommittee members, and the task of each
subcommittee.
Chair Tucker related that the numbering system was provided to the subcommittee, and the
subcommittee did not change it.
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Deputy Community Development Director Campbell indicated the webpage could be updated to
include a list of subcommittees.
Dorothy Kraus remarked that the lack of a response to Ms. Scarbrough's comments about the
Circulation Element leaves an unsettling feeling. She inquired about the rationale for deeming the
Road and Track building as infeasible when the underlying zoning for the parcel is residential.
Chair Tucker explained than he made a recommendation to staff and the Mayor that the Planning
Commission update the Circulation Element as it has experience with traffic matters and HEUAC
members do not. He was not privy to how the decision occurred.
Committee Member Selich advised that the subcommittee was informed that the Road and Track
building is undergoing remodeling for a private school's educational offices. With the school's
investment in the building, the subcommittee felt it was infeasible for housing. In addition, a major
portion of the parking lot for the building is in the public right-of-way for the extension of 15"' Street.
Deputy Community Development Director Campbell reported several years ago the Hearing Officer
granted an extension of the nonconforming office use for Lobe's project at the Road and Track
site_ Pacifica Christian School is making similar investments and extending that nonconforming
privilege. Changing zoning on the site from residential to commercial would require a General Plan
Amendment_ Also, the shape and size of the parcel makes a residential development on the site
challenging, In order to include the site in the Housing Element Update, the City needs reasonable
evidence that the site could change land uses during the planning period_
Chair Tucker appreciated Ms. Kraus' input as the type of input the HEUAC wants to receive
b. Strategy for Public Input on Sites
Recommended plc ion: Discuss and provide direction on how to best seek public input on
the housing opportunity Sites inventory.
Chair Tucker wanted to receive quality input regarding the suitability of sites listed in the
subcommittees' notes. Following the October 20 workshop, the HEUAC will revi ew feasible and
potentially feasible sites, hear public inpiA prDvided at the workshop, and determine sites suitable
for housing. HEUAC review of sites in the Airport Area and West Newport Mesa will be scheduled
for October 2 1, and sites in the remainder of the City will be scheduled for November 4.
In response to Chair Tucker's question, David Barquist, Kimley- Horn and Associates, advised that
the City has the right to adopt a Housing Element as it sees fit, but the City has to abide by State
law_ If the City adopts a Housing Element that does not comply with statutory requirements, the
State will not certify the Housing Element. There are some challenges to self -certifying a Housing
ElernenL In his opinion, the community's desires and statutory requirements should be considered
equally. Chair Tucker understood penalty provisions contained in recent legislation apply pressure
on cities to achieve their RHNA allocations. Mr. Barquist could provide the HELJAC with relevant
legislation.
Chair Tucker did not want the public to participate in the engagement process and then feet as
though the HEUAC ignored its input. He read the Code section regarding public participation.
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C. Outreach Plan Update
Recommended Action_ Receive an overview of the outreach plan efforts, including
information on the schedule moving forward and the upcoming October 20 virtual workshop
and the November fS vitlual workshop for the Circulation Element Update.
Mr, Barquist reviewed opportunities for community engagement, which include digital engagement,
committeeladvisory meetings, in-person or virtual workshops, online video presentations, and
webinars. The first community workshop is scheduled for October 20, 2020, will be held online, and
will be interactive without a presentation- Engagement opportunities will be available through the
website and HEUAC meetings
Senior Planner Zdeba related that 36 people have registered via Zoom for the October 20
workshop. The community was notified of the workshop through email blasts and Nextdoor posts,
The community may register for the workshop on the website- A Circulation Element kickoff
workshop is scheduled for November 16, 2020,
In response to Committee Member Deantis' inquiries, Nor. Barquist emphasized the interactive
nature of the October 20 workshop, The workshop will include lessons learned from prior outreach
efforts, the context for IHNA, a series of activities, and next steps. Scenario building or modeling
with different densities will occur after the October workshop. Vehicle miles traveled (VMT) and
circulation will be part of the analysis. Mitigation measures for VMT impacts and many other topics
will be part of community education.
In answer to Committee Member Stevens' question, Mr. Barquist stated the Lego exercise will not
be repeated as staff has clearly directed the oonsultant team not to repeat activities- The workshop
will focus on locations within areas of the City.
Chair Tucker remarked that if the HEUAD cannot achieve the RHNA allocation during the update
process, sites will be selected based on their ability to provide housing units, which is not a good
planning method -
Committee Member De antis referred to a letter from Olen Properties- Visioning is not reviewing
individual sites but preparing a realistic model for an area based on available sites and the
development community's input regarding feasibility -
In reply to Committee Member elich's query, Mr. Barquist explained that during the workshop,
participants can respond to polls and share their ideas.
Jim Mosher hoped the workshop will have some form- He expressed concern about having to
provide information to Zoom in order to register for the workshop, He inquired whether workshops
would be recorded and posted on the website- He requested el a rification of the Circulation Element
workshop and the center column of the chart for outreach opportunities.
Charles Klobe commented that without State and Federal subsidies, the City will not find enough
sites to accommodate 49,000 housing units, which will include the required number of affordable
housing units- The HEUAC should decide it will submit an incomplete Housing Element. He
suggested staff reach out to coastal cities in the same position as Newport Beach and develop a
regional coalition to approach the tate-
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Dorothy Kraus expressed confusion regarding the role of the outreach subcommittee in obtaining
public input on sites- The HEUAC seems to be glossing over Committee Member DeSantis'
comments regarding visioning. The Outreach Plan and the websites are confusing and do not
relate to each other.
Chair Tucker advised that Committee Members DeSantis and Stevens form the outreach
subcommittee. They coordinate the outreach program with staff and consultants in order to obtain
meaningful public input. The City can fight its RHNA allocation or update the Housing Element to
achieve the allocation- If individuals feel the City should fight the allocation, they should address
the City Council,
Deputy Community Development Director Campbell indicated the workshops will be recorded and
posted on the website- A detailed script or agenda of the workshop is not ready for publication.
Zoom registration requires a name and email address. Staff will update the City Council on October
1, 2D2D. but currently no other meetings with the Planning Commission or City Council have been
scheduled- 4
Chair Tucker requested the workshop script be provided to the outreach subcommittee for
comment. The affordable housing subcommittee is awaiting information from Principal Planner
Jaime Murillo.
Gornmittee Member De antis noted Orange County has a housing trust fund, and cities may create
a local fund to subsidize housing units -
Senior Planner Zdeba explained that the Circulation Element webinar is listed at the tap of the
chart.
I n response to Committee Member SandIand's question, Deputy Common ity Development Director
CarrrpbeII clarified that workshops and webinars will allow the corn munity to participate through
chat and polling features.
ha r Tucker recommended the workshop include an announcement of the HEUA 's schedule for
reviewing sites in the Airport Area, West de port Mesa, and the remainder of the City,
d. Affordable Housing Compliance
Re commended A ction.-Receive ars overview of what "affordable housing" means in the
context of Orange County, as welt as the new affordable housing requi'rements related to
the housing opportunity sites inventory. Discuss strategies for compliance.
WW
Mr. Barquist defined affordability as the ability to pay based on income and housing cost.
Affordability is based on median family income (MR), which is calculated by the Department of
Housing and Urban Deve.loprnent (HUD) for each county. Orange County's MFl of $108,000 is high
in comparison to many counties in the state. RHNA assumes a family of four individuals. The
Housing Element is required to identify sites by income category. Affordability for a site is generally
based upon the density allowed for the site. According to the State, 30 dwelling units per acre is
the default density for affordable units- Sites can accommodate more than one income category -
The Department of Housing and Community Development (HDD) recommends a 1-0 percent
buffer for additional dwellings to cover no net loss-
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In reply to Dommittee Member Selich's questions, Mr. Barquist indicated the C ity would have to
find situ to accommodate affordable housing that a developer does not build on a site designated
for affordable housing. Staff will track affordable housing sites and construction of affordable
housing. A subsidy could be a policy solution for construction of affordable housing,
Chair Tucker advised that most sites in Newport Beach are non -vacant, which is required for
housing in the lower-income range_ Therefore, the substantial evidence rule will come into effect.
In answer to Chair Tucker's query, Mr_ Barquist explained that different strategies and methods
can encourage property owners to redevelop their land.
Committee Member Selich remarked that the City cannot provide enough incentives, fee
reductions. or bonus programs to make up the deficit of constructing affordable housing.
Committee Member Fruchbom related that coastal cities have the most difficulty providing
affordable housing because their rents are higher than countywide rents, on which RHNA
requirements are based. He calculated a developer's loss in constructing a hypothetical one -
bedroom apartment unit at 50-0 percent AMI in Huntington Beach and in Newport Beach.
According to his very rough estimation, a bond measure levying $6,000 on every man, woman, and
child in Newport Beach could provide funding for affordable housing. Theoretically, it is possible for
tax credits and cheap land to fill a developer's deficit, but the demand for tax credits is immense -
Th e
mmense_The City could offer increased density in exchange for affordable units. In the past, he surveyed
the City for sites that could accommodate a development with affordable housing and found only
ane site, City -owned land near the maintenance yard.
Chair Tucker questioned whether the State would accept a Housing Element that utilizes strategies
to achieve affordable grousing allocations, regardless of the success of the strategies,
Committee Member Selich expressed concern regarding the no net loss requirement_
Chair Tucker suggested the no net loss requirement will have to be covered through an overlay
that requires affordable housing as part of a residential development.
In response to Committee Member De antis' inquiry, Mr. Barquist stated the City could use in -lieu
fees to construct affordable housing in other cities. Committee Member Deantis noted UCI has a
fund for silent second mortgages on affordable housing, The City of Livermore and the County of
Marin are subsidizing mortgages to attract residents. Chair Tucker added that UCI is subsidizing
affordable housing located ori UI's property. He questioned whether the State would accept
affordable housing built in another city.
Mr. Barq uist clarified that the Housing Element contains courses of actions that should achieve the
RHNA allocation. The specific details of those actions do not have to be included in the Housing
Element. To obtain affordable housing, the City could provide incentives or streamline permitting
for accessory dwelling units (ADU), increase densities, create affordable overlay zones, promote
the preservation of existing affordable units. or promote the conversion of market -rate units to
affordable units_
In reply to Committee Member andland's questions, Mr. Barquist explained the City's ability to
count affordable units when their affordable covenants, which are set to expire, are renewed.
Deputy Community Development Director Campbell reported the current Housing Element
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contains a list of project sites subject to affordable covenants. Staff has registered with the State
to receive notice prior to the expiration of covenants. Theoretically, the City could negotiate with
property owners to pay for an extension of the covenants. Staff has contacted property owners
where the covenants were about to expire, and all property owners have rejected offers to extend
the covenants. Senior Planner Zdeba indicated covenants on 12 properties will expire during the
2021-2029 planning cycle.
In answer to Committee Member elich's query, Mr. Barquist related that the no net loss
requirement applies to the entire RHNA allocation.
Chair Tucker commented that staff and consultants will provide the HEUAC with alternatives for
affordable units. The HEUAC will likely consider an inclusionary fee.
Mr_ Barquist indicated HCD considers whether the Housing Element meets the spirit and intent of
the law and s bstantially complies with the law. Staff can discuss potential programs and strategies
with HCD prior to completing the Housing Element.
Committee Member Deantis suggested salaries for Newport Beach jobs should be prominent in
the workshop discussion so that the community can relate to residents of affordable housing
Jim Mosher suggested staff clarify the statement that HCD considers a density of 3 0 units per acre
as suitable for affordable housing and the application of that density to the Newport Airport Village
project -
De puty
roject_
Deputy Community Development Director Campbell reported a site identified for affordable housing
must have a density of 30 units per acre. He recommended the Housing Element reflect the number
of affordable units proposed for the Newport Airport Village project rather than the maximum
number of units that could be built on the site. His recommendation would apply to the Newport
Crossings project and any remaining development in the Uptown Newport project.
e. RHNA Appeal Filing -Council I#em for October 1
Recommended Action.- Receive and file.
Chair Tucker remarked that the appeal lists retail commercial and industrial properties without
describing economic constraints on converting those properties to residential uses. He has
submitted language addressing that issue to staff. In determining the number of housing units
needed, the State did not consider the availability of land for housing.
Jim Mosher stated other cities will appeal their allocations and make arguments similar to Newport
Beach's arguments.
Deputy Community Development Director Campbell advised that a draft letter has been included
in the meeting packet and will be presented to the City Council on Tuesday along with a request to
authorize an appeal. The Bauthem California Association of Governments (CA) will convene its
litigation committee, which could mean SCAG is considering litigation regarding RHNA.
In answer to Committee Member Deantis' query, Principal Planner Murillo reported the deadline
to submit an appeal is October 26, 2020_ A 45 -day comment period will follow the deadline_ Once
the comment period expires, S CO will hold hearings, which are estimated to last four to six weeks.
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The appeal process is expected to conclude in late January or early February 2 02 1. At that time,
cities will have their final RHNA allocations_
111. COMMITTEE ANNOUNCEMENTS OR MATTERS WHICH MEMBERS WOULD LIKE PLACED
ON A FUTURE AGENDA FOR DISCUSSION. ACTION OR REPORT (NON -DISCUSSION ITEM)
Chair Tucker requested a presentation by the Kennedy Commission and a discussion of the
appropriate time for staff to contact property owners about building housing on their properties.
Committee Member De antis' requested a presentation by Renaissance Housing, an affordable
housing developer. Chair Tucker suggested that occur when the Affordable Housing Subcommittee
has information to share.
Committee Member Sandland requested Mr_ Barquist provide an updated outreach schedule by
October 21, 2020.
1111. ADJOURNMENT — 8;28 p.m.
Next Mee ng_ October 21, 2020, 6 p.rrr. in the City Council Chambers_
M
SS3-34 7
CITY OF NEWPORT BEACH
HOUSING ELEMENT UPDATE ADVISORY COMMITTEE MINUTES
CITY COUNCIL CHAMBERS — 100 CIVIC CENTER DRIVE
WEDNESDAY, OCTOBER 21, 2020
REGULAR MEETING — 6 P.W
1. GALL MEETING TO ORDER — 6 p_m_
II. WELCOME AND ROLL GALL
MEMBERS PRESENT: Chair Larry Tucker, Jeffrey Bloom, Susan DeSantis, Elizabeth Kiley,
Geoffrey LePlastrier, Stephen Sand land, Ed Selich, Debbie Stevens
MEMBERS ABSENT- Paul Fruchbom, (Ex Officio Member) Will O'Neill (excused)
Staff Present= Community Development Director Seimone Judis, Deputy Community Development
Director Jim Campbell, Principal Planner Jaime Murillo, Senior Planner Ben Zdeba.
City Traffic Engineer Tony Brine, Administrative Support Specialist ClariveI Rodriguez
III, PUBLIC COMMENTS ON NON -AGENDA ITEMS
Jim Mosher remarked that a loophole in the Housing Crisis Act allows people to merge lots and
demolish multifamily housing if the new development is limited to a single unit, which sterns
contrary to the intent of the Housing Crisis Act.
IV. CONSENT CALENDAR
a. Minutes of the October 7, 2020 Meeting
Recommended Achon. prove and fife the minutes of October 7, 2020
Chair Tucker advised that Mr. Masher has suggested some minor corrections to the October
minutes_
Chair Tucker moved, seconded by Committee Member Selich, to approve the minutes of the
October 7, 2020, meeting with Mr. Moshsr's revisions.
AYE- Tucker, Bloom, DeSantis, Kiley, LePlastrier, Sandland, Selich, Stevens
N; None
ABSTAIN: None
ABSENT; Fruchbom
V. CURRENT BUSINESS
a. Presentation by The Kennedy Commission
Recommended Action: Receive a presentation from Cesar Covarrubias of The Kennedy
Commission followed b Grief questions and answers_
Chair Tucker indicated The Kennedy Commission is an affordable housing advocacy group that
was founded in 2001. The Housing Element Update Advisory Committee (HEUAC) is interested
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October 21, 2020
Page 2 of 7
in hearing about strategies, policies, and incentives that will result in affordable housing
development -
Cesar Covarrubias shared information regarding median home price, household income,
affordability, and Regional Housing Needs Assessment (RHNA) allocations for Orange County.
Two cities in Orange County have specific policies for affordable housing and have met their RHNA
allocations in the very -low-income and low-income categories- Overlays and specific plans can
encourage housing as part of mixed-use developments. Institutional and church campuses are
potential sites for mixed-use concepts- The Surplus Land Act, a mixed -income housing ordinance,
an affordable housing strategic plan, housing opportunities zoning or an overlay, and an affordable
housing land trust support affordable housing. The Veterans and Affordable Housing Bond Act,
the No Place Like Horne program, the Orange County Housing Finance TrusVJPA, the Orange
County Housing Trust, the Orange County Housing Bond 2020, and the Mental Health Services
Act can be used to fund affordable housing -
Chair Tucker commented that there are areas in the City where property owners may be enticed
to build housing on their properties. Policies that relax development standards and increase
allowed density can encourage housing development, but at some point increased density makes
construction costs infeasible.
Mr. Covarrubias suggested incorporating the City's housing objectives into an overlay or zoning
change. Changes to the State Density Bonus Law may result in more affordable housing. Office
buildings can be redeveloped with a more intense and intentional use- Adopting policies and
programs for affordable housing is essential to the development of affordable housing.
In answer to Committee Member S andIand's question, Mr. Covarrubias advised that The Kennedy
Commission is reviewing the potential for housing located in areas such as Banning Ranch and
portions of the Airport Area located within the 65 dB CNEL contour- Planning growth around
existing uses is challenging but doable.
In reply to Committee Member DeSantis' query, Mr. Covarrubias indicated he is aware of cities
discussing agreements to use funding from one city to build affordable housing in the other city -
However. he did not anticipate such agreements would work well because of each city's need to
fulfill its allocation for low and very -low-income housing.
I n response to Committee Member Stevens' comment, Mr. Covarrubias remarked that if amenities
are Iocated close to housing, residents will probably make fewer vehicle trips.
h. Orange County Mayors' Letter to the Southern California Council of Governments
(SCAG)
Recommended Action- Receive and Me -
Chair Tucker felt the Mayors' letter could be more fruitful in reducing RHNA allocations than other
approaches. The public should be aware of the letter.
Jim Mosher inquired regarding the reasons for the Mayors of Dana Point and San Clemente not
signing the letter.
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C. Subcommittee Progress Reports
Recommended Action- Receive verbal updates from each subcommiftoe, as appropriate.
Chair Tucker reported that the subcommittee for opportunity sites in the remainder of Newport
Beach met the prior day, and a report will be scheduled for the next HEUAG meeting. The
affordable housing subcommittee will review different approaches to obtain affordable housing at
different income levels and may craft an inclusionary plan.
d. October 20, 2020 Virtual Housing Workshop Rcecap
Recommended Action: Receive an overview of the first virtual housing workshop and
discuss any to eawayrs. Provide feedback or direction to staff and the consultants on any
changes or considerations for future workshops.
David Barquist, Kimley-Horn and Associates, reported 72 people participated in the workshop.
Analysis of feedback provided during the workshop is underway. and a report will be available via
the Newport Together website. Engagement occurred during the workshop and will continue
online. During the workshop, members of the public inquired about a no housing response to
questions. In light of the draft RHfNA allocation for Newport Beach, the consultant team does not
believe a no housing response is practical. I n subsequent stages of outreach, the team can explore
the most appropriate locations for growth and development and different types of housing. The
public can view the workshop and provide feedback on the IN e port Together website.
In reply to Committee Member Stevens.' question, Mr_ Barquist advised that the team will explore
methods to obtain public input for individual opportunity sites during both in-person and virtual
meetings. Committee Member Stevens remarked that the interactive portion of the workshop was
easy and a goad start to obtaining public feedback_
Committee Member DeSantis suggested future virtual workshops include more opportunities for
two-way communication, The presentations and polling were well done. The workshop could have
been longer to allow more dialog with the community_ She emphasized the importance of creating
visions for opportunity areas while reviewing parcels in the areas. Mr. Barquist noted the difficulty
of sustaining the public's attention for an extended period of time. Engagement will build and
improve as the schedule progresses. The team is working with the City's Public Information Officer
to distribute information to the community through different avenues. The public and committee
members can assist by sharing links and posts to meetings and information.
Deborah Allen, Harbor View Hills Community Association President, advised that she discussed
the workshop with seniors at OASIS. a number of whom attended the workshop, and neither the
seniors nor she feet the technology was easy to use or the workshop encouraged Gommunity input_
The input may have been too structured for a community that is accustomed to voicing their
opinions_ Questions have to have a no project response_ If the goal is to obtain community input,
the public has to be allowed to express opinions.
Nancy Scarbrough noted 18 of those present for the workshop were staff and committee members.
The inability to converse was extremely frustrating. Future workshops need to be more interactive
with the public_
Jim Mosher concurred with comments, regarding the lack of two-way communication. The
workshop did not mention HEUAC meetings, and the website does not list all HEUAC meetings.
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Adriana Fourcher felt the workshop was not collaborative. In-person meetings with small group
discussions should be possible. She had some difficulty participating in the polling and did not
believe her responses were counted. Input from the business community is needed.
Melanie Schlotterbeck, representing Olen Properties: expressed disappointment with the repetition
of information during the workshop. She supported the use of breakout rooms during virtual
meetings to allow individuals to comment_ There has been no mention of new and innovative
housing types and mixed-use development. Housing options need to include a range of sizes,
prices, and affordability. The City needs a vision for the Airport Area_
Hoiyin 1p suggested community groups will help distribute information about meetings and
workshops, One city in Orange County has been assessing in -lieu housing fees for many years.
David Tanner hoped the City would work with The Kennedy Commission to learn about the effects
of affordable housing on public services. Staff is intentionally misinforming the public regarding the
scope of the Housing Element Update by discussing only RHNA information_
Dorothy kraus remarked that workshop participants were the usual group who attend or participate
in public meetings. Staff and the consultants need to use more traditional means to notify the
public about meetings_
Chair Tucker advised that the State has disrupted the City's planning process and shortened the
time for a planning process_ Staff has not intentionally misled anyone_ Public comments have
included some valid criticisms of the outreach process. The HEUC is charged with preparing a
plan to comply with State requirements. Consequently, no development is not an option_
Committee Member Stevens related that the City's Public Information Manager asked the outreach
subcommittee to distribute information about the workshop, and the subcommittee sent emaiis to
almost 1,000 people_ The community may not be interested in planning efforts,
e. Sites Rundown: Airport Area
Recommended Action- Review the list of potential saes and dlsouss feasibility. Solicit input
from the public on the list and the Committee's discussion.
Chair Tucker directed staff to begin contacting the owners of properties identified as feasible or
potentially feasible for housing. He assumed members of the public would agree with the
subcommittee's designations for sites as the public has expressed interest in locating housing in
the Airport Area, He reviewed the subcommittee's consideration of parcels 43, 113, 37, 60, 95, 87,
23, 70, 80, 81, 111, 9, 24, 131, 135, 38, and 79 and the Saunders site.
Committee Member Sandiand suggested the parcel numbers for the Saunders site should be
provided. If the prohibition of housing in the 65 dB CNEL is relaxed, parcels 87 and 23 may be
potentially feasible rather than infeasible. Chair Tucker indicated the subcommittee may
reconsider designations for parcels located within the 55 dB G NEL if the prohibition is relaxed.
ornmittee Member Bloom corn mented that abandoning streets so that parcels may be combined
would theoretically create more land and larger parcels. Parcels could be even more feasible for
housing_ Chair Tucker clarified the comment as abandoning private circulation rather than streets_
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Jim Masher did not recall the HEUAC agreeing with the subcommittee's approach of not
considering parcels within the 65 dB ONEL_ Based on the staternent that the subcommittee iS not
considering parcels within the 65 dB GN EL at this time„ he inquired when the subcommittee would
consider those parcels, Chair Tucker suspected the subcommittee would consider those sites if
aI1l other sites do not provide sufficient housing to comply with the RHNA allocation or if someone
proposes a project on a parcel within the 65 dB ONEL.
In reply to Chair Tucker's inquiry, Deputy Community Development Director Jim Campbell related
that a policy in the Noise Element of the General Plan states parcels within the fib dB ONEL are
not appropriate for housing development. The Airport Land Use Commission would find housing
development incompatible with the 65 dB ONEL.
Chair Tucker reviewed the subcommittee's consideration of parcels 51, 72, 88, 71, 91, 122, 52,
138, 77, 68, 106, 121, 19, 33, 117, 116, 119, and 126.
Adriana Fourcher remarked that the dB rating pertains to jet traffic_ Noise studies are needed for
small plane traffic because the departure pattern for small planes is over the parcels being
considered for housing. Deputy Community Development Director Camptel I advised that the noise
contours are based on a composite of both runways and represent a 24-hour average of all aircraft
traffic_ 9r
Chair Tucker reviewed the subcommittee's consideration of parcels 66, 67, 83, 61, 62, 63, 76, 16,
105, 47, 31, 13, 99, and 104- The subcommittee omitted parcels 89 and 89, which are located
partially within the 65 dB CNEL. Parcel 39 is small, and the building on parcel 89 has been
refurbished_ Therefore, parcel 39 is infeasible and parcel 89 is feasible -
Co mm ittee
easible_
Committee Member Stevens expressed concern that airplane noise was last studied and the ON EL
contours determined in 1986_ Deputy Community Development Director Campbell indicated an
update of CNEL maps is not on the horizon. Staff could discuss the topic with Airport Land Use
Commission staff and provide a report to the HEUAC.
Chair Tucker reviewed the subcommittee's consideration of parcels 4, 1, 8, 6, 2. 3 , 8, 9, 10, 11, 13-
16, 17, 12, 37-42, 43-69, 70, and 71-76,
Adriana Fau raher advised that helicopters from a het icapter school and the Orange County Sheriffs
Office fly over the area and beneath the departure pattern for small planes. A noise study is
needed.
Chair Tucker reviewed the subcommittee's consideration of parcels 77, 78, 7, 80, 81, 82, 1, 20,
-27, 31, 21-4, 28-30, 34-36, and 83.
Adriana Fourcher noted many property owners oppose the residential project proposed for the
parking lot of Zoll Center Newport.
Melanie chlotterbeck, representing Olen Properties, indicated parcel 19 is an Olen Properties
building and is not part of a residential project_ The review of parcels focuses on site selection
rather than the integration of sites with their surroundings. She questioned whether sites would be
excluded if a property owner did not respond to a request for information. This is an opportunity
for the City to partner with landowners and developers to enact a vision for the area. The focus on
housing and not mixed uses is a lost opportunity to create a community, The Airport Area could
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Page 6 of 7
become a vibrant, walkable, bikeable, mixed-use, urban core that attracts a range of residents,
incomes, and opportunities_ She encouraged the HEUAC to creale a vision for the Airport Area_
If. Sites Rundown: West Newport -Mesa
f ecommended Actr'on: Review the list of potential sites and discuss feasibiflty_ SoJrcrt input
from the public on the fist and the Committee's discussion,
Committee Member Selich noted the West Newport Mesa area contains medical office uses,
mobile home parts. various densities of residential uses, older single -story industrial/commercial
buildings, and a series of institutional uses. The subcommittee hes discussed the need to preserve
opportunities for smaller -scale industrial and service businesses and recommends a zoning overlay
concept as some but not all parcels may convert to residential uses. It is important not to convert
everything to residential in order to have a well -balancers land use plan. He reviewed the
subcommittee's consideration of parcel 56 {Newport Health Care}; parcel 27 (Ebb Tide); parcels
62 and 64 (Road & Track Building); parcel 63 (Coastline College); the private school site north of
parcel 50; the City Utilities Yard: the City General Services Yard; parcels 36, 116, 123, and 182
(four mobile home parks); the area bordered by Superior, 15'h, and Monrovia; the area bordered
by Hospital Road, Placentia, and Superior; and parcels 1, 41, 4, and 49.
Commissioner Member Sandland suggested combining parcels 18 and 11 could result in a
designation of potentially feasible_ Perhaps staff could send a letter to the property owners
inquiring about interest in building housing on the parcels, Committee Member elich noted the
demand for medical offioe buildings is high at the current time_ Committee Member Kiley concurred
with sending a letter as the owners can indicate no interest.
Chair Tucker advised that parcels 14 and 44 will be designated infeasible and parcels 13 and 11
will be designated potentially feasible.
Committee Member Selich reviewed the subcommittee's consideration of the small residential
parcels between Dana and Flagship; parcels 3, 39, 48, 117, 124, and 228; parcels 74 and 122;
parcels 24 and 40; parcels 17 and 51; parcels 2, 10, and 23; parcels 5-7, 9, 18-2, 26, 28, 29, 31-
34, 36, 37, 46, 47, 53, 55, 60, 61, and 227; parcels 4 and 16; and parcels 50 and 59. The HEUAC
may wish to consider contacting Hoag Hospital regarding construction of workforce housing in the
area_
Deputy Community Development Director Campbell advised that the business located on parcel
47 has some air quality issues and has installed equipment to hopefully resolve the issues_
Committee Member Stevens indicated the business has been reviewed for both ground and soil
contarrunation. The cleanup requirements for industrial uses are different from the requirements
for residential uses. The time and expense to clean up the site for residential uses may be
prohibitive -
An unidentified speaker appreciated the suggestion to contact Hoag Hospital. The small amount
of land available for construction is dismaying_ The Mayors' letter may be the best approach to
seek a reduction in the RHNA allocation.
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111. COMMITTEE ANNOUNCEMENTS OR MATTERS WHICH MEMBERS WOULD LKE PLACED
ON A FUTURE AGENDA FOR DISCUSSION, ACTION OR REPORT (NON -DISCUSSION ITEM}
Chair Tucker noted the subcommittee for housing sites in the remainder of Newport Beach will
report at the next meeting. He requested a discussion of inclusionary zoning and fees.
Committee Member Sandland requested a discussion of large employers that could support
housing.
VIII. ADJOURNMENT — 8;58 p.m.
Next Mee fing- November 4, 2020, 6 p_rn- in the Crfy Council Chambers.
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0
CITY OF NEWPORT BEACH
HOUSING ELEMENT UPDATE ADVISORY COMMITTEE MINUTES
CITY COUNCIL CHAMBERS — 100 CIVIC CENTER DRIVE
WEDNESDAY, NOVEMBER 4, 2020
REGULAR MEETING —G P.M.
CALL MEETING TO ORDER — 6 p_m_
WELCOME AND ROLL CALL
MEMBERS PRESENT: Chair Larry Tucker, Susan De antis, Paul Fruchbom, Elizabeth
Kiley, Geoffrey LePlastrier, Stephen Sandland, Ed Selich, Debbie
Stevens, (Ex Officio Member) Will O'Neill
MEMBERS ABSENT: Jeffrey Bloom (excused)
Staff Present: Community Development Director Seimone Jurjis, Deputy Community Development
Director Jim Campbell, Senior Planner Ben Zdeba, Administrative Support Specialist
larivel Rodriguez
PUBLIC COMMENTS ON NON -AGENDA ITEMS
Deputy Community Development Director Jim Campbell reported 47 of 197 jurisdictions located
within the Southern California Association of Governments (SCAG) region have filed appeals of
their Regional Housing Needs Assessment (RHNA) allocations_ Eighteen agencies in Orange
County filed appeals. Four agencies, including the City of Newport Beach, filed appeals against
the City of Santa Ana, The City has sent a letter to SLAC, trying to get sponsorship of legislation,
that will protect local jurisdictions subject to another agency's oversight_
CONSENT CALENDAR
a. Minutes of the October 21, 2820 Meeting
Re commended A ction.,Approve and fife the minutes of October 2f, 2020
Chair Tucker noted Mr. Masher has submitted corrections to the October 21, 2020 minutes.
Chair Tucker mored, seconded by Committee Member Selich, to approve the minutes of the
October 21, 2020 meeting with Mr. Mosher's revisions,
AYE: Tucker, DeSantis, Fruchborn, Kiley, LePlastrier, Sandland. Selich, Stevens
NO: Done
ABSTAIN: None
ABSENT: Bloom
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V. CURRENT BUSINESS
a. Subcommittee Progress Deports
Recommended Action: Receive verbal updates from each subcommittee, as appropriate.
Chair Tucker advised that the affordable housing subcommittee met to discuss methods for
financing and developing affordable housing projects_ The subcommittee will prepare a report of
potential incentives to generate affordable housing, The Housing 'Element Update Advisory
Com mittee (HEUAC) may discuss the subcommittee's report during its December 2, 2020 meeting,
and the Council will determine which, if any, approach to pursue.
b. Sites Rundown: Remainder of Town
Recommended Action.- Review the fist of potential sites and discuss feasibility. Solicit input
from the public on the list and theCommittee's discussion.
Chair Tucker noted the report is in draft form and will be revised and attached to the agenda for
the next HEUAC meeting. Before any parcel is approved for inclusion on the sites inventory list,
the HEUAC will have to find that housing is a suitable use for the parcel. The intent of the review
is to narrow the number of sites that staff will investigate and the HEUAC will consider after
receiving public input. Sites that the suboommittee determines are infeasible or does not review
may later be determined to be feasible or potentially feasible and may be evaluated for suitability_
Sites may be brought to the subcommittee's attention and may be ultimately included in the sites
inventory after public input_
In reply to Committee Member Deantis' questions, Chair Tucker related that defining feasible,
potentially feasible, and infeasible is more art than science. Crafting definitions other than those
previously stated is not possible_ The feasibility determination for any site could change if the site
is viewed in the context of a vision for the area. However, the State form requires a listing of sites
by parcel number. Committee Member Deantis believed a site inventory is a critical piece of the
Housing Element Update, but neither the HEUAC nor the community can provide adequate input
without a vision for the major opportunity areas. Seeking community input without providing a
vision is meaningless_
In response to Committee Member Fruchbom's query, Chair Tucker clarified Committee Member
Deantis's position as the HEUAC should be doing more than reviewing sites. In order to begin
the planning process, the H E UAC needs to understand the source of traffic trips and where housing
can be placed,
Committee Member Stevens noted combining some sites could result in a designation of feasible_
Listing more than one parcel number per site on the State's form is probably acceptable.
Chair Tucker stated undeveloped sites listed in the sites inventory for the fifth cycle are considered
feasible for the sixth aide. He reviewed the designations for Pa rceIs 1, 2, 3. 4, 6-9, 10, 12. 11, 13,
14-17, 18, 19, 20, and 21-1-
Jim
1.1_
Jim Mosher reiterated his request for staff to list the subcommittees and their members on the
website. He questioned whether the feasibility of sites pertains to technical or economic feasibility;
whether income level affects feasibility; the term "remainder of town" when the maps do not show
all of Newport Beach outside the Airport Area and West Newport Mesa; and the numbering system
for parcels.
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Chair Tucker explained that the term "remainder of town" resulted from the subcommittee's request
for staff to prepare information for certain sites_ The subcommittee may have inadvertently
overlooked some sites. He reviewed the designations for the Dunes west of the lagoon and Parcels
, 23, 24, 25, 36, 09, 40, 42, 43, 44, 85, 34, and 38.
Mayor ()'Neill related that he as Mayor will send a formal invitation for the Irvine Company to
participate in the Housing Element Update process unless there are strong objections to doing so_
ChairTucker and Committee Members Kiley, Stevens, Sandland, and De S antis encouraged Mayor
O'Neill to send an invitation_ Committee Member De antis proposed Mayor O'Neill send invitations
to Hoag Hospital, major employers within Newport Center, and churches that own large parcels.
Jim Mosher noted there is no analysis or conclusion for Parcel 37.
Committee Member Kiley clarified that feasibility for the sites pertains to the ability to physically
oonstruct housing on a site. The property owners will determine whether housing is financially
feasible_
Chair Tucker reviewed the designations for Fashion Island and Parcels 00, 29, 27, 28, 31, 32, 114-
120. 122, 121, 105-109, 104, 114-113, 107 (the County bus depot), 98-102, 143, 91-97, 87-89, 77,
78, BO -B6, 57-61, 63-76, 45, 47-56, and 52.
Committee (Member Sandland proposed revising the designation for Parcels 98-102 and 143 to
feasible_ The Irvine Company may be willing to discuss Parcels 46-54.
Debra Allen, Harbor View Hills Community Association Presiffl t, reported the sight plane
ordinance applies to certain areas and limits building heights in those areas.
Jim Mosher remarked that buildings on Parcels 45 and 47-56 should not obstruct views from
Fashion Island Circle_
Chair Tucker reviewed the designations for Parcels 123, 124, 125. 126, 127, and 128,
Committee Member Sandland suggested the subcommittee explore the parcels across Pacific
Coast H i ghway from Parce12 2, t1)a C ity's Avon parking lot, and the parking lot for Mariner's Square,
Committee Member Selich advised that Lower Castaways Park is deed restricted to parkland.
Chair Tucker noted the parking lot for Mariner's Square is subject to a height limit and located in
the Coastal Zone_ In addition, the parking would have to be replaced.
Committee Member Kiley indicated a number of lots along the Peninsula and Bay are included in
the Housing Element for the fifth cycle and covered by paragraph 1 of the subcommittee's report.
Jim Mosher requested the maps reflect the sites listed in the fifth cycle. One or two housing units
could be guilt on a small lot; therefore, small lots should not be deemed infeasible based on size
alone.
Charies F lobe proposed contacting a developer that is constructing a residential project on a closed
landfill to determine irf housing can be built on Parcel 128.
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Johnny advised that night lighting around the Library and the Orange County Transportation
Authority bus depot needs to be brighter -
Mary Ann Soden encouraged the HEUAC to consider projects that provide housing for very -low,
low, and moderate -income households.
Chair Tucker reported Parcels 46-64, Avon parking lot, and the Mariners Square Parking Lot will
be added to the list as potentially feasible, and he will inquire regarding construction of residential
units on a closed landfill.
In answer to Committee Member Deantis' querYr Chair Tucker indicated the subcommittee will
explore an exchange of zoning for land on which 100 -percent affordable housing may be built.
Committee Member Deantis encouraged the affordable housing subcommittee to explore those
possibilities so that the bulk of affordable units is not provided through inclusionary zoning.
Chair Tucker requested staff add the sites from the fifth cycle Housing Element to the rnap-
In reply to Committee Member SandIand's inquiries, Chair T cker related that staff may prepare a
tabulation of acreage from sites designated feasiblo and potentially feasible after learning of
property owners' interest in developing housing. Deputy Community Development Director
Campbell advised that staff plans to send letters to property owners in the next few weeks and
follow up with property owners in an effort to obtain their responses by the end of the year,
C. Site Suitability Input and Community Engagement
Re commanded Actionr Receive ars overview of the outreach plan moving forward, including)
how the community will he engaged on the suitability of the sites that are identified as
feasible or potentially feasible. Provide feedback and direction to staff and the consultant
on the outreach plan.
Senior Planner Ben Zdeba reviewed public engagement opportunities in October through H EUAC,
City Council, and Planning Commission meetings and a virtual community workshop and in
Novernber through HELJA, City Council, and Planning Commission meetings, two virtual housing
suitability workshops, and a virtual Circulation Element workshop. The housing suitability
workshops will begin to consider density, which has policy implications. The public will be able to
comment verbally and through the chat box and to respond to polls during the housing and
Circulation Element workshops.
In answer to Committee Member Deantis' questions, Senior Planner Zdeba advised that the
public may provide feedback regarding parcels identified by the subcommittee and other parcels
during the workshops. On the Newport Together website, community members may place pins on
a CIS map to indicate their preferences for locations of housing types- If the HEUAC agrees with
the plans for November workshops, staff will begin an extensive promotion of the workshops
through social media and email blasts. Committee Member Deantis suggested posts and emails
contain a link to Newport Together and information about providing feedback through the website.
Senior Planner Zdeba noted a potential social media campaign to drive more traffic to the website.
The City's appeal of the RHNA allocation should be resolved in February 2021. If the City's appeal
is successful, the City's allocation could theoretically be reduced by half. Committee Member
0e antis commented that focusing messaging on the needs of the community rather than a State
mandate could generate more community interest and feedback.
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In response to committee Member Stevens' inquiries, Senior Planner Zde ba indicated the potential
housing sites will be divided between the two housing workshops_ Activities utilized during the
workshops will be available on the website for the public to provide feedback after the workshops,
Staff has prepared a flyer promoting the workshops to distribute in the community.
Chair Tucker remarked that "none of the above" will not be a response to questions about locations
for housing because the City has to find enough sites to comply with the RHNA allocation.
Jim Mosher inquired whether the workshops will extend for the full two hours_ He suggested staff
publish questions from the workshops ahead of the workshops so that community members have
time to consider their responses. Community members are less likely to provide feedback if they
feel it will not have a practical effect on HEUAO discussions and decisions,
Debra Allen suggested information for the workshops include a list of sites to be discussed in each
workshop and instructions for participating in polling and verbal and chat box comments,
Senior Planner Zdeba clarified that flyers will include a list of areas to be discussed in each
workshop. Discussion topics for the workshops will be published on the website prior to the
workshops. The workshops will extend for two hours unless the public completes their questions
and comments in less than two hours.
Mary Ann Soden concurred with requests for publication of workshop information and suggested
staff promote the workshop in print media and allow the community to participate in workshops
from the Community Boom.
Chair Tucker advised that the HEUAG will not meet on November 18, 2020.
VII. ADJOURNMENT— 8-04 p.m.
Next Moefing: Noveraber 18, 2020_ B p.m. in the City Coancil Chamber's_
me
SS3-359
IV.
CITY OF NEWPORT BEACH
HOUSING ELEMENT UPDATE ADVISORY COMMITTEE MINUTES
ZOOM
WEDNESDAY, DECEMBER 2, 2020
REGULAR MEETING — 6 P.M.
CALL MEETING TO ORDER — 6 p.m.
WELCOME AND ROLL CALL
MEMBERS PRESENT (remote): Chair Larry Tucker, Jeffrey Bloom, Susan DeSantis, Paul
Fruchbom, Elizabeth Kiley, Geoffrey LePlastrier, Stephen
Sandland, Ed Selich, Debbie Stevens
MEMBERS ABSENT: (Ex Officio Member) Will O'Neill (excused)
Staff Present (remote): Community Development Director Seimone Jurjis, Principal Planner
Jaime Murillo, Senior Planner Ben Zdeba, Administrative Support
Technician Amanda Lee
PUBLIC COMMENTS ON NON -AGENDA ITEMS
David Tanner indicated the public has been told that they will get answers to their questions at this
meeting, but there is not an agenda item for this topic. He inquired as to when the public will have
an opportunity to ask questions and receive answers.
Hoiyin Ip remarked that virtual meetings are missing the energy of in-person meetings and
suggested more interaction with the public during workshops and activities before and after
workshops to get participants thinking about housing topics.
CONSENT CALENDAR
a. Minutes of the November 4, 2020 Meeting
Recommended Action: Approve and file the minutes of November 4, 2020
Committee Member Sandland corrected the third paragraph of page 4 to read "Chair Tucker
reported Parcels 46-54, the Avon parking lot, and the Mariners Square parking lot will be added to
the list as potentially feasible, and he will inquire regarding construction of residential units on a
closed landfill."
Chair Tucker moved, seconded by Committee Member Sandland, to approve the minutes of the
November 4, 2020 meeting as amended.
AYE: Tucker, Bloom, DeSantis, Fruchbom, Kiley, LePlastrier, Sandland, Selich, Stevens
NO: None
ABSTAIN: None
ABSENT: None
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V. CURRENT BUSINESS
a. Subcommittee Progress Reports
Recommended Action: Receive verbal updates from each subcommittee, as appropriate.
Chair Tucker reported the sites subcommittees have completed their work temporarily. The notes
for sites in the remainder of town have been revised. The affordable housing subcommittee met
on October 27, 2020 to discuss the Regional Housing Needs Assessment (RHNA) numbers and
preparation of a full report to the Housing Element Update Advisory Committee (HEUAC). The
purpose of the report is to educate the HEUAC regarding the various methods for financing and
developing affordable housing projects. Understanding the affordable housing business will help
the HEUAC reach a recommendation for the Council. Chair Tucker indicated he has prepared a
first draft of the report and sent it to staff for review. He will modify the report after staff's review, if
necessary, and circulate it to subcommittee members for revision. The report should be complete
in December.
In response to Chair Tucker's question, Senior Planner Ben Zdeba advised that staff is preparing
maps containing all sites and a list of properties from the fifth cycle that have not been developed.
Staff hopes to provide both at the next meeting as a "receive and file" agenda item.
Committee Member Fruchbom related that he read information indicating Shopoff sold an acre in
Uptown Newport for 66 luxury condominiums at an average price of almost $400,000 per unit or
more than $24 million for the real property. If the information is true and the City can create land
through increased densities, the land value of the units will be extraordinarily high and should allow
the City to extract some reasonable fees for added density.
Charles Klobe added that the Uptown Newport project is entitled for 66 luxury condominiums with
no requirement for anything less than above moderate, which should increase the price of land.
The entitlements that Picerne is seeking for the 4400 Von Karman project only allows 5% of the
total units to be low-income units while the apartments will be market rate.
Chair Tucker recalled Shopoff building a fair number of affordable units in the first phase of the
project and Picerne seeking a density bonus of 20 percent in exchange for either 10 percent low-
income units or 5 percent very -low-income units. Picerne chose 5 percent very -low-income units.
David Tanner asked about the validity of statements that staff is considering placing housing within
the 65 decibel (dB) CNEL contour and, if true, the rationale for doing that. It would seem to open
the City to litigation.
b. Virtual Workshops Recap
Recommended Action: Discuss the virtual workshops so far and takeaways from them.
Receive an overview of the outreach plan timeline moving forward and provide feedback to
staff and the consultant.
Senior Planner Zdeba reported the November 16 and 17, 2020, site suitability workshops obtained
community input regarding potential density, scale, and attributes that could be applied to sites and
the suitability of housing on the sites. Forty to 50 people attended each night, and dialog with the
public was greater during the second workshop. The November 23 Circulation Element workshop
included a good discussion with the community and solicited good feedback.
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Jenna Tourje, Kearns & West, advised that the public provided good information through the chat
feature, and she shared that information with all participants during the workshop.
Chair Tucker noted participants could offer multiple comments and were not limited to one 3 -minute
time period. Staff and the consultants have addressed the shortcomings of the first workshop.
In reply to Committee Member Sandland's inquiries, Ms. Tourje indicated recordings of workshops
are available on newporttogether.com. The team is preparing an after -action report that will include
key comments from the workshops and printouts of comments from the chat feature. The report
should be ready in the next week. The team can capture comments regarding specific sites.
In answer to Committee Member DeSantis' queries, Ms. Tourje related that the team has been
promoting the Newport Together website through ads, emails, and campaigns. Seventeen people
have provided input on the map. Many people have visited the website without providing feedback
on parcels. One thousand thirty-six unique IP addresses have visited the website over the past
month. Currently, there is nothing tangible to which the public can respond. Senior Planner Zdeba
added that the next utility bill will include a postcard regarding the January Circulation Element
workshop. Hopefully, the postcard will drive a little more traffic to Newport Together and generate
input. Staff is exploring contacting homeowners' associations (HOA) in the vicinity of the affected
areas to generate interest.
Deborah Allen, Harbor View Hills Community Association President, commented that staff has
attempted to make the process as transparent as possible and that she has heard good feedback
from participants in the second workshop. Contacting HOAs with a list of sites should generate
interest and input.
Nancy Scarbrough believed the format of the two workshops was much more interactive than
previous workshops. Twelve to 13 of the participants were staff and committee members, and
another ten were people who regularly attend public meetings. Some participants told her they left
the workshops early because they did not feel their opinions would affect the outcome.
Chair Tucker advised that he sent an email about the workshops to 75 people who were likely to
attend, and one email recipient attended the first night.
Adriana Fourcher encouraged the HEUAC to engage business owners in discussions of Airport
Area sites.
Committee Member DeSantis suggested presenting information about specific sites to HOAs
interested in those sites. Chair Tucker indicated the HEUAC needs to narrow the list of sites before
talking to HOAs.
C. Housing Element Update Progress Documents
Recommended Action: Discuss, receive, and file.
David Barquist, Kimley-Horn and Associates, reviewed the five basic components of the Housing
Element Update. Drafts of the Community Profile and Review of Past Performance components
have been prepared.
Chair Tucker advised that this item will come back at the next meeting for additional thoughts and
comments because of the substantial amount information contained in the documents.
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Mr. Barquist indicated there will be a number of opportunities to comment on the draft documents
as the process progresses. For the Community Profile, the Government Code requires an
assessment of housing needs and an inventory of resources and constraints, specifically an
analysis of the population, employment trends, and household characteristics. The analysis tells
stories about the community and assists with the development of policies and programs that
address needs. The Review of Past Performance document evaluates the 2014-2021 Housing
Element goals, objectives, policies, and programs to determine whether they contributed to
attaining the State's housing goals and were effective in attaining the community's goals and
objectives, and to determine the progress of the City in implementing the Housing Element. Past
performance is a good basis for including policies from the fifth cycle in the sixth cycle. Many policy
changes will relate to new and emerging needs.
In response to Committee Member Stevens' question, Mr. Barquist related that census data will
not be available for this analysis. Much of the information is based on projections.
In reply to Committee Member DeSantis' inquiries, Mr. Barquist stated the HEUAC can discuss
specific policies and explore options at any time. The subcommittees and staff have already begun
the discussions. Chair Tucker added that the HEUAC and the public need to understand affordable
housing in order to stimulate ideas about meeting the RHNA allocation. The HEUAC may not need
to meet with affordable housing developers because one is a committee member. Talking with a
developer may not be appropriate as developers will compete for any sites the update process
generates. Committee Member DeSantis anticipated the HEUAC needing to explore the
parameters of an inclusionary zoning policy. Chair Tucker indicated committee members and the
public can ask questions about inclusionary zoning when the affordable housing subcommittee
presents its report.
Adriana Fourcher noted the population growth forecast for the City of Newport Beach is 8.4 percent
over the next 20 years. Meeting the RHNA numbers may result in more housing units than are
actually needed. Building housing in the Airport Area may displace jobs.
Chair Tucker noted the HEUAC is tasked with complying with the RHNA allocation.
Jim Mosher commented that if the HEUAC oversees the writing of the Housing Element with public
guidance, having an outline of the new Housing Element would be valuable. Misstatements of
facts in the two documents detract from the credibility of the documents.
Hoiyin Ip appreciated the interesting presentation
d. RHNA Sites Identification Strategy
Recommended Action: Receive an overview of a strategy to comply with the RHNA
allocation through the sites inventory and alternative housing opportunities.
Mr. Barquist advised that Table B in the November 24, 2020 memo contains incorrect information.
In the very low column, projects in the pipeline should be 135, the total should be 146, and the net
remaining need should be 1,307. The text below the table will be revised accordingly. The City of
Newport Beach has been allocated 4,834 housing units and has to identify sites that can
accommodate that allocation through the planning period. After subtracting existing capacity,
projects in the pipeline, and accessory dwelling units (ADU), the City's net remaining RHNA
allocation is 1,307 very -low-income units, 831 low-income units, 1,022 moderate -income units, and
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0 above -moderate -income units. The next step is to determine candidate sites that will
subsequently undergo evaluation of their suitability for housing. The HEUAC has identified a
number of candidate sites, and letters have been sent to the property owners to determine their
interest in redeveloping their properties. A number of property owners have responded to the
letters. Next, the net remaining need will be refined based on each property owner's interest in
redevelopment, site conditions and constraints, statutory limitations and constraints, and
prioritization of sites. Finally, the HEUAC, staff, and the community will begin to create policy and
programmatic solutions to meet the unaccommodated need.
In reply to Chair Tucker's questions, Mr. Barquist reported the number of housing units generated
by projects in the pipeline is correct, but the numbers are fluid due to assumptions. The law states
that cities must identify RHNA obligations by income category, but it does not require a developer
to identify affordability categories when developing a project. The City is obligated to ensure there
is no net loss when projects are developed. If there is a net loss, the City has 120 days to provide
rezoning that accommodates the net loss. Essentially, the City needs to accommodate more units
than its RHNA obligation to avoid the net loss scenario. The California Department of Housing and
Community Development's (HCD) general recommendation is to plan for 10 to 30 percent more
units than allocated. If the HEUAC determines sites will not accommodate the full amount of
growth, the Housing Element may contain a program of actions to address the deficiency. At the
time of adoption, the Housing Element may identify all sites to accommodate the RHNA allocation
or include a policy mechanism to identify all sites within three years.
Committee Member Stevens noted the City will need to create policies that encourage developers
to include more units in the very -low and low-income categories in their projects.
In answer to Committee Member Sandland's queries, Mr. Barquist related that sites will be divided
into the four categories. The sites inventory will list the seven descriptors for each site, and the
required HCD form will provide the information.
Committee Member Sandland stated some sites will have to be identified for 100 percent affordable
housing in order to meet the RHNA allocation.
Committee Member Kiley understood the HEUAC would identify sites, and the Council would
develop policies, including a policy to fund 100 percent affordable housing. The City previously
had a program that required developers to pay a fee for luxury residential developments, and the
City used the funds for affordable housing. The City of Irvine has a similar program.
Chair Tucker noted affordable housing projects typically provide 50 or so units rather than 400
units. Financing for 100 percent affordable housing projects is more complicated than financing
for any other type of affordable housing project. In -lieu fees are not sufficient to construct the
number of affordable units for which the fees are paid.
Committee Member Fruchbom advised that more than $0.5 billion would be needed to fund the
required number of affordable housing units. The shortfall for each affordable housing unit is about
$250,000. The problem is exacerbated by higher costs and rents in Newport Beach.
Chair Tucker highlighted the difficulties of meeting the allocation for affordable units.
Committee Member Selich viewed the excess number of above -moderate units as increasing the
total number of units needed. As developers build mainly above -moderate units and few very low,
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low and moderate units, the City will be in a never-ending cycle of zoning for the no net loss
scenario.
Committee Member Sandland remarked that the City will have to look to property owners with other
economic interests. Perhaps employers and churches will be willing to give up a portion of their
properties for housing in exchange for a concession.
In response to Committee Member DeSantis' inquiry, Mr. Barquist reported the total number of
ADUs was based on the number of ADUs constructed in the City. HCD provides criteria for
affordability of ADUs located in the Southern California Association of Governments (SCAG)
region. The intent is to expand the opportunities for construction of ADUs through policies and
programmatic enhancements.
Committee Member DeSantis noted Vancouver has imposed a tax on vacant units to fund
affordable housing and has increased the tax three times in the past 12 months.
In answer to Committee Member Bloom's query, Mr. Barquist advised that the sites inventory does
not have to include the feasibility of developing a site. Whether or not a site is developed as
planned comes into play with the no net loss scenario.
Adriana Fourcher believed a tax or fee imposed to fund affordable housing would be passed to
consumers. Imposing a tax on vacant homes conflicts with the City's concerns about VRBO and
Airbnb. Property owners pay property taxes and should not have to pay a fee or rent their home if
they choose to take an extended vacation.
David Tanner suggested the HEUAC develop estimates of in -lieu fees for units in the different
affordability levels. He inquired about the penalty for the Housing Element not attaining its goals.
Chair Tucker indicated the answer to Mr. Tanner's question is probably unknown at this point.
Nancy Scarbrough asked if Mayor O'Neill has contacted the City of Irvine about sharing information
with the City. Chair Tucker indicated he has not received any information about it.
Jim Mosher remarked that Table B seems to reinforce the historical anomaly that Newport Beach
has great difficulty producing moderate housing units. He inquired whether the production of
moderate -income housing in Newport Beach is a real problem, whether the barriers are known,
and whether it can be corrected. Chair Tucker suggested increasing density to 50 to 60 units per
acre may generate moderate housing.
e. Formation of an Additional Sites Subcommittee
Recommended Action: Form an additional sites subcommittee to review the potential for
housing sites within the 65 dB CNEL contour in the Airport Area.
Chair Tucker reported a property owner has expressed interest in developing housing on his
property located within the 65 dB CNEL area. Building housing within the 65 dB CNEL is not
unlawful, but the interior noise level must be mitigated to below the noise threshold. The Mayor
has suggested a subcommittee explore the feasibility of developing properties within the 65 dB
CNEL contour.
Chair Tucker appointed Committee Members Sandland and DeSantis to the Additional Sites
Subcommittee.
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David Tanner advised that the noise standard for the exterior living environment is 65 dB and for
the interior living environment is 45 dB. He suggested the Additional Sites Subcommittee consult
with a noise consultant or the City's CEQA consultant to learn the law on this topic. This will result
in nothing more than litigation for the City.
Committee Member Sandland was aware of apartment buildings being constructed within the 65
dB CNEL and adjacent to freeways in other cities.
Fred Fourcher indicated his office is located beneath the flight path of the left runway at John
Wayne Airport and outside the 65 dB CNEL area. He cannot have his windows open and conduct
phone calls because aircraft noise is too loud. The area is not hospitable for people attempting to
enjoy the outdoors.
VI. ADJOURNMENT — 8:25 p.m.
Next Meeting: January 6, 2021, 6 p.m. in the City Council Chambers.
SS3-366
CITY OF NEWPORT BEACH
HOUSING ELEMENT UPDATE ADVISORY COMMITTEE MINUTES
ZOOM MEETING, NEWPORT BEACH, CA
WEDNESDAY, JANUARY 20, 2021
REGULAR MEETING — 6 P.M.
CALL MEETING TO ORDER — 6 p.m.
II. WELCOME AND ROLL CALL
MEMBERS PRESENT: Chair Larry Tucker, Jeffrey Bloom, Susan DeSantis, Elizabeth Kiley,
Geoffrey LePlastrier, Stephen Sandland, Debbie Stevens, (Ex Officio
Member) Will O'Neill
MEMBERS ABSENT: Paul Fruchbom
Staff Present: Community Development Director Seimone Jurjis, Deputy
Community Development Director Jim Campbell, Principal Planner
Jaime Murillo, Senior Planner Ben Zdeba, Administrative Support
Specialist Clarivel Rodriguez
III. PUBLIC COMMENTS ON NON -AGENDA ITEMS
None
IV. CONSENT CALENDAR
a. Minutes of the December 2, 2020 Meeting
Recommended Action: Approve and file the minutes of December 2, 2020.
Committee Member Sandland moved, seconded by Committee Member DeSantis to approve the
minutes of the December 2, 2020 meeting as presented.
AYE: Tucker, Bloom, DeSantis, Kiley, LePlastrier, Sandland, Selich, Stevens
NO: None
ABSTAIN: None
ABSENT: Fruchbom
V. CURRENT BUSINESS
a. Subcommittee Progress Reports
Recommended Action: Receive verbal updates from each subcommittee, as appropriate.
In answer to Chair Tucker's inquiry, Senior Planner Ben Zdeba advised that the update of parcel
numbers for the map of the remainder of town and information for the 65 decibel (dB) Community
Noise Equivalent Level (CNEL) subcommittee hopefully will be ready on January 21, 2021.
Chair Tucker indicated that he will finalize reports for the Airport Area, the Hoag industrial area,
and the remainder of town and ask staff to attach them to an agenda. Committee Member Sandland
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will report regarding the safety zones and the noise contour of the 65 dB CNEL area later in the
meeting, and the Housing Element Update Advisory Committee (HEUAC) will review sites in the
65 dB CNEL at the next meeting.
In response to Committee Member Stevens' inquiry, Committee Member Sandland stated there
are approximately 200 properties in the 65 dB CNEL area.
b. Housing Element Update Progress Documents
Recommended Action: Discuss, receive, and file.
Chair Tucker recalled that committee members did not have sufficient time to review the
voluminous Community Profile and Review of Past Performance documents provided for the
December 2, 2020 meeting. Consequently, he had requested this agenda item for committee
members to provide comments and ask questions.
C. Update on Property Owner Responses
Recommended Action: Receive an update from staff on the progress being made with
receiving responses from property owners of properties identified as either "potentially
feasible" or "feasible."
Chair Tucker recalled the HEUAC's desire to learn of property owners' interest in redeveloping their
properties prior to discussing the suitability of properties for redevelopment.
Deputy Community Development Director Jim Campbell reported that the letter attached to the
staff report was sent to several hundred property owners and some owners of mobile homes. Staff
has received many calls and some emails from owners.
Senior Planner Zdeba advised that he informs mobile homeowners who respond to the letter about
the Newport Together website to be involved in the process. Staff sent the letter to about 500
people, including mobile homeowners. Of note, Tait has expressed interest in redeveloping the
Coyote Canyon landfill site. Some property owners have indicated no interest in redeveloping their
properties. Staff does not attempt to change the property owners' minds but ensures they
understand the process and the opportunities. Staff has received mixed interest from property
owners in the Airport Area, Newport Center, Corporate Plaza, and the Dover Westcliff area. Staff
is compiling the responses in a spreadsheet.
In reply to Chair Tucker's inquiry, Senior Planner Zdeba estimated 50-75 property owners and
mobile homeowners have responded to the letter.
Deputy Community Development Director Campbell indicated that he has scheduled a meeting
with Tait Engineering to discuss preliminary concept plans and densities for the Coyote Canyon
site. The County of Orange (County), the landfill property owner, submitted a letter expressing
support for the effort. Russ Fluter, who owns the Palisades Tennis Club site and several properties
in Mariners' Mile, has expressed interest in redevelopment and offered to contact the Hyatt
Regency about the adjacent golf course. Owners of some of the mobile home parks on 15th Street
are interested in increased density. The owners of Banning Ranch continue to discuss the
possibility of public acquisition of Banning Ranch for open space. If that does not occur, the owners
will probably be interested in a project. Property owners in Cannery Village have responded to the
letter. While the lots in Cannery Village are small, they can accommodate at least one or two
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residential units. The consultant will use the spreadsheet of property owners' responses in their
analysis of all sites to produce a draft list for the HEUAC in February.
In answer to Chair Tucker's questions, Deputy Community Development Director Campbell related
that staff can send follow-up letters to property owners who have not responded and whose
properties can accommodate a significant number of units. For the February 17, 2021 meeting,
staff can provide a list of acreages based on parcel sizes and propose some densities for
discussion purposes. Based on Tait's representations, the 32 -acre site at Coyote Canyon is
technically neither a landfill nor habitat area. Staff is attempting to confirm that it is not included in
a Natural Community Conservation Plan (NCCP) / Habitat Conservation Plan.
In reply to Committee Member Sandland's and Chair Tucker's questions, Deputy Community
Development Director Campbell stated he will contact Newport -Mesa Unified School District
(NMUSD) about its property adjacent to Banning Ranch. Most of the NMUSD property is located
within the city limits. A letter was not sent to Hoag Hospital, but staff will contact Hoag immediately.
Senior Planner Zdeba clarified that letters were sent to NMUSD and Hoag Hospital.
Council Member O'Neill requested staff notify him of the date of the HEUAC's discussion of the
Coyote Canyon site as he needs to ensure community members are aware of the discussion.
In response to Chair Tucker's inquiry, Deputy Community Development Director Campbell
explained that staff intends to submit a draft sites inventory with a progress draft of the Housing
Element to the California Department of Housing and Community Development (HCD) in mid-May.
David Barquist, Kimley-Horn and Associates, reported the submission needs to contain all requisite
documents and analyses and should contain the majority of the City's policy direction.
In reply to Committee Member DeSantis' query, Deputy Community Development Director
Campbell indicated a letter was sent to the owners of the Newport Beach Golf Course, and they
have expressed interest in redeveloping the golf course for housing, particularly the portion located
south of Irvine Avenue. If the site is deemed suitable, its priority may be lower because of its
proximity to John Wayne Airport (JWA).
Dorothy Kraus requested the name of the entity that has expressed interest in developing Banning
Ranch and notification of discussions with Newport Banning Ranch (NBR) regarding a possible
project.
Community Development Director Seimone Jurjis clarified that staff is actively discussing some
level of development on the property with its owner, Newport Banning Ranch, LLC, as a backup
plan if public acquisition of the property does not occur.
Nancy Scarbrough noted the Banning Ranch and Coyote Canyon sites are located in the county
and inquired regarding the City or the County counting any housing units developed on the sites
toward the Regional Housing Needs Assessment (RHNA) numbers.
Chair Tucker believed the County owns the Coyote Canyon site, but it is in the city. The Banning
Ranch site is located almost entirely in the county. Deputy Community Development Director
Campbell clarified that housing on the portion of the Banning Ranch site located in the city can be
counted toward the City's RHNA. If the City annexes the remainder of the site, the City and the
County will negotiate RHNA issues.
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In answer to Chair Tucker's queries, Deputy Community Development Director Campbell explained
that in order to count housing approved for the Banning Ranch site, the City has to show substantial
evidence that the housing will be built during the planning cycle. Given the Coastal Commission's
oversight of the site and annexation issues, convincing HCD that housing will be built may be
difficult. If the number of sites for housing is limited, development of the Banning Ranch site may
have to be considered. The City, Newport Banning Ranch, and the Coastal Commission are
discussing possible development of the least environmentally constrained portion of the site. He
indicated he has not received a response from the Irvine Company, but the Irvine Company may
have responded to Community Development Director Jurjis or the Mayor.
Council Member O'Neill advised that the Irvine Company contacted the City Manager, who
requested the Irvine Company respond in writing.
d. Affordable Housing Subcommittee Memorandum
Recommended Action: Discuss the draft memorandum and receive comments from the
Committee and the public.
Chair Tucker reported affordable housing is a very complicated issue. Virtually all affordable
housing projects are tied to 9% tax credits, which are allocated to each state on a per capita basis.
Each state allocates the tax credits to projects. Affordable housing projects compete for a limited
number of tax credits and typically seek multiple funding sources. Generally, a subsidy or incentive
offsets the reduced rent charged for an affordable unit. There are currently two federal programs
and one State program. Inclusionary housing ordinances are cities' efforts to encourage affordable
housing projects through granting entitlements, waiving fees, and/or altering development
standards. For an affordable housing project to be financially viable, the land cost has to be very
low. The no net loss law requires a jurisdiction to account for affordable units that are listed on an
approved sites inventory but not built as listed. The report contains policies and potential strategy
alternatives for the Council's and public's consideration. HCD has determined that 68% of the
accessory dwelling units (ADU) projected for the planning cycle may be credited toward the City's
lower-income RHNA number. The City will have to achieve a performance metric for construction
of ADUs or face repercussions.
Principal Planner Jaime Murillo advised that since 2018, 78 ADU applications have been approved
or are under review, which is approximately 25 ADUs per year. Over the next eight-year cycle, the
projection is about 200 ADUs. The projection will have to be supported by a policy that aggressively
promotes and incentivizes ADUs. Ultimately, HCD will want the City to commit to a monitoring
program and provide a backup plan if it fails to meet estimates for ADUs. HCD will accept some
assumed affordability rates for ADUs.
Chair Tucker remarked that if the City seeks a higher number of ADUs, it will need to implement a
program to promote ADUs. Some residents may be unhappy with the program if a neighbor
constructs an ADU such that it obstructs the light and air on their property.
Committee Member Kiley noted the projection of 25 ADUs per year does not consider the State
law that eliminates most restrictions on ADU construction. Principal Planner Murillo explained that
staff is debating the impact of the law on the number of ADUs with HCD. The number of ADU
applications was small in 2018, increased in 2019, and was quite large in 2020. Staff has
considered using the trend to exponentially increase the projection for ADUs. If the projection is
aggressively large, HCD will probably require monitoring and support for the projection.
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Committee Member Stevens appreciated the affordable housing report because it simplifies a
complex issue. In response to her inquiry, Chair Tucker related that the total amount of 9% tax
credits is negotiated through Congress. Federal and state governments place regulations on the
use of the tax credits.
Committee Member Bloom related that Amazon recently announced a $560 million investment in
the preservation and protection of 2,300 units in the Seattle area. That is a subsidy of approximately
$243,000 per unit and demonstrates the magnitude of subsidies required for affordable housing.
Council Member O'Neill stated the City's RHNA for very -low-income units is 1,451. Using a loss of
value of $494,000 per unit, constructing the RHNA requirement will require almost $717 million in
subsidies. Chair Tucker clarified that the loss of value analysis in the report does not include the
value enhancement of the City granting entitlements for projects. A loss of value analysis is
nuanced and needs to be conducted for each project. The relevant point is that there is a limit to
the number of affordable units a project can provide and remain financially viable.
Hoiyin Ip remarked that some residents may not appreciate having a 100% affordable housing
project in their neighborhood. The California Energy Commission is hosting a conference about
sustainable affordable housing, and one of the topics is funding.
Chair Tucker clarified that 100% affordable housing projects and projects with a mix of housing
individually do not provide a large number of affordable units. In order to achieve the number of
affordable units in the RHNA, the City will need many market -rate units to subsidize the affordable
units.
In answer to Committee Member DeSantis' inquiry, Principal Planner Murillo indicated a property
owner related to him a cost of around $80,000 to convert a garage to an ADU. New construction
could cost as much as $200,0004300,000. Mr. Barquist advised that an estimate of $10,000 for
an ADU conversion is extremely low.
e. Update Schedule Moving Forward
Recommended Action: Receive an overview of the schedule moving forward and discuss,
as necessary.
Deputy Community Development Director Campbell reported on February 17, 2021, the HEUAC
will begin the policy discussion. A virtual public workshop is scheduled for February 24. Staff will
present a draft Housing Element Update to the HEUAC on March 17, the public on March 22, the
Planning Commission on April 7, and the Council on April 27. Once HCD provides its comments
on the progress draft, staff can schedule additional meetings.
In response to Chair Tucker's questions, Deputy Community Development Director Campbell
advised that the February 17 sites analysis discussion will begin with entitled projects that are
eligible for the Housing Element Update and a placeholder for ADUs and move to sites that can
provide units to fill the gap between the RHNA requirement and the number of units provided by
entitled projects and ADUs. The discussion will include property owner interest, densities, and
constraints. The progress draft needs to correlate policies and the availability of sites. HCD may
have difficulty understanding the breadth of housing policies if the sites inventory is not part of the
progress draft. The sites inventory will be refined over the summer. Also on February 17, staff will
present an initial narrative and outline of the project description for the Environmental Impact
Report (EIR).
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Chair Tucker recommended scheduling an HEUAC meeting on March 3, 2021 to continue
discussion of the sites inventory and obtain additional public feedback.
Committee Member Sandland suggested moving discussion of the 65 dB CNEL area, including
safety zones and the contour, to February 3 to provide more time for the sites analysis discussion
on February 17.
In reply to Committee Member Stevens' question, Principal Planner Murillo reported the City's
appeal of Santa Ana's RHNA allocation was heard and denied on Friday. The City's appeal of its
RHNA allocation was heard and denied on January 19. Of the many appeals filed, the County of
Riverside's appeal is the only one to be granted thus far, and it may result in a small increase in
the City's allocation. The Southern California Association of Governments (SCAG) has not yet
determined if it will litigate the State's regional allocations.
Committee Member Kiley suggested discussions with the Irvine Company about further
development of Newport Center should be a priority. Deputy Community Development Director
Campbell indicated receipt of the Irvine Company's letter, depending on its content, will open
discussions between the Mayor, Community Development Director Jurjis, or Deputy Community
Development Director Campbell and the Irvine Company's executive management. Council
Member O'Neill clarified that the Irvine Company's communication with the City Manager appears
to indicate the Irvine Company does not intend to engage significantly in a discussion of the City's
RHNA allocation. Consequently, the City Manager requested a written response.
Committee Member DeSantis requested an update regarding housing legislation that takes effect
in 2021 and requested staff update and provide the memorandum of housing legislation prepared
for the General Plan Update Steering Committee.
Deputy Community Development Director Campbell advised that staff will explore updating the
housing legislation memorandum. An update regarding recent legislation can be scheduled for a
future meeting.
Chair Tucker preferred a legislative update focus on legislation that affects site selection and the
sites inventory.
ADJOURNMENT — 7:49 p.m.
Next Meeting: February 3, 2021, 6:00 p.m. via Zoom.
SS3-372
CITY OF NEWPORT BEACH
HOUSING ELEMENT UPDATE ADVISORY COMMITTEE MINUTES
ZOOM MEETING, NEWPORT BEACH, CA
WEDNESDAY, FEBRUARY 3, 2021
REGULAR MEETING — 6 P.M.
CALL MEETING TO ORDER — 6 p.m.
II. WELCOME AND ROLL CALL
MEMBERS PRESENT: Chair Larry Tucker, Jeffrey Bloom, Susan DeSantis, Paul Fruchbom,
Elizabeth Kiley, Geoffrey LePlastrier, Stephen Sandland, Debbie
Stevens Qoined at 6:06 p.m.), Will O'Neill (Ex Officio) (joined at 6:03
P.M.)
MEMBERS ABSENT: None
Staff Present: Community Development Director Seimone Jurjis, Deputy
Community Development Director Jim Campbell, Principal Planner
Jaime Murillo, Senior Planner Ben Zdeba, Administrative Support
Specialist Clarivel Rodriguez
III. PUBLIC COMMENTS ON NON -AGENDA ITEMS
Jim Mosher expressed surprise to learn of an unscheduled vacancy on the Housing Element
Update Advisory Committee (Committee) and the qualifications for the position. The enabling
resolution does not contain a position with the qualifications listed for the vacant position. Also, the
enabling resolution designates the current Mayor as the Council's representative to the Committee,
and Council Member O'Neill is no longer Mayor.
IV. CONSENT CALENDAR
a. Minutes of January 20, 2021 Meeting
Recommended Action: Approve and file the minutes of January 20, 2021.
Chair Tucker moved, seconded by Committee Member Bloom to approve the minutes of the
January 20, 2021 meeting with revisions proposed by Jim Mosher, Hoiyin Ip, and Chair Tucker.
AYE: Tucker, Bloom, DeSantis, Fruchbom, Kiley, LePlastrier, Sandland
NO: None
ABSTAIN: None
ABSENT: Stevens
V. CURRENT BUSINESS
a. Subcommittee Progress Reports
Recommended Action: Receive verbal updates from each subcommittee, as appropriate.
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Chair Tucker reported he provides the affordable housing memorandum to parties who contact him
about affordable housing. Based on comments submitted to him, he will revise the memorandum
and circulate it to the Affordable Housing Subcommittee for approval. In addition, he received
requested information for the memorandum pertaining to sites in the remainder of town after the
agenda deadline for the current meeting. Updated memoranda will be placed on the agenda for
the next Committee meeting.
b. Feasibility of Housing in the 65 dB CNEL and Subcommittee Action Report
Recommended Action: Receive an update from Committee Members Sandland and
DeSantis on their exploration of properties as being "potentially feasible, " "feasible, " or
"infeasible" within the 65 dB CNEL areas near the John Wayne Airport. Discuss the
analysis prepared and receive and file.
Committee Member Sandland advised that the subcommittee only considered parcels that were
physically able to accommodate housing in place of or in addition to the current use of the parcels.
Parcels were designated as feasible, potentially feasible, and infeasible. He provided the
subcommittee's criteria for designating sites as feasible, potentially feasible, and infeasible.
Parcels that are overlaid with a CNEL contour greater than 70 dB were deemed infeasible. The
Airport Land Use Commission (ALUC) has established Site Safety Compatibility policies. Zones 1
and 2, Runway Protection Zones, prohibit residential uses within the zones. Zone 3 is the Inner
Turning Zone. Zone 4 is the Outer Approach/Departure Zone, and the basic compatibility indicates
residential uses should be limited to low density. Zone 5 contains properties immediately adjacent
to the runway and prohibits residential uses. Zone 6 is called the Traffic Pattern Zone. The
compatibility policies state that residential land uses shall be allowed in this area. The
subcommittee considered these basic compatibility qualities and determined that Zones 1-5 would
be infeasible, and Zone 6 could be considered feasible or potentially feasible. John Wayne Airport
(JWA) and the City both utilize CNEL contours of 65 and 70 dB, and the subcommittee did not
explore alternatives. The subcommittee does not have all the facts regarding the various parcels;
therefore, the designations are subjective. Some of the parcels could be reclassified as feasible,
potentially feasible, or infeasible. Staff will contact the owners of properties identified as feasible
or potentially feasible. Before the Committee approves any parcel for the site inventory list and
after public input, the Committee would have to find that housing is a suitable use. Additional
deliberations regarding suitability will involve density and could involve development standards.
The subcommittee does not endorse housing on any particular site but has narrowed the list of
sites that staff will review and that the Committee will consider adding to the site inventory after
receiving public input.
Jim Mosher remarked that the 65 dB contour is very old. The actual contour changes with the flight
patterns of aircraft departing JWA. The 65 dB contour has contracted such that almost all of
Campus Drive is located outside the contour.
Chair Tucker noted the Committee did not consider the 65 dB area initially but may have to if sites
are needed.
Deputy Community Development Director Jim Campbell agreed with Mr. Mosher in that noise
contours change with traffic at JWA. For planning purposes, the adopted Airport Environs Land
Use Plan is the determining factor. Staff anticipates a change over time but not a remarkable
change. Some of these sites may be needed to fill a gap between required and identified sites.
Sites within the 65 dB noise contour may be the last sites included on the list because of noise.
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Chair Tucker added that there may be more opportunities for more affordable units at these sites.
Brett Feuerstein, owner of a portion of the Newport Beach Golf Course, indicated the property is
located within the 65 dB CNEL and split between Zones 6 and 4. If the City needs to utilize sites
within the 65 dB contour, the property would be perfect for some type of residential use. Based on
his interpretation of the Airport Safety Zones, a residential use located in Zone 4 should have a
density equal to the average density of all surrounding uses. If needed, the property could provide
up to 100 units
Chair Tucker requested staff review the details of Zone 4 because the summary language for Zone
4 is confusing.
In response to Committee Member Kiley's inquiry, Mr. Feuerstein felt a density that provided more
than 100 units might be aggressive for Zone 4. The portion of his property located in Zone 6 could
provide up to 50 units per acre.
Committee Member Sandland reviewed the subcommittee's designations for Parcels 1, 1.5, 2, 3,
4, 6, 7, 8, 11, 48, 50, and 9. At the Committee's request, Committee Member Sandland only went
over Parcels 17, 19, 21, 22, 29, 24, 41, 41.1, 114, 115, 119, 122, 123, 124, 125, 126, 128, 129,
142, 141, 146, 147-155, 158, 163, 165-169, 156, 157, 159, 160, 161, 189, 190, and 191, which the
subcommittee designated as feasible or potentially feasible.
Committee Member Bloom noted that constructing a parking structure on the portion of the Newport
Beach Golf Course property located in Zone 4 and constructing residential uses on the portion in
Zone 6 may be feasible.
Committee Member Stevens concurred with Mr. Mosher's concern about relying on old data,
equipment, and aircraft and with Deputy Community Development Director Campbell's comment
that this is the data we are stuck with. The subcommittee handled the analyses well and found
some potentially decent -sized parcels.
Chair Tucker related that the Council will have to deal with the safety issue if units within the 65 dB
CNEL contour are needed to meet the Regional Housing Needs Assessment (RHNA) number.
Committee Member Sandland added that the subcommittee attempted to follow policies from the
Basic Compatibility Qualities.
Charles Klobe remarked that Mr. Feuerstein proposed low-income housing in the form of
condominiums and questioned whether Mr. Feuerstein understands that the Committee is looking
for low- to very -low-income units.
Chair Tucker clarified that some of the property may be condominiums, but they would not be
affordable housing. Nothing will be built if the burdens of affordability render projects infeasible.
The State will have to confront the low-income issues when it reviews Housing Elements submitted
by 197 jurisdictions.
Deborah Allen felt a residential project at the Newport Beach Golf Course would be wildly popular
with the Newport Beach community regardless of density and affordability because development
would constrain John Wayne Airport's (JWA) expansion.
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C. Approach for Accessory Dwelling Units (ADU)
Recommended Action: Receive an overview of the possible approaches for using ADUs to
count towards the RHNA requirement.
Chair Tucker commented that ADUs as potential units are different from other housing types.
Assumptions have to be made in estimating the number of units that will be built. The City will
receive credit for ADUs at certain affordability levels that are quite attractive. The disadvantage to
ADUs is they may be built next to neighbors who are not expecting them. The Council will have to
set the policies.
David Barquist, Kimley Horn and Associates, reported the memorandum describes the process
and considerations for ADUs. Attached to the memo are the Southern California Association of
Governments' (SCAG) methodology and excerpts from the Site Inventory Guidebook developed
by the California Department of Housing and Community Development (HCD). ADUs are one
strategy to accommodate growth needs, and single-family residences and multifamily
developments will be needed to accommodate growth. HCD's approach to counting ADUs is called
the Safe Harbor Approach and utilizes historical trends to project a yearly average of production
over the course of the planning period. This approach eliminates the need to calculate affordability
levels. Supplemental policies and programs may be needed to encourage development of ADUs.
In response to Committee Member Fruchbom's query, Mr. Barquist indicated ADU production has
been approximately 25 units per year, and projecting that over the planning period provides the
City's Safe Harbor.
Mr. Barquist continued the presentation, stating the ADU unit yield is 200 for the planning period.
The City may take a more aggressive approach and adopt policies and programs that support a
more aggressive approach. HCD will review these aggressive approaches on a case-by-case
basis. The City is obligated to perform to the aggressive approach through the planning period and
should balance its vision with a realistic projection to avoid no net loss implications.
In answer to Chair Tucker's inquiries, Mr. Barquist explained that theoretically the City could
accommodate 4,834 ADUs. The question is the realistic number of ADUs that can be built during
the planning period because the City is obligated to produce that number of ADUs. The Council
will have to balance the tensions among the policies it creates for each type of housing. In his
experience, jurisdictions are utilizing the Safe Harbor Approach.
Principal Planner Jaime Murillo advised that housing laws require the City to plan and zone for a
variety of housing types and different densities. ADUs are viewed as an alternative to the sites
inventory. HCD staff has stated clearly that the Safe Harbor Approach is acceptable, but they are
open to an aggressive approach. Because the majority of ADU applications are pending in plan
check, staff has to ensure the ADU projections for the Safe Harbor Approach are appropriate. A
projection of 1,000 ADUs may be aggressive. While ADUs are allowed in any residential zone,
there has to be a demand for ADUs. HCD will likely request a monitoring program for an aggressive
approach. If the City does not meet its production targets, HCD will require the City to find
alternative sites.
In reply to Committee Member Stevens' queries, Principal Planner Murillo stated HCD will probably
not require monitoring for a Safe Harbor Approach. However, recent conversations with HCD staff
seem to indicate monitoring may be required for a Safe Harbor Approach. Mr. Barquist indicated
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the City may adjust its zoning for other housing types if ADU production exceeds projections.
Basically, the City has to show it can accommodate its unaccommodated need.
In answer to Committee Member Sandland's question, Chair Tucker reiterated that the City would
have to justify its ADU projections regardless of the method for calculating the projections.
Committee Member LePlastrier indicated he is working with family members to plan an ADU. The
cost for a freestanding ADU is approximately $300 per square foot.
Committee Member Kiley believed a projection of 400 ADUs is realistic with the recent changes in
housing laws. An amnesty program for existing illegal ADUs could capture additional units.
Projecting the number of ADUs based on a percentage of single-family lots is reasonable.
Committee Member DeSantis concurred with the feasibility of a projection for more than 200 ADUs.
San Diego is exploring ways to provide financing and preapproved architectural drawings and site
plans for ADUs. Using best practices from other Southern California cities, the City should be able
to craft a program that will support an increase in the projections. Developing a program that makes
sense for Newport Beach, is supported by the community, and facilitates this is reasonable.
In response to Committee Member Kiley's inquiry, Committee Member DeSantis advised that staff
has access to the Turner report and the website for best practices.
Nancy Scarbrough supported an aggressive approach because there is no history for ADUs. With
education, Newport Beach residents would probably strongly prefer 2,000 ADUs over tens of
thousands of high-density units concentrated in the City. Once the City zones for high-density
projects, it will be impossible to reduce that zoning.
Charles Klobe supported an aggressive approach. The report indicates Newport Beach's historical
rent for an ADU is approximately half that reported in other jurisdictions. That history of low rent
should support an aggressive approach for low- and very -low-income ADUs. Achieving 2,000
ADUs over the next nine years is highly likely.
Chair Tucker commented that affordable units have to happen on private property, and private
developers are not going to lose money to build affordable housing. The construction of affordable
units just is not going to happen as designed.
VI. ADJOURNMENT — 7:42 p.m.
Chair Tucker noted on March 17, 2021 the Committee is scheduled to make a recommendation for
the Planning Commission and City Council to consider in April. The Committee will likely continue
working on the sites inventory after it makes a recommendation.
Deputy Community Development Director Campbell reported a first housing opportunities list will
be presented at the next meeting. A public workshop regarding the policy framework and the first
sites analysis is scheduled for February 24th. The process will repeat in March. The Council study
session on February 9, 2021 will include the RHNA appeal, the Committee's progress, and ADUs.
In answer to Committee Member DeSantis's question, Deputy Community Development Director
Campbell related that a workshop for the Circulation Element will be held on February 10.
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Next Meeting: February 17, 2021, 6 p.m. via Zoom.
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City of Newport Beach
2021-2029 HOUSING ELEMENT
This section contains all the public comments received regarding the Housing Element Update. Personal
addresses and contact details have been redacted for piracy.
[UPDATEASWE PROCEED]
Appendix C: Summary of Outreach (DRAFT APRIL 2021)
C-12
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-380
Attachment B
Draft Minutes from the March 31, 2021, Housing Element Update Advisory Committee
Meeting
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CITY OF NEWPORT BEACH
HOUSING ELEMENT UPDATE ADVISORY COMMITTEE MEETING
ZOOM MEETING, NEWPORT BEACH, CA
WEDNESDAY, MARCH 31, 2021
REGULAR MEETING — 6 P.M.
CALL MEETING TO ORDER — 6 p.m.
II. WELCOME AND ROLL CALL
MEMBERS PRESENT: Chair Larry Tucker, Jeffrey Bloom, Susan DeSantis, Paul Fruchbom,
Elizabeth Kiley, Geoffrey LePlastrier, Stephen Sandland, Debbie
Stevens, Michelle Thrakulchavee, (Ex Officio Member) Will O'Neill
MEMBERS ABSENT: None
Staff Present: Deputy Community Development Director Jim Campbell, Principal
Planner Jaime Murillo, Senior Planner Ben Zdeba, Administrative
Support Specialist Clarivel Rodriguez
III. PUBLIC COMMENTS ON NON -AGENDA ITEMS
Jim Mosher stated that in the Zoom meeting format the public cannot tell how many other members
of the public are attending the meeting.
Chair Tucker stated there were eight members of the public attending via computer and one
attending via telephone.
IV. CONSENT CALENDAR
a. Minutes of March 17, 2021 (Attachment 1)
Recommended Action: Approve and file the minutes of March 17, 2021.
Chair Tucker indicated Jim Mosher submitted changes to the minutes.
Committee Member Sandland moved, seconded by Committee Member DeSantis, to approve the
minutes of the March 17, 2021 meeting as amended by Mr. Mosher.
AYE: Tucker, Bloom, DeSantis, Fruchbom, Kiley, LePlastrier, Sandland, Stevens
NO: None
ABSTAIN: Thrakulchavee
ABSENT: None
V. CURRENT BUSINESS
a. Subcommittee Progress Reports
Recommended Action: Receive verbal updates from each subcommittee, as
appropriate.
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Chair Tucker stated that the attachments represented the finalization of the subcommittee reports
on the Housing Sites Inventory. The Committee had no further comment.
Jim Mosher thought that some members of the public might be confused about the updated reports.
The Committee is advising the City Council and so the final reports should be given more
prominence. He suggested the final memorandums be posted to the Committee's webpage. With
the Remainder of Town report, he was confused about the acreage at Coyote Canyon. Page 5
refers to 32 acres and the draft Housing Element refers to 22 acres. The second memo, Page 14,
points to a project in progress on Mariners' Mile and it says there are 3 units there, but he
understood it to be 3 units of affordable housing and 32 units of market rate housing. On Page 16,
Item 3, he questioned why the road and track property was deemed infeasible when the current
zoning is for housing.
Chair Tucker thanked Mr. Mosher and instructed Senior Planner Ben Zdeba to clean up the details
and post the final reports on the website.
In response to Committee Member Sandland's questions Chair Tucker explained that the next step
is to look at and discuss the suitability aspects of sites. All the sites will be listed in the Sites
Inventory. The sites are handled primarily though overlays so the unit counts for the various sites
that are shown as feasible does not mean the City will reach the unit count. The details will be
worked out when the overlay text is developed after the Housing Element is approved.
Committee Member Sandland stated concern about Table B1 in the Adequate Site Analysis of the
Housing Element and how many units are shown above moderate income.
In response to Committee member Sandland's question, Deputy Community Development Director
Jim Campbell explained that the draft would be submitted and California Department of Housing
and Community Development (HCD) would review the comments on the draft and how the City
addressed the comments.
Dave Barquist of Kimley-Horn explained that HCD would review the memos and anything else of
record as part of their process. There is a section in the plan about community outreach and all
public conversations will be disclosed. Further, the public has the right to provide comments to the
City or directly to HCD.
Committee Member Sandland commented for the fourth time that the parcel on the Newport Beach
Golf Course near the northeast corner of Irvine Avenue and Mesa Drive still does not show up in
the draft report as a potential site.
Chair Tucker instructed Senior Planner Zdeba to work with Committee Member Sandland.
In response to Senior Planner Zdeba's question Committee Member Sandland stated the parcel
was on the Subcommittee's recommended sites and it is in Safety Zone 6. He said it should be
listed in the Adequate Site Analysis portion of the Housing Element.
Senior Planner Zdeba stated that had not been modified since initial publication for the public. Staff
has not made changes yet; Committee Member Sandland's comments have not been ignored.
Committee Member Sandland stated that the site had potential for low- and moderate -income units
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so he wanted to make sure it was captured.
Chair Tucker clarified that the Sites Subcommittee made changes and that staff had not yet
reflected those changes in the draft Housing Element. He further noted that his comments on the
draft Housing Element were submitted in writing.
Committee Member Sandland stated he would also make his comments in writing.
Committee Member Kiley referenced the March 17' meeting and Mr. Mosher's comments
regarding the Coyote Canyon site. There is confusion regarding the useable area and requested
that staff clarify that point.
Chair Tucker confirmed it was 22 acres.
Deputy Community Development Director Campbell also confirmed that it was 22 acres and that
the change would be made.
Committee Member Kiley said that she thought there was still confusion on the number of units
that could be developed and stressed that was what she wanted clarified.
In response to Committee Member Fruchbom's question, Deputy Community Development
Director Campbell said they originally thought the Coyote Canyon site was about 32 acres, but they
looked at it further and that was not correct.
Committee Member Fruchbom stated the landfill could be used for housing related things such as
parks and parking, it just cannot have people living on it. He said that the number of acres available
should not be politicized as to what might or might not be possible. He wanted to know how many
acres were theoretically possible that could be built on.
Deputy Community Development Director Campbell stated that he thought there was 22 acres
available for development. The acreage is at the bottom of a large slope that is made of trash so
anything built on that would be about a quarter of a mile from the homes built at the bottom of the
landfill.
In response to Committee Member Fruchbom's question, Deputy Community Development
Director Campbell stated 22 acres is available to be built on.
Chair Tucker indicated that some of the land on the slope was designated as habitat area, which
would be a further impediment to development.
Deputy Community Development Director Campbell explained that there was habitat within the 22
acres as well, which makes the parcel a complicated one to develop. There was talk of a golf
course, but the County has indicated that it is supportive of housing there.
Chair Tucker said it was an important parcel as it is vacant land.
In response to Committee Member DeSantis' question, Chair Tucker explained that the Site
Inventory is part of Appendix B. Very few people indicated that they wanted to rezone their property
for housing so the way the City will do it is through overlays. That is why there are percentages in
the revised document as to what portion of overlay areas the City thinks will be developed.
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Debra Allen stated she read the draft Housing Element and the Sites Inventory and found it difficult
to compare them to the Sites Subcommittee Remainder of Town report because the parcel
numbers are different. She suggested that the Committee cross index the unique identification
numbers that parcels are given in Table B10.
Chair Tucker said in the Subcommittee reports they used the number inside of the ball on the maps
and in addition they had an owner's list.
Ms. Allen stated she hoped they could be put together in one place in a staff report for clarity.
Deputy Community Development Director Campbell said staff would work on a companion table
for cross referencing purposes.
b. Virtual Housing Element Workshop Recap
Recommended Action: Receive an overview of the March 22, 2021 virtual public
workshop that was held to provide the community an overview of the update and to
listen to feedback.
Deputy Community Development Director Campbell introduced Jenna Tourje of Kearns & West to
discuss the public feedback.
Ms. Tourje utilized a presentation to give an overview of the March 22, 2021 virtual public
workshop. There were about 48 community participants who provided over 30 comments. There
were 912 unique IP addresses that visited Newport Together in March with 450 registered users
receiving updates. They also used Nextdoor and Facebook to publicize the event. The participants
had questions relating to the Tables in the Housing Element, especially related to percentages and
distribution. There were comments on housing in the Coastal Zone, incentives and distribution of
Accessory Dwelling Units (ADU), and equitable distribution of housing throughout the City.
Chair Tucker called for Committee Member comment, but there was none. He then called the public
comment.
Jim Mosher stated that the workshop was held on March 22nd, not February as the slide indicated.
He went to the Newport Together Website and said that the Frequently Asked Questions section
was blank despite it stating that it would be updated weekly. The tab for the Housing Element does
not refer to the Housing Element Update, only to the current Housing Element. The Home page did
not mention the March 311t Housing Element Update Advisory Committee (HEUAC) meeting, but
it did mention the March 22nd workshop; however, the presentation given at the workshop is not
posted. He suggested they post the presentation given at the workshop for the public's review.
Ms. Tourje said they would update the dates on the website and post the PowerPoint presentation.
With respect to Frequently Asked Questions, the page will be updated this week.
C. Discuss Initial Draft Housing Element
Recommended Action: Review the initial draft Housing Element update, which was
published online on March 10, 2021, and made available here:
www.newportbeachca.gov/DraftHEUpdate. Discuss and provide comments to
staff.
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Chair Tucker stated the item was a continuation of the discussion started on March 17, 2021. He
viewed the exercise more like an Environmental Impact Report (EIR) than a project specific document
as it is led by a consultant. He instructed the Committee to make comments appropriate for the
consultant and then the consultant will explain how things need to be done.
Deputy Community Development Director Campbell stated the Committee was provided with the draft
Housing Element at its previous meeting. He thanked Chair Tucker for his written comments and edits.
He noted that the current meeting packet included another scenario for review, which they will present
today. After they take feedback from the Committee, the Planning Commission and the City Council
will update the document and then submit a progress draft to the State for its initial review.
Mr. Barquist explained that the draft is an initial draft which will go through a process with the
Committee and the public. The Planning Commission and the City Council will receive the
recommendations and comments from both the Committee and the public. Based on all the input they
will then put together a draft for initial review by the State. The State will review it for compliance with
the law and will provide the City with a response and an explanation of how to comply with statutory
provisions. The draft Element could be approved or it could require some iterations based on
consultations with HCD.
In response to Chair Tucker's question, Mr. Barquist explained that the Housing Element identifies the
opportunities that would accommodate the City's Regional Housing Needs Assessment (RHNA)
allocation. Staff will go through the tables, but they list the percentage of redevelopment. You may
have a scenario showing an above moderate opportunity, but that does not necessarily mean that
those are the units that will be constructed.
In response to Chair Tucker's questions Mr. Barquist said that the overlay is the policy prescription
to provide the regulatory allowance for the development to occur. The overlay is another layer on
top of existing policy. So the entitlement underneath it is not lost, an additional entitlement is added
on top. An overlay that has met its objectives in some cases can sunset. That is a policy decision
for the City to make.
In response to Committee Member DeSantis' questions on Coyote Canyon, Mr. Barquist explained
that the City has many avenues to get to where it wants to be. If the City wants to be very
prescriptive about a site, then it should have a policy and supportive evidence that shows that the
strategy or method planned is feasible. If there is rationale and policy support, it should be
acceptable. The bottom line is the Housing Element is a promise the City must keep. The policy
support could come from affordable housing developers or it could be from a combination of
public/private joint development.
Chair Tucker stated that the revised schedule did not show 88 affordable units. The revised number
is 308.
Mr. Barquist directed the Committee's attention to the top scenario on Page 3. He stated that the
percentage changes were indicated in green.
Chair Tucker confirmed that in the revised scenario there are 308 low/very low units instead of 88.
In response to Chair Tucker's questions, Committee Member Fruchbom said that 100 percent
affordable works fine at 50, 60, 80, and 120 Area Median Income (AMI). For a 100 percent
affordable project, typically 20 percent at 50 AMI and the balance 80 percent at 60 AMI works.
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Those projects look like any other apartment complex; they are nice housing and people just need
to qualify income wise. There are changes coming and there is hope that the Democratic federal
administration will increase the amount of tax credits available. They will also get rid of the 50
percent rule which will increase available credits. People believe the tax credits will be extended,
but no one knows to what extent. The key driver is land cost. He did not believe it would work to
mix homeless with people making 50 or 60 percent AMI, but if the land is not expensive you can
mix luxury units with 60 percent AMI and it would work.
Chair Tucker asked if they could do a significant number of 100 percent affordable projects to really
make progress on the City's numbers since those projects involve less housing units than mixed -
income projects.
Committee Member Fruchbom stated there were limits to how many credits a project could get, but
Newport Beach's biggest issue is geographical limits. There is tremendous demand for tax credits.
Committee Member Kiley commented that if Newport Beach has in lieu fees and wants to have
affordable senior housing they could combine those funds with State credits and other credits.
Chair Tucker said that usually in lieu fees are generated by market rate units; however, many
people are looking to keep market rate units at a lower level. The City tends to grant entitlements
whereas the federal control comes through tax credits.
Committee Member Sandland asked staff to pull up Table B1, Summary of RHNA Status, and
asked several questions.
In response to Committee Member Sandland's questions, Chair Tucker referenced the revised
scenario created after the draft Housing Element was published on the advice of City Council
members and explained that it should be used as a starting point. There will be more affordable
units in Newport Center and less in the airport area. Additionally, the unit count is reflected as if
everything was built without restrictions. As stated earlier in the meeting the intention is to create
opportunities and then close them once projects are built, but that is not something that is the
current purview of the HEUAC. All the City must do is show that it has enough potential sites to
meet RHNA and then adopt policies that promote it.
Deputy Community Development Director Campbell said the revised scenario was a result of the
discussion held at the March 17th HEUAC meeting. There is a decrease of units in the airport area
and in increase in West Newport Mesa, a smaller increase in Dover Westcliff, and an increase in
Newport Center. They also changed the affordability assumptions in Coyote Canyon to increase that.
He further noted that they did not look at any other geographic locations like the peninsula. There is a
25 percent assumption in the airport area, a 30 percent assumption in West Newport, 40 percent in
Dover Westcliff, 25 percent in Newport Center, and 100 percent at the 22 acres of Coyote Canyon.
The percentages of redevelopment, the affordability, and the assumed densities can be changed.
Another option is to look at the inventory area itself and add or subtract parcels from there. The highest
density the City has assumed is 50 dwelling units per acre in the airport area.
Committee Member Sandland confirmed that the policy recommendation would change as well.
Deputy Community Development Director Campbell stated that was correct and that the policies in
Section 4 would shift to match the scenarios in the revised tables in the memorandum. The revised
scenario is the best place to look. They are not updating the draft Housing Element before every
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meeting which has led to some confusion. Following this HEUAC meeting, there is a Planning
Commission meeting on April 8` and the City Council meeting on April 27". Following the City Council
review of all materials, staff will update the document and submit it to the State for review.
In response to Committee Member Sandland's questions, Deputy Community Development Director
Campbell stated that Table B10 would be revised if they changed the density or assumed affordability
for that geographic area or if they eliminated a site for unsuitability. The acreage was changed for
Newport Center due to an error. With respect to Policy 1 G and the 5` Cycle, the units are reflected in
Table B10 and Table B1 under the 5t" Cycle Sites Existing Zoning Capacity.
Committee Member Sandland said he wanted to line up the Tables with the policy, which was difficult.
He thanked staff for their effort.
In response to Committee Member LePlastrier's question regarding Banning Ranch, Deputy
Community Development Director Campbell said it was theoretically possible they could reach an
agreement on the value of the property that the property owner will accept.
Committee Member LePlastrier said he had intelligence indicating that they have come to an
agreement and half the funds have been raised.
Deputy Community Development Director Campbell said that a private donor put up 50 percent of the
funds, but the rest of the funds will have to come from other places and that is taking time and
discussion. If they reach an agreement and the land is publicly acquired then the site is probably not
suitable. If it came off the City's list, the numbers would go down and that is indicated on the table. If
they were taken out, then the low/very low has about an 8 percent overage and moderate would have
about a 1 percent overage and 1,375 units would not be needed. The City could go forward without
Banning Ranch if it were deemed unsuitable, but there would be almost no buffer on the low, very low,
and moderate -income housing.
Chair Tucker believes that HCD would have something to say about Banning Ranch when it reviews
the initial draft.
In response to Committee Member DeSantis' question, Deputy Community Development Director
Campbell explained that Policy 1 K on Page 4-8 of the draft Housing Element commits the City to adopt
an inclusionary Housing Element, but it does not lay out the specifics. The City has time to develop
the specifics and could do so with an ordinance that covers the entire City with different variances.
Policy 1 K also states that the City could adopt a policy immediately to cover current projects as there
is no current inclusionary requirement, but due to the high RHNA coming, the City might need to
require inclusion of current projects. The inclusionary numbers themselves could be an impediment
to housing production if they are too high.
Committee Member DeSantis observed that other than the Newport Center project there has not been
multi -family rental housing built in Newport Beach in many years.
Deputy Community Development Director Campbell said Uptown Newport has 462 occupied units.
Committee Member DeSantis said that those were the only two projects and Uptown Newport had an
affordable component. She thought that if the City consulted with affordable housing developers that
they would see the higher percentages are feasible in an area like Newport Beach where the demand
is high.
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In response to Committee Member DeSantis' questions, Deputy Community Development Director
Campbell explained that current State law was amended and allows a developer to ask for a 50
percent density bonus. Newport Beach's current ordinance is out of date and so they will implement
State law. If a developer requests 50 percent density bonus and if they provide the minimum inclusion
required by law, then they would be entitled to it.
Chair Tucker added that the Statute lays out the affordable factors if a developer chooses to exercise
the density bonus. The law also allows an applicant to seek waivers of development standards which
must be granted. He used the project at 4400 Von Karman as an example of how developers are
given choices under the Statute.
Mr. Barquist stated the General Plan Housing Element is adopted by resolution. It is a policy document
or statement of intent that will be implemented through overlays or a similar rezone strategy. At the
next level it is the ordinance or law that the City creates in support of the resolution. Over the next
three years they will look at site specific criteria, funding, financing, and everything else involved in
order to create an overlay or similar rezone strategy with necessary provisions to make them legal
and practical.
In response to Committee Member Fruchbom's question, Chair Tucker stated that the policy details
are beyond the scope of the HEUAC, although in the Affordable Housing Subcommittee Memo
they recommended a series of potential policies. The City Council ultimately makes the decisions.
Committee Member Fruchbom suggested that it is extraordinarily difficult to have a comprehensive
policy as every site is different in terms of rents and construction costs. Developers look for the
best and most efficient way to get their projects built and historically in lieu fees have been woefully
short of what is required.
Chair Tucker agreed and added that land values and site work are different. Not having a one size fits
all approach will ultimately result in more affordable housing.
Committee Member Fruchbom commented that one of the subsidies that historically has not been
available, but he thinks will become more available is cities waving fees. He suggested that the
City consider that.
Chair Tucker stated that was already in the policy documents except for school fees, which are up
to the school district.
Committee Member Kiley agreed that every project was different but did not want to ignore in lieu
fees. She stated that they were working well in Irvine.
Committee Member Fruchbom clarified that it was difficult to have an internally consistent fee.
Committee Member Thrakulchavee said that having the optionality of in lieu fees is particularly
important and when it comes to providing affordable units within a project, the inclusionary works
well if it is for a multi -family rental project but if you are trying to produce ownership housing, it is
very challenging because of the way that those homeowners have to qualify in terms of loan
requirements and deed restrictions over time. Developers need to be able to calculate the in lieu
fee clearly and without guesswork.
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Chair Tucker said the Affordable Housing Subcommittee produced a report that concluded the
affordable housing in Newport Beach was unlikely to be for sale housing. He thought Committee
Member Thrakulchavee's point confirms that this will be a deeper policy conversation over time.
Committee Member Stevens said she understood that after sites are reviewed for suitability. They
might not all still be in play, but that it was concerning to send the document to HCD without caps.
Currently there are about 10,000 sites in the Housing Element which she thought seemed
excessive.
Chair Tucker thought that was a common concern.
In response to Committee Member Stevens comments and questions, Mr. Barquist said that the
draft Housing Element is demonstrating the capacity to accommodate RHNA. The City is showing
that as of this point and prior to developing policy programs and regulatory framework, they have
capacity to meet RHNA. The overlays or other zoning programs are only intended to provide for
the accommodation of the remaining RHNA need. The City has 36 months from the date of the
adoption of the Housing Element to do that work. If the City shrank it down to exactly what they
need for RHNA now, they would have to go parcel by parcel and show the committed affordably
for each one. The way it stands is that the City will have flexibility to determine the best scenario
to meet its objective.
Committee Member Stevens confirmed that Table B10 would be sent to the State and stated that
Table B10 was confusing.
Mr. Barquist said Table B10 only listed the low-income units because Newport Beach already met
its other obligations based on development in the pipeline.
In response to Committee Member Stevens' question, Mr. Barquist explained the Housing Element
would provide the project description that the State would evaluate. The City will provide the
assumptions of growth within the focus areas. There is a theoretical number and there is a realistic
number. It is a threshold that is being evaluated for California Environmental Quality Act (CEQA)
purposes.
Committee Member Stevens said the grand total of projected units is 10,000.
Mr. Barquist said it is projected units of accommodation ability, not necessarily the sites that will be
used. It is demonstrating to HCD that these are the sites that have a feasible ability to accommodate
housing. The City is showing HCD that the sites in its inventory provide it with the ability to
accommodate its growth need then subsequently over the next three years the City will have the
requisite zoning strategy for those sites to accommodate the RHNA obligations.
Committee Member Stevens stated that the number in the EIR had to be developed first before the
City gets to the RHNA numbers.
Mr. Barquist said it would be something below the theoretical buildout number.
In response to Committee Member Sandland's questions, Policies 1A through 1 F will match and in
the project description for the purposes of CEQA everything will be consistent. There is a theoretical
number, but the obligation is the RHNA number. The net remaining need is the goal number. The
other numbers simply demonstrate the capacity to meet the need.
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Committee Member Sandland stated that all the charts are confusing for HEUAC members and
the public.
Committee Member Stevens thought it would help to see the project description in the EIR.
Chair Tucker said that while the total unit count will be less than the maximum shown, they do not
know where in each part of town the development will occur. Each area will develop differently.
With respect to the "grand total projected units," the description needs to be better to limit confusion.
It is the total units from which Newport Beach will satisfy RHNA, not the total units that will be built
or approved to be built. There are 9,927 units from which they will pick 4,845 units. Seeing no
further Committee Member comments, he called for the public comment.
Debra Allen said regarding the draft Housing Element and the column in B10 that refers to "net
units final," she did not think Mr. Barquist's explanation matched Community Development Director
Jurjis' answer at the Speak Up Newport Forum. She suggested the two meet and determine the
answer for the public. Secondly, she questioned how many units the City will zone for and use
Newport Center as an example. Currently, the City says there is 161 acres in Newport Center, and
it is uniformly zoned for 45 dwelling units an acre. She determined that came to 7,245 dwelling
units in Newport Center alone.
Chair Tucker stated the numbers would be true if everything were developed, but they are planning
to use overlays that sunset. There is similar zoning in the Airport area from the 2006 General Plan
Update that allowed 2,200 residential units on a first come first served basis. He understood that
they could have overlays with caps.
In response to Chair Tucker's question, Deputy Community Development Director Campbell agreed
that the City could have overlays with caps but stated that there are limits to caps. Caps can be set
for environmental reasons and when the RHNA is satisfied. They key is that the Housing Element
includes enough sites to accommodate RHNA.
Chair Tucker said that something that should be addressed in the overlay is that Newport Beach has
balanced land use now. Because it is a built -out town the State has decided that some of the
commercial uses should be changed to residential and the City will comply, but to do 7,000 units in
Newport Center would change the land use mix and is not a balanced land use plan. Those things will
be discussed later in the process and not with the Land Use Element submittal.
Jim Mosher said Appendix B ends with Table B14 which should be cross referenced with a map,
but the map is missing. Secondly, at the March 17th meeting many Committee Members promised
to submit written comments on the draft Housing Element, but he has only seen Chair Tucker's
comments. He shared Committee Member Sandland's concern about confusion around what the
public is supposed to comment on. He noted the original draft still has the watermark making it
difficult to attach comments. Senior and homeless housing is mentioned in Section 4 and specific
projects are mentioned. He thought two of those projects were defined as congregate care and
only one project was deemed to be housing and wanted to know if senior housing counted toward
RHNA. He was also concerned about the undefined numbers in the draft Housing Element. Section
4 also states that anything carried over from the 5th cycle would be by right and so he wondered if
that could be applied to projects in the pipeline.
In response to Mr. Mosher's comments and questions, Deputy Community Development Director
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Campbell explained there were no changes to the draft Housing Element. Staff has looked at the
percentages of redevelopment and affordability in the focus areas and created the new scenario in
the packet which better distributes units. He appreciated the watermark comment and stated staff
was looking to change that and apologized that it was not yet available. Senior housing counts
toward RHNA, but congregate care does not. Theoretically for a pipeline project to take advantage
of the 5` cycle being by right, a developer would have to withdraw the project and wait until the
Housing Element is adopted, certified, and for the City to create the process over three years.
Mr. Barquist added that Policy Action 1 G specifies the by right requirement. There are caveats and
it is contingent on a percentage of units being affordable. It is not a blanket by right.
Deputy Community Development Director Campbell said that currently the document specified a 20
percent inclusion. The subcommittees have reviewed different sites and produced memos. If there
are sites that are not suitable the City needs to understand that and remove them from the Inventory.
Once the City receives comments back from HCD, sites might be questioned and pulled, which would
adjust the numbers. Therefore, the suitability discussion must happen quickly or wait until after
comments are received from HCD. With respect to the map for Table B14, staff will make sure it is
included before the draft is sent to HCD.
Chair Tucker stated that after going through the list of potentially feasible properties he hoped
landowners would be interested, but if they were not so, the City will need an overlay approach. He
suggested they look at suitability at the next Committee Meeting and not before they submit the draft
to HCD. A May meeting could be possible to discuss suitability, but he would discuss that possibility
with staff later.
Nancy Scarbrough stated she had four main questions. First, the Revised Scenario Focus Area
Strategies lists Newport Center with 544 affordable units and a total of 1,814 units. If a developer
decided to pay an in lieu fee and not develop affordable units, theoretically the City could end up with
an unbalanced distribution of affordable units. Second, RHNA requires 100 percent residential zone
by right land with no local discretion, input, or control. She asked if the City studied how to comply with
State law while still retaining local control. Third, are the density bonuses that are assumed by the
State law at 50 percent considered in the number in the Revised Scenario Focus Area Table? Fourth,
she wanted to know the methodology currently used to allocate low income and above moderate
income in each area.
In response to Ms. Scarbrough's questions, Deputy Community Development Director Campbell said
that the answer to the first question really depends on how the inclusionary ordinance is written. With
respect to the second question the Committee and staff are attempting to create a document that
complies with State law. It is an erosion of local control in some respects, but that is why the State
wants to address the housing shortage. Third, density bonus is not accounted for in the numbers, but
he expected density bonus to be utilized by most projects.
Mr. Barquist further explained that the density bonus could not be counted on the front end since it is
discretionary on the part of the developer so HCD does not allow it to be counted as an assumption.
On the back end, implementation units are being created and counted toward the RHNA obligation.
Concerning Ms. Scarbrough's fourth question, Mr. Barquist stated Newport Beach has met its
obligation for above moderate units. The assumption is a small portion of the sites identified will be
affordable, so the above moderate and moderate are the remaining portion when the goals for low
and very low are netted out. The capacity of the sites that theoretically can be produced is listed, but
it does not mean the City will yield those units.
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Chair Tucker called for additional Committee Member comments and questions.
Committee Member Sandland stated he had the original document of March 10th, the document
distributed for this meeting including Chair Tucker's comments, and the memo dated March 23rd.
In response to Committee Member Sandland's question, Deputy Community Development Director
Campbell said that Committee Members and members of the public were welcome to comment on all
three documents. The scenario building is what is in flux. He understood it was a challenging task and
apologized for its difficulty.
Chair Tucker recommended that Committee Members work off of the original draft Housing Element.
When he was on the Planning Commission, they had controversial and complex projects but there
was always a continual stream of new information from staff.
Committee Member Sandland stated he planned to start with Chair Tucker's comments.
Chair Tucker suggested Committee Member Sandland speak to staff regarding how to format his
comments. In response to Committee Member Sandland's question, Chair Tucker indicated that other
Committee Members may choose not to make comments. Discussing the mechanics of comments
can be done offline with staff.
Committee Member DeSantis agreed with Committee Member Sandland that it would facilitate the
next steps if everyone worked within the same document, including staff and consultants.
Chair Tucker advised Committee Member DeSantis to work with staff and stated his comments
would not change. He called for further Committee Member comments and questions. Hearing
none, he moved on to the issue of which scenario should be included. Senior Planner Zdeba's
memo contains tables and is consistent with what Ex Officio Member Will O'Neill suggested.
In response to Chair Tucker's question, Deputy Community Development Director Campbell
explained the current General Plan for the Dover/Westcliff area is mixed-use and the zoning is
consistent with that. Nothing has happened in the area since the 2006 General Plan. If the density is
increased then the area might get taller and more dense development, which the community must
consider. Staff kept the density lower out of respect for the existing area. He suggested that density
bonus could be used in this area and explained that the inclusionary requirement with a dense project
is considerable. It is about finding a suitable balance for the community.
Chair Tucker stated it stood out among the other parcels except for Banning Ranch. Thirty units is the
minimum for the State to recognize the density, so this area stands out.
Committee Member Kiley stated that she agreed with Chair Tucker and the density per acre was
somewhat low and should be higher. She suggested a density of 40 to 45.
In response to Committee Member Thrakulchavee's questions, Deputy Community Development
Director Campbell said the density of the 880 apartments is closer to 50. He estimated that it was
close to 1,400 units on about 25 acres. There is a range of density in the area and in order to have
any of the sites converted to housing they may need to increase the density to 40 or 45. The parcels
listed along Dover are mixed-use designation. He highlighted the differences between the published
scenario and the updated scenario.
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Committee Member Thrakulchavee advocated for a higher density of 45 or 50 to give more
opportunity for the market to dictate what is feasible from a project standpoint.
Chair Tucker agreed because there are currently income producing buildings in place so there
needs to be a fair amount of incentive to redevelop.
Committee Member Thrakulchavee added that over the past five years, the area has transformed
into a pedestrian environment so it would be a good candidate for more of an urban feel. The office
buildings, while income producing, sit on underutilized land.
Committee Member Sandland echoed his colleague's thoughts on Dover/Westcliff that the density
could be increased to 45 from 30. He was also concerned about Newport Center because at 45 a
significant portion of the area is under the Sight Plane Ordinance which means only one and two-
story buildings are allowed.
Chair Tucker stated that 45 would be used only in the feasible parts and the Sight Plane Ordinance
also covers the City Hall site, which will not be redeveloped for housing.
Committee Member Sandland stated that a large area of Newport Center is covered by the
ordinance and suggested that they look at this issue when discussing suitability.
Chair Tucker agreed.
In response to Committee Member Thrakulchavee's question, Chair Tucker clarified that the
assumed density is the maximum.
Deputy Community Development Director Campbell stated Chair Tucker was correct.
In response to Chair Tucker's question, Deputy Community Development Director Campbell
confirmed that if the Dover/Westcliff area were changed to 45 or 50 units per acre it would be in
addition to the commercial entitlement on the property.
Charles Klobe stated he has participated in every previous HEUAC meeting and was encouraged
by the level of comments and questions from Committee Members in this meeting. With respect to
Dover Shores and Westcliff, he pointed out that the population of 880 is 25 percent of the District
2 residents and are also mostly nonvoters. The 880 project is already under parked and he feared
high density projects utilizing the low income 50 percent density bonus would exacerbate parking
and traffic problems in the area. Westcliff also abuts a Richard Neutra designed building that should
be designated as a historical building. Therefore, he questions raising the density of the area. He
also warned of an uproar from wealthy neighbors who are currently unaware of the City's plans.
Debra Allen seconded Committee Member Sandland's concerns about the Sight Plane over much
of Newport Center. The proposed zoning overlay would add approximately 1,000 dwelling units in
the Sight Plane. There are five owners that expressed interest in redeveloping with housing, so the
neighborhood is concerned about high rise development and invasion of the Sight Plane.
Nancy Scarbrough stated Westcliff/Dover is 14 acres at 30 units per acre. If it is raised to 45 units
per acre and three developers decide to build, it would be 630 units in one concentrated area and
that is without a density bonus.
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In response to Ms. Scarbrough's question, Chair Tucker and Deputy Community Development
Director Campbell explained that no matter what density the City established a developer could ask
for more in exchange for including affordable housing. The maximum percentage they could request
is 50 percent.
Ms. Scarbrough said that if that were the case there could be 950 units.
Deputy Community Development Director Campbell said theoretically that was true, but in reality the
inclusionary percentages get so high at a 50 percent density bonus that those projects may not work
out.
In response to Ms. Scarbrough's question, Deputy Community Development Director Campbell said
the marketplace and individual property's feasibility will change the assumptions. He did not believe
they would get 50 percent density bonus on all the property, although they could not prohibit it.
Ms. Scarbrough argued that the density should stay at 30 and not be increased to 45. The 880 project
has police and fire department presence weekly because it is populated at an income level that seems
problematic in that density.
Chair Tucker said the issue the Committee is focused on is housing production as instructed by the
State. Every area will have people that are unhappy about it and he was not sure how to resolve that.
He asked the Committee whether they wanted to recommend the change or leave the question for
the Planning Commission and City Council. However, it is not likely to have housing built at 30 units
per acre.
Committee Member Kiley said the question really was if the City would be able to meet its RHNA
obligations without increasing the density in Westcliff/Dover.
Chair Tucker said the schedule shows approximately 10,000 units with which to meet RHNA but
noted other sites would be removed when residents attended meetings and voiced opposition.
In response to Committee Member Kiley's question, Deputy Community Development Director
Campbell said The Colony Apartments are around 36-40 units per acre. Uptown Newport, in the
two buildings built, has a net density closer to 60 units per acre. A lot of the feasibility hinges on
the size of the units. Smaller units mean higher density, but it all depends on what the developer is
trying to bring to the market.
Committee Member DeSantis requested that the number of units with a 50 percent density bonus
be included in the charts.
Chair Tucker explained that the State required a 50 percent density bonus to be available, not that
it be exercised. Therefore, it might be misleading to include 50 percent when it likely would not be
utilized. He suggested a footnote regarding the assumed base density with an explanation of the
density bonus range.
Committee Member Thrakulchavee said she would clarify that it was the maximum density with a
footnote stating that California density bonus law could go into effect. If a developer utilizes density
bonus, then it is also providing a significant amount of affordable housing in the project.
Chair Tucker suggested saying the maximum base density. He wanted to state that there could be
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a density bonus in addition to the base because that seems unclear to people. He asked the
Committee for thoughts on assumed density of the Dover/Westcliff area.
Committee Member Thrakulchavee explained that the difference between a 30 unit per acre density
and 45 or 50 units per acre is in how the project is parked, like a wrap style instead of a garden
style. To achieve either 30 or 45 units per acre, one would need a two to three story building. She
liked the optionality of the 45 units per acre and pointed out that what would be built would be
market driven and dependent on the availability of the real estate.
Chair Tucker suggested the buildings with commercial components would be a podium style
product rather than a wrap product.
Committee Member Thrakulchavee said that was a possibility and in that instance the developer
might have to consider an underground parking scenario. She appreciated the comment on the
880 apartments but argued that was a poorly designed project with poorly located parking.
Chair Tucker found it difficult when he was on the Planning Commission to punish property owners
for the transgressions of other surrounding properties. He thought the density in Dover/Westcliff
should be lower, perhaps 40 units per acre, but acknowledged that might not yield development of
units.
Committee Member Thrakulchavee saw no real difference between 30 and 40 units per acre from
a product standpoint. The threshold for a different product type is really 45.
Committee Member Sandland noted that the shape of the parcel made a difference. He agreed
with Committee Member Thrakulchavee. He would like to keep the total number of units down, so
he suggested staying at 30 units per acre.
Chair Tucker said that part of the exercise was to satisfy the State, not necessarily build the units.
Committee Member Fruchbom questioned whether the conversation was outside the scope of the
Committee, especially given that they were focusing on one site.
Chair Tucker said it probably is beyond the scope and there did not seem to be enthusiasm for
changing the number. The numbers were created by a consultant. He suggested leaving the
number at 30 and requested a better estimation of the grand total of projected units.
In response to Chair Tucker's question, Deputy Community Development Director Campbell said the
City started with the focus areas based on community feedback from the original steering committee.
Staff heard clearly that adding high density housing on the peninsula was a poor idea. Staff respected
the committee's work and reflected on what they heard from the community.
Chair Tucker confirmed that the Committee did not need to make a recommendation yet.
Deputy Community Development Director Campbell explained staff was taking in all Committee and
public comments and considering them. The comments are informing staff's decision making on the
draft document. Everything will be summarized for the Planning Commission. Once their input is
received with additional public testimony the draft will go to the City Council. Following direction from
City Council, staff would update the progress draft for the State. Once comments are received from
HCD, the City will repeat the process for further Committee and public comment.
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Chair Tucker said the Committee still needed to hold a suitability discussion so he would discuss the
timing of the next HEUAC meeting with staff later. It would be quite some time as the draft has to work
through the Planning Commission, Council, and HCD.
Deputy Community Development Director Campbell said the State had a 60 -day window within which
to provide the City's comments. Staff will review and digest the comments prior to scheduling a
HEUAC meeting. He stressed there would be time for additional public comment and noted that the
City would not normally look to densify this way, but they are reflecting and responding to a State
mandate.
In response to Chair Tucker's question, Deputy Community Development Director Campbell thought
the next HEUAC meeting could be held in early August 2021, at the soonest. That is assuming the
City submits the draft on May 15tH
In response to Committee Member DeSantis' question, Deputy Community Development Director
Campbell explained that staff intended to update the draft Housing Element after the City Council's
input and direction. That will be the progress draft that is submitted to HCD and it is a public document.
The Committee will receive copies when the progress draft is submitted to the State. The Committee
is not being asked to vote on anything at this point.
Chair Tucker stated they would wait to hear from staff regarding the scheduling of the next meeting.
In response to Committee Member Stevens' question, Chair Tucker explained the Committee would
discuss suitability at the next meeting.
d. Upcoming Schedule and Community Engagement Opportunities
Recommended Action. No action. Staff to provide a brief overview of upcoming
schedule for meetings and workshops.
Senior Planner Zdeba shared the tentative schedule for the Housing Element with the Committee.
Staff is looking to discuss the HCD review with the Committee in August and then return with an
updated draft. The Planning Commission will hold two meetings on the draft prior to the City Council
meeting in October 2021. City Council will ultimately adopt the document in compliance with statutory
deadlines.
In response to Committee Member Stevens' question, Senior Planner Zdeba said the review of the
EIR would happen in the background, but he did not have a specific schedule for that. There will
be meetings and additional public input related to the EIR.
Chair Tucker said that the Committee would not look at the environmental aspects.
Committee Member Stevens agreed, but indicated people would want to participate in the EIR
process.
Chair Tucker agreed, but said it was not HEUAC's purview.
In response to Committee Member Stevens' questions, Senior Planner Zdeba said the project
description for the EIR will be ready for HCD as they would have a good estimate of the housing
pool by then. That will also basically trigger the CEQA process as well.
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Chair Tucker called for the public comment.
Jim Mosher asked if the EIR would have a Notice of Preparation, a scoping meeting, and a public
review period. He also asked about the differences between the current Housing Element submittal
process and the last submittal process in 2013. He also inquired if staff would have a draft of the
Housing Element ready to be authorized on May 11tH
In response to Mr. Mosher's questions, Deputy Community Development Director Campbell said
there was no schedule prepared for the EIR yet, but that there would be a complete process. He
requested that Mr. Barquist explain the HCD process.
Mr. Barquist said that the initial submittal is of a draft document that is an expression of the City's
intent. The State would review for compliance with state law and either provide comments that indicate
what needs to be changed for compliance or they will provide a letter of substantial compliance which
essentially articulates upon your local adoption and submittal of the final Housing Element as adopted
by the City Council that the City would have a certified Housing Element. If HCD provides a conditional
letter, then certification is contingent on those conditions being met. Based on the recent experience
on the 6t" Cycle, he felt that it is likely staff will receive comments back. The goal is to receive the
compliance letter prior to the City Council meetings at the end of the process.
Chair Tucker thanked the Committee and looked forward to seeing additional comments in the coming
days.
VI. ADJOURNMENT — 9:02 p.m.
Next Meeting: Not scheduled at this time.
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Attachment C
Draft Minutes from the April 8, 2021, Planning Commission Study Session
SS3-399
IV
V
NEWPORT BEACH PLANNING COMMISSION MINUTES
CITY COUNCIL CHAMBERS — 100 CIVIC CENTER DRIVE
THURSDAY, APRIL 8, 2021
REGULAR MEETING — 6:30 P.M.
CALL TO ORDER — The meeting was called to order at 6:30 p.m.
PLEDGE OF ALLEGIANCE — Commissioner Klaustermeier
ROLL CALL
PRESENT: Chair Erik Weigand, Vice Chair Lee Lowrey, Secretary
Commissioner Curtis Ellmore, Commissioner Sarah
Commissioner Peter Koetting, Commissioner Mark Rosene
ABSENT: None
Lauren Kleiman,
Klaustermeier,
Staff Present: Community Development Director Seimone Jurjis, Deputy Community
Development Director Jim Campbell, Assistant City Attorney Yolanda
Summerhill, City Traffic Engineer Tony Brine, Senior Planner Ben Zdeba,
Assistant Planner Joselyn Perez, Administrative Support Specialist Clarivel
Rodriguez
PUBLIC COMMENTS
Jim Mosher complimented staff on updating the online log of planning applications to include
links to documents. For the past year, he has not been able to download sections of meeting
documents archived on the City website, but the hyperlinks in documents are active.
Perhaps staff could update the archive so that portions of documents can be downloaded
with the links remaining active. Two legislators have introduced a Constitutional amendment
that would make local planning ordinances supreme over State law except for the Coastal
Act, siting of power plants, and the location of water and transportation infrastructure.
Hopefully, the City will support the proposed Constitutional amendment.
REQUEST FOR CONTINUANCES
None
VI. CONSENT ITEMS
ITEM NO. 1 MINUTES OF MARCH 18, 2021
Recommended Action: Approve and file
Chair Weigand noted Mr. Mosher's proposed revisions to the minutes
Motion made by Commissioner Ellmore and seconded by Commissioner Kleiman to
approve the minutes of the March 18, 2021 meeting with Mr. Mosher's revisions.
AYES: Ellmore, Klaustermeier, Koetting, Rosene, Kleiman, Lowrey, Weigand
NOES:
ABSTAIN:
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ABSENT:
VII. PUBLIC HEARING ITEMS
ITEM NO. 2 MIXED-USE DOVERIWESTCLIFF (MU -DW) ZONING DISTRICT CODE
AMENDMENT (PA2020-316)
Site Location: The Mixed -Use Dover/Westcliff (MU -DW) Zoning District
is comprised of six parcels located along the westerly side of Dover
Drive between 16th Street and Westcliff Drive
Summary:
An amendment to Table 2-8 (Allowed Uses and Permit Requirements) of Section
20.22.020 (Mixed -Use Zoning District Land Uses and Permit Requirements) of
Title 20 (Planning and Zoning) of the Newport Beach Municipal Code. The
proposed amendment would allow eating and drinking establishments (i.e.,
restaurants) and larger health/fitness facilities in the MU -DW District, subject to
meeting the parking requirements and obtaining a use permit.
Recommended Action:
1. Conduct a public hearing;
2. Find the action proposed herein not a project subject to the California
Environmental Quality Act (CEQA) in accordance with Section 21065 of the
California Public Resources Code and Sections 15060(c)(2), 15060 (c)(3, and
15378 of the California Code of Regulations Title 14, Division 6, Chapter 3
("CEQA Guidelines"). Zoning Code Amendment CA2020-009 is also exempt
pursuant to CEQA Guidelines Section 15061(b)(3), because it has no potential to
have a significant effect on the environment; and
3. Adopt Resolution No. PC2021-009 recommending the City Council approve
Zoning Code Amendment No. CA2020-009 to amend Table 2-8 of Section
20.22.020 (Mixed -Use Zoning Districts Land Uses and Permit Requirements
of Title 20 (Planning and Zoning) of the Newport Beach Municipal Code
(NBMC) (Attachment No. PC 1)).
Vice Chair Lowrey recused himself due to business interest conflicts.
Assistant Planner Joselyn Perez reported the six properties located in the MU -DW Zoning
District are developed primarily with multi -tenant office buildings and one religious institution.
The surrounding properties are developed with primarily residential uses but also include a
park, high school, and a strip of commercial uses. Prior to the most -recent General Plan
Update, the six parcels comprising the MU -DW district were zoned Administrative,
Professional, and Financial (APF), which conditionally allowed eating and drinking
establishments and health and fitness facilities. In late 2020, property owners within the MU -
DW district approached the City about their difficulties leasing vacant office space and
suggested allowing restaurants and gyms would help them lease vacant spaces. In
November 2020, the City Council adopted a resolution initiating a Code amendment. The
proposed Code Amendment would allow restaurants and gyms with the approval of a use
permit. An application for a use permit would be evaluated on a case-by-case basis with
respect to compatibility with surrounding uses and available parking. The proposed Code
Amendment does not decrease off-street parking ratios. Staff analyzed these uses and
found them to be consistent with the General Plan. Staff provided notice of the hearing to
property owners located within a 300 -foot radius of the MU -DW district, published notice in
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the Daily Pilot, and also sent a letter requesting public comment to property owners. Staff
has not received any responses.
In response to Commissioner Koetting's questions, Deputy Community Development
Director Jim Campbell advised that the proposed Amendment does not reference specific
hours of operation. Hours of operation will be evaluated as part of each individual use permit
request. A fast-food restaurant with a drive-through could be allowed with a conditional use
permit. Onsite parking will be subject to existing Code requirements and will likely be greater
based on the size of the restaurant or gym use. If onsite parking is not adequate, the
applicant will have to seek a parking waiver or provide offsite parking.
In reply to Commissioner Klaustermeier's query, Assistant Planner Perez explained that each
application would be analyzed for traffic impacts individually.
In answer to Commissioner Rosene's inquiry, Assistant Planner Perez indicated the Zoning
Administrator would hear and potentially approve a minor use permit. A decision by the
Zoning Administrator could be appealed to the Planning Commission.
In response to Chair Weigand's questions, Assistant Planner Perez related that the Zoning
Administrator would hear an application for a minor use permit for a fast -foot restaurant.
Community Development Director Seimone Jurjis added that he has the discretion to present
items to the Planning Commission for review. Deputy Community Development Director
Campbell explained that the existing General Plan and zoning allow up to 26.7 dwelling units
per acre, and there are no residential uses located in the MU -DW district at present.
Commercial uses and mixed uses are allowed in the MU -DW district. Assistant City Attorney
Yolanda Summerhill advised that a Zoning Code amendment would be needed to change
the underlying zoning so that residential uses are no longer allowed. Deputy Community
Development Director Campbell stated the Housing Element Update has explored increased
housing density on these sites but has not explored modifying the permitted uses. If
Commissioners are concerned about restaurant and gym uses in a mixed-use building in the
MU -DW district, they may not want to endorse the proposed amendment.
Chair Weigand believed the MU -DW District is not a candidate for fast-food uses.
Commissioners have the right to appeal Zoning Administrator decisions. He expressed the
belief that this item is premature in light of the Housing Element Update being finalized in the
next several months.
Chair Weigand opened the public hearing.
Jim Mosher proposed Exhibit A, Table 2-8, state "Section 1: The rows entitled 'Eating and
Drinking Establishments' and 'Health/Fitness Facilities' of Table 2-8 ...."
Laura Acuna, DMP Properties and property manager for 1501 and 1515 Westcliff Drive,
supported the expansion of uses in the MU -DW district. This would allow opportunities in
use and leasing for property owners.
David Tanner opposed the proposed amendment at the current time because of the
residential uses allowed. Because the zoning allows mixed-use development and housing
laws are varied and many, the City could very easily lose control of the property. The use of
density bonus incentives and concessions could result in a high-rise mixed-use building with
a small commercial -use component. This item should be postponed until the Council gives
direction on the Housing Element Update.
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Chair Weigand closed the public hearing.
In answer to Commissioner Kleiman's query, Deputy Community Development Director
Campbell reiterated that property owners could redevelop their properties with a commercial
or a mixed-use building under the existing zoning.
Chair Weigand clarified his comments as the Housing Element Update is considering
increased housing density for the MU -DW district. The new uses could impact existing uses.
The church already has trouble with unauthorized parking on its property.
Commissioner Rosene noted a restaurant could be a viable use in the district. Perhaps, the
concern is a fast-food restaurant, in which case the Planning Commission may want to
eliminate a fast-food use from the proposed amendment.
In response to Chair Weigand's questions, Community Development Director Jurjis reported
eliminating a fast-food use from the amendment is within the Planning Commission's
discretion. The Planning Commission is making a recommendation to the City Council.
Chair Weigand noted Council Member Duffield's interest in expanding uses within the MU -
DW district. He advised that he does not wish to restrict property owners. The City Council
can make the final decision.
Commissioner Koetting explained that the Housing Element Update is considering an overlay
for potential sites; therefore, the Planning Commission does need to be too concerned about
increased housing. Fast-food restaurants and fast-food restaurants with a drive-through are
different. A fast-food use needs to be carefully described.
Chair Weigand expressed concern about vehicles entering and exiting the properties.
Infrastructure adjustments will be needed to slow traffic if there is a lot of vehicles obtaining
take-out orders.
Commissioner Klaustermeier indicated the requirement for a use permit that could be
presented to the Planning Commission should assure Commissioners that uses not
compatible with the surrounding area would not be approved.
Commissioner Kleiman remarked that the Planning Commission needs to do what it can to
assist property owners and businesses thrive.
Commissioner Ellmore concurred with Commissioners Kleiman and Klaustermeier. The use
permit is a good safety net. Postponing items because of potential issues and uncertainties
is not appropriate.
Motion made by Commissioner Ellmore and seconded by Commissioner Kleiman to
approve the staff recommendation.
AYES: Ellmore, Klaustermeier, Koetting, Rosene, Kleiman
NOES: Weigand
RECUSED: Lowrey
ABSENT:
VIII. STUDY SESSION
SS3-403
ITEM NO. 3 INITIAL DRAFT OF THE GENERAL PLAN HOUSING ELEMENT UPDATE
(PA2017-141)
Site Location: Citywide
Summary:
The Housing Element is a mandatory element of the City's General Plan that requires
periodic review and updating. It is a comprehensive statement of housing goals and
policies that are closely correlated with other elements of the General Plan. The next
update to the Housing Element must be adopted by mid-October of 2021. The draft
update provides for the City's 4,845 -unit allocation of the 6th Cycle of the Regional
Housing Needs Assessment (RHNA), a State mandate, as well as relevant
supporting policies consistent with State Housing Element laws.
Recommended Action: Review, discuss and provide input and direction to staff.
Deputy Community Development Director Campbell reported staff seeks the Planning
Commission's input and comments regarding the draft Housing Element. Input and
comments from the public have informed the draft Housing Element. Staff will present it to
the City Council later in the month.
Senior Planner Ben Zdeba related the history of the General Plan Update Steering
Committee (GPUSC) and the Housing Element Update Advisory Committee (HEUAC) and
reviewed Listen & Learn and Housing Element Update workshops and methods of
advertising the Housing Element Update. Staff plans to present the draft Housing Element
to the Council on April 27, 2021 and seeks authorization to submit it to the California
Department of Housing and Community Development (HCD) on May 14, 2021. HCD has 60
days to review the draft Housing Element and provide their findings such that the HEUAC
may review the findings and offer potential changes on August 4, 2021. Planning
Commission review and recommendation are tentatively scheduled for September 9 and
September 23 respectively. Finally, Council certification of the Environmental Impact Report
(EIR) and adoption of the Housing Element could occur on October 12, 2021, with staff
submitting the adopted Housing Element to HCD on October 15, 2021.
David Barquist, Kimley-Horn & Associates, advised that the draft Housing Element is an
initial draft. The first public review period closes at the end of the month. Additional
revisions will be made to the draft Housing Element to comply with statutory requirements
and to reflect community concerns. The Introduction section sets the stage for the policy,
its relationship to the General Plan, and the overall organization of the document. The
Community Profile section is a demographic, econometric analysis of the existing
community and sets a framework of initial need. The Housing Constraints and Resources
section relates to governmental and nongovernmental constraints, contains an analysis of
fair housing, and summarizes the resources available to address housing issues. The
Housing Plan section contains the policies to accommodate and implement housing
growth through 2029. The Appendices support the analysis. The Adequate Sites Analysis
explores the feasibility of sites accommodating future housing. The Regional Housing
Needs Assessment (RHNA) is an estimate of the housing growth need for 2021-2029.
The City's RHNA is 4,845 units. The City must show the capacity to accommodate future
growth within its policy program. The City is required to provide the capacity for growth,
not to build housing units. After subtracting projections for accessory dwelling unit (ADU)
growth, projects in the pipeline, and remaining available sites in the 5` Cfoycle from the
SS3-404
RHNA number, the net remaining need is 2,645 units, which the draft Housing Element
accommodates. The community identified focus areas for development, and the HEUAC
evaluated candidate sites, analyzed the feasibility and potential feasibility of future housing
sites, and identified an inventory of sites with the highest potential for redevelopment in
the future. Only the sites identified in the inventory are needed to accommodate the City's
RHNA allocation. Development potential is the capacity to accommodate growth, and the
City is required by law to demonstrate its ability to accommodate growth. The sites are
used as a basis to frame the City's future policy and regulatory amendments to
accommodate growth. He reviewed the five steps of calculating development potential for
sites in a focus area. Public comment from workshops and HEUAC meetings suggested
reevaluation of the sites methodology to establish a more equitable distribution of units
Citywide, reconsider the distribution of affordability in each focus area, and revise
assumptions for development potential. The HEUAC generally supports revising the
assumptions. The Airport Area was a key strategy of the 4th and 5th Cycles; the proposed
average density is 50 dwelling units per acre (du/ac); and redevelopment of 25 percent of
the area is needed to accommodate growth. The West Newport Mesa Area provides
opportunities for reinvestment and redevelopment, partnerships between public and
private organizations, and housing for local workers of various income levels; the
proposed average density is 45 du/ac; and redevelopment of 30 percent of the area is
needed to accommodate growth. The Dover/Westcliff Area can support increased density
that is compatible with surrounding uses; the proposed average density is 30 du/ac; and
redevelopment of 40 percent of the area is needed to accommodate growth.
In response to Chair Weigand's inquiry, Deputy Community Development Director
Campbell indicated there are no changes proposed for Mariners' Mile. The focus area is
along Dover Drive.
In reply to Commissioner Koetting's request, Mr. Barquist explained the 5th Cycle as the
planning period from 2014 to 2021.
Mr. Barquist stated the Newport Center Area has seen recent residential developments;
the City anticipates additional development opportunities for housing; the proposed
density is 45 du/ac; and redevelopment of 25 percent of the area is needed to
accommodate growth.
Deputy Community Development Director Campbell reported the Sight Plane View
Ordinance was adopted in 1972 and carried forward in three existing Planned
Communities in the Newport Center Area. The ordinance basically limits buildings to a
height of 32 feet. Buildings may be taller as long as they are below the sight plane. The
increased densities have the potential to cross the sight plane.
In answer to Chair Weigand's query, Deputy Community Development Director Campbell
indicated there are multiple points where the Ordinance can be addressed. Staff hopes
the Planning Commission will leave the sites in the draft Housing Element because there
are opportunities for future developments not to exceed the sight plane. A future housing
overlay can also identify development standards for buildings to remain below the sight
plane. The Ordinance is unique in Newport Beach, but all properties are subject to the
Zoning Code protections for views.
In response to Vice Chair Lowrey's inquiries, Deputy Community Development Director
Campbell advised that the sight plane was implemented through an ordinance rather than
SS3-405
a private easement. He indicated he is not aware of the sight plane requirement appearing
on real property titles.
Mr. Barquist related that the Coyote Canyon Area is a closed landfill, but a portion of it is
an ideal opportunity for residential development; the proposed density is 40 du/ac; and
redevelopment of 100 percent of the portion is needed to accommodate growth. A
developer and the County of Orange have expressed interest in redeveloping the property.
In response to Chair Weigand's query, Mr. Barquist stated one entity owns and controls
the Coyote Canyon property.
Mr. Barquist reported the Banning Ranch Area is considered unlikely for redevelopment
under Scenario 1; the proposed density is 30 du/ac; and redevelopment of 100 percent of
the area is needed to accommodate growth. The total development potential for all the
focus areas is 9,937 units, which is greater than need in order to provide a buffer. The
buffer protects the City from the no net loss provisions of Senate Bill (SB) 166.
Deputy Community Development Director Campbell reiterated that the HEUAC will review
the comments from HCD in August and propose changes to the draft Housing Element,
which will then undergo the review process again. The EIR will be ready for review along
with the revised draft Housing Element in the fall.
In answer to Commissioner Rosene's questions, Deputy Community Development
Director Campbell advised that staff intends to allow property owners with ADUs to self -
certify the uses of ADUs. If the self -certification complies with criteria for a particular
income level, the City will take credit for the ADU. The proposed inclusionary housing
policy obligates the City to adopt an inclusionary housing ordinance within 24 months and
to implement an interim policy. In the 4t" Cycle, the Housing Element included an
inclusionary housing policy at 15% and provided an exception for smaller housing
developments. Those types of details will be discussed with the interim and permanent
policies.
In reply to Commissioner Kleiman's inquiries, Deputy Community Development Director
Campbell indicated the policy actions contained in the draft Housing Element establish the
need to take zoning actions. Development standards can be included in those zoning
actions, which the Planning Commission will review as proposed ordinances. Once the
Housing Element is adopted, the City has three years to create zoning strategies. The
City's responsibility is to create a plan that provides opportunities to accommodate future
growth required by the RHNA allocation. The City does not control the destiny of the
Banning Ranch Area, but it can provide the zoning that allows residential development in
the Banning Ranch Area. The HEUAC and staff reviewed each parcel in the focus areas
and discussed the feasibility of redevelopment of each parcel. The proposed densities do
not include density bonuses. In discussing proposed densities, staff and the HEUAC
considered compatibility with the surrounding area and existing development. The
financial feasibility of redeveloping sites was not considered. The EIR could be
challenged, which could unravel the process. Kimley-Horn & Associates, a reputable and
credible firm, is preparing the EIR and traffic analysis.
In response to Commissioner Koetting's queries, Mr. Barquist explained that information
in the Housing Element must conform to statutory requirements, which in many respects
SS3-406
dictate the organization of the Housing Element. Most cities' Housing Elements will follow
the same framework.
Commissioner Koetting felt the credits for projects in the pipeline, ADU growth, and
remaining 5th Cycle sites need to be emphasized to the community. Deputy Community
Development Director Campbell clarified that the Housing Element will not affect existing
uses but add an opportunity for housing under certain rules. Staff has sent two letters and
will be sending a third letter to owners of opportunity sites inquiring about their interest in
redeveloping their properties. Some property owners have replied with interest. In
addition, staff has met with some property owners. The percentages for redevelopment
are necessary to meet RHNA, but whether those percentages will be realized over time is
unknown. The redevelopment percentages are reasonable assumptions for a planning
document. The County has a development agreement with Tait and Associates to develop
a golf course on the Coyote Canyon property. Staff in conjunction with Tait and Associates
identified the 22 -acre area as not impacted by the landfill. If Tait and Associates
determines it can provide a project with 20% affordable housing rather than the assumed
35 percent, the Housing Element has to provide the difference in other focus areas or
within 180 days the City will have to rezone property to provide the difference. This is
where the buffer comes into play.
Vice Chair Lowrey preferred low- and very -low-income housing be distributed across focus
areas instead of concentrated in the Airport Area. Because the EIR for the previous
Banning Ranch project is invalid, a new development project in the Banning Ranch area
may be able to provide more affordable housing than assumed. Deputy Community
Development Director Campbell reported affordable housing has been reallocated slightly,
but staff will look again at Banning Ranch.
In answer to Commissioner Ellmore's inquiries, Deputy Community Development Director
Campbell explained that the Airport Area, Newport Center, and West Newport Mesa are
ripe for densification because of the proximity to transit and jobs. The Dover/Westcliff
Area is a lower -density community. The density for the Banning Ranch Area is low
because of the limited amount of land. In the previous project, the Coastal Commission
identified less than 15 acres of development that was free of any environmental constraint.
The exact number of acres available for development is unknown.
Commissioner Ellmore recommended staff consider lowering the density in the Airport
Area and increasing density in the Banning Ranch Area.
Vice Chair Lowrey noted Fashion Island and the Airport Area are the City's business
centers. The higher densities for those areas require some thought. The undeveloped
Banning Ranch Area may be more appropriate for higher density.
In reply to Chair Weigand's questions, Deputy Community Development Director
Campbell noted that market -rate housing in a mixed -income development is necessary to
finance the affordable housing. While zoning for market -rate housing is not necessary for
the 6th Cycle, it is a component of financing and constructing affordable housing. Typically,
developers include the minimum number of affordable housing units required and the
minimum number the development can afford. Developers may be able to construct more
affordable housing in a development than required. Encouraging developers to provide
more affordable housing is not part of the draft Housing Element. Projects with higher
affordability are financed differently, and the amount of the subsidy is small. Mr. Barquist
SS3-407
added that the draft Housing Element indirectly encourages the City to meet and confer
with affordable housing developers.
Chair Weigand believed the projected number of ADUs could be more aggressive, and
strategies need to be applied to that. Increasing senior housing and assisted living units
would be good because seniors use fewer City services. The discussion needs to
consider the impacts of increased housing and the omission of development impact fees
for projects with less than 50 units on the City. He expressed concern about replacing
recreation areas with housing. The process needs to slow down. He preferred to fight
something like this because he does not want the character of the City to change to meet
this arbitrary demand. Deputy Community Development Director Campbell indicated an
increase in senior housing would coincide with the aging population of Newport Beach.
Senior housing is usually welcomed into the community.
In answer to Commissioner Koetting's query, Deputy Community Development Director
Campbell indicated Sites 1-16 can be found on page B-37. The list of sites will be updated.
Commissioner Kleiman agreed with the concern about this changing the character of the
City, particularly proceeding with no protections. The City should zone for a maximum
number of units so that applications for unwanted developments are not submitted and
future RHNA allocations do not increase exponentially. Deputy Community Development
Director Campbell reported the Council directed staff and the HEUAC to develop a plan
to comply with the City's RHNA allocation. Staff shares the concern about changes to the
community over time. The Council is reviewing other ways to push back
Jim Mosher remarked that zoning overlays provide development opportunities and
protections for property owners. HCD expects the City to address its comments and not
much else. Because of the grace period, there is no penalty if the Council adopts the
Housing Element by February 15, 2022. Adoption in December may be more reasonable
than in October. He inquired whether the draft Housing Element sent to HCD for review
would be made available to the public.
Deputy Community Development Director Campbell explained that staff will revise the
draft Housing Element to comply with HCD's comments. Chair Weigand questioned
whether HCD could complete its review in 60 days.
Debra Allen, Harbor View Hills Community Association, commented that the sight plane
ordinance is a constraint on development, and residents want the ordinance to continue.
Property owners for five sites subject to the sight plane ordinance have expressed interest
in redeveloping their properties to provide residential uses. The proposed overlay may be
difficult to remove in the future.
Chair Weigand wanted to protect the sight plane ordinance. The residents' concerns are
legitimate. Community Development Director Jurjis advised that staff would ensure the
Council is aware of the sight plane ordinance.
In response to Commissioner Kleiman's inquiry, Community Development Director Jurjis
reported the Housing Element will not supersede the sight plane ordinance. The Council
has notified him that it wants to preserve the sight plane ordinance.
Commissioner Kleiman also wanted to maintain the sight plane ordinance.
SS3-408
Nancy Scarbrough believed more things need to be done, such as learning whether
affordable housing developers can provide projects with more than 10 percent affordable.
The draft Housing Element has to be right before it is submitted to HCD.
John Loper requested an overlay zone for the Via Lido Plaza. The large amount of surface
parking would be a good site for housing. During the 5th Cycle, mixed-use developments
were allowed on surrounding properties.
In reply to Chair Weigand's query, Deputy Community Development Director Campbell
reported the Via Lido Plaza site was not considered because it was not zoned for mixed
use in the 5th Cycle. The Peninsula area was not considered for densification. Staff will
talk with the property owner, and the Council may consider the request.
In answer to Commissioner Koetting's question, Deputy Community Development Director
Campbell believed the Coastal Commission is more amendable to housing in the Coastal
Zone than in the past and wants to see the preservation of existing density. The
Environmental Justice Policy, which the Coastal Commission recently adopted, suggests
principles for the Coastal Commission's review of applications. Weighing the housing
crisis with environmental constraints on Banning Ranch is within the Coastal
Commission's purview. Staff addressed identification of the Banning Ranch site for
housing with Coastal Commission staff and received little definitive feedback.
In response to Vice Chair Lowrey's inquiries, Deputy Community Development Director
Campbell related that mortgage revenue bonds from the County helped finance the
Uptown Newport project and will probably be used in future projects. The draft Housing
Element contains policies for homeless shelters. Most of the time, affordable housing is
not feasible.
Commissioner Klaustermeier noted a low percentage of parcels is projected to redevelop.
An overlay is proposed for a large number of parcels and should be approached
cautiously. Deputy Community Development Director Campbell clarified that the overlay
would be available until production achieves the targeted number of units and then would
cease to exist. Staff does not want to create an overlay that exists in perpetuity.
In reply to Chair Weigand's query, Deputy Community Development Director Campbell
advised that the HEUAC will be on hiatus until HCD provides its comments. To change
the composition of the HEUAC would require Council action. Commissioners can
voluntarily participate in HEUAC meetings. Staff could present HCD's comments to the
Planning Commission as well as the HEUAC.
IX. STAFF AND COMMISSIONER ITEMS
ITEM NO. 4 MOTION FOR RECONSIDERATION
None
ITEM NO. 5 REPORT BY THE COMMUNITY DEVELOPMENT DIRECTOR OR
REQUEST FOR MATTERS WHICH A PLANNING COMMISSION
MEMBER WOULD LIKE PLACED ON A FUTURE AGENDA.
SS3-409
Deputy Community Development Director Campbell reported on March 23, 2021, the
Council adopted the wine tasting ordinance, authorized the General Plan Update progress
report, and approved a one-year waiver of business license fees for businesses that were
forced to closed due to the pandemic. A virtual workshop regarding the Circulation Element
Update was held April 5, 2021. The April 22, 2021 Planning Commission will be canceled.
Currently, four applications are scheduled for the Planning Commission's May 6, 2021
meeting. Staff will present the draft Housing Element and the Mariners' Mile mixed-use
project to the Council on April 27, 2021.
Jim Mosher believed paper copies of the draft Housing Element would assist the public's
review of the document.
ITEM NO. 6 REQUESTS FOR EXCUSED ABSENCES
None
X. ADJOURNMENT — 8:58 p.m.
The agenda for the April 8, 2021, Planning Commission meeting was posted on
Friday, April 02, 2021, at 2:20 p.m. in the Chambers binder, on the digital display
board located inside the vestibule of the Council Chambers at 100 Civic Center
Drive, and on the City's website on Friday, April 02, 2021, at 2:15 p.m.
Erik Weigand, Chairman
Lauren Kleiman, Secretary
SS3-410
Attachment D
Housing Element Update Advisory Committee's Affordable Housing Subcommittee Final
Memo, dated February 17, 2021
SS3-411
Housing Element Update Advisory Committee - February 17, 2021
Item No. V(a) - Attachment 2a
Subcommittee Progress Reports
Housing Element Update Advisory Committee
Report of Subcommittee on Affordable Housing
Subcommittee Members Bloom, Fruchbom and Tucker
February 2021
Introduction
The Southern California Association of Governments ("SCAG") has assigned the City of Newport Beach
(sometimes, the "City") a Regional Housing Needs Allocation ("RHNA") of 4,834 housing units for its 6th
Cycle Housing Element. Accordingly, under State law the City must adopt an updated Housing Element
that plans for at least 4,834 units to be built over the 8 -year planning period ending in October 2029.
Each agency's RHNA must segment its allocated units into four different income categories: Very -Low
(affordable to those earning less than 50% of the area median income ("AMI")), Low (earning less than
80% of AMI, but 50% or more of AMI), Moderate (earning less than 120% of AMI, but 80% or more of
AMI) and Above Moderate (earning 120% or more of AMI).
The City's RHNA for units affordable to those in the Very -Low income category is 1,453 units and is 928
units for those in the Low-income category. While State law does not require the City to ensure any
housing is built, the City's update to its Housing Element is required to identify the specific locations
where its RHNA is to be planned. Those locations are required to be listed in a Sites Inventory Form
("Form") promulgated by the State Department of Housing and Community Development ("HCD"). The
Form also requires the City to identify for each location listed (each a "Site" or collectively, the "Sites")
the income categories that Site is anticipated to help accommodate. The information about each
location from the Form will be included in a Table in the updated Housing Element called the Sites
Analysis and Inventory Summary (the "Sites Inventory").
Executive Summa
The Affordable Housing Subcommittee ("Subcommittee") is comprised of members of the Housing
Element Update Advisory Committee ("Committee") with experience in, and knowledge about,
developing and financing affordable housing. The Subcommittee believes that the Committee and the
City Council decision making process would benefit from general information about the methods used
to incentivize the production of affordable housing units and the complexities involved.
As noted above, housing affordability is determined based upon AMI which for Orange County cities is
the countywide median income of $103,000 in 2020 for a family of four. Of course, the greater the
average rents in a city, the less affordable its housing generally will be. Rents would have to be
materially discounted in coastal cities such as Newport Beach to fit the definition of being affordable to
the Very -Low and Low income earners. A property owner cannot be expected to voluntarily discount
rent without the effects of such discount being offset by a direct subsidy and/or other incentives and/or
through beneficial provisions included in any mandate for affordable housing.
Such subsidies, incentives and beneficial mandates exist in Federal and State law today and could also
be created by local laws at the discretion of the City Council. Simply put, affordable housing production
is almost entirely dependent upon making use of the benefits found in a complex web of laws and
regulation adopted by Federal, State and local governments, primarily in the Internal Revenue Code, the
State Government Code and city Municipal Codes. The greater the value of land in a jurisdiction, the
greater the subsidies, incentives and/or beneficial mandates that become necessary to prompt
SS3-412
Housing Element Update Advisory Committee - February 17, 2021
Item No. V(a) - Attachment 2a
Subcommittee Progress Reports
production of affordable housing units. An example of the magnitude of the reduction of value that
would result from discounting rent in Newport Beach is set forth in Schedule 1 attached to this Report.
There are four primary governmental programs/mandates (the "Programs") intended to provide enough
incentive alone, or in connection with other Programs, to trigger development of affordable housing:
(1) Federal Low Income Housing Tax Credit Program that uses 9% tax credits ("9% LIHTC");
(2) Federal Tax -Exempt Bond financing with 4% Low Income Housing Tax Credits ("4% LIHTC");
(3) State Density Bonus Law; and
(4) Local inclusionary housing ordinances which require (i) affordable units to be built in new projects,
(ii) contribution of Sites for affordable housing projects as part of project entitlement exactions and/or
(iii) fees to be paid by project developers in lieu of providing affordable housing units.
Users of 9% LIHTCs develop new projects that are 100% affordable units while those who make use of
the other Programs described above develop market rate housing that also includes some affordable
housing units in their projects. Because of the size of the subsidies that can be necessary, projects which
use 9% LIHTCs or 4% LIHTCs may also need to avail themselves of the Density Bonus Law and/or local
inclusionary zoning ordinances. The market and demand for LIHTCs is very well defined and orderly in
large measure because another Federal law, the Community Reinvestment Act, provides incentives for
banking institutions to be buyers of LIHTCs and otherwise provide credit facilities for affordable housing
projects or projects that include affordable housing units.
Since the benefits of the 9% LIHTCs, 4% LIHTCs and Density Bonus Law already exist in Federal and State
law, no action is required by the City Council for such programs to be used. At the local level, additional
policies and strategies described in Paragraph VII below could also be implemented by the City Council
to further encourage affordable housing development in the City.
Due to the high value of land in the City, the Subcommittee believes that affordable housing in the City
will need to be planned as rental housing rather than for sale housing. And because candidate Sites for
larger scale, or even moderately sized, rehabilitation projects do not appear to exist in the City to any
meaningful extent, the various approaches to planning for affordable housing described below can be
expected to generate newly constructed affordable units rather than rehabilitation of existing units.
Limited Scope of Report
The summary information below is not intended to be comprehensive since that would require a level of
detail well beyond what the Committee and the City Council need to consider in making their
recommendations and decisions, respectively. Accordingly, nuances and exceptions that are inherent in
any statutory framework may not have been covered in this Report. Nonetheless the summary
information should be sufficient for the reader to understand the basics of each Program and to gain an
appreciation of some of the complications, limitations and restrictions involved in using one or more of
the Programs to create affordable housing units.
IV Availabilitv of Sites to Meet Lower -Income RHNA
SS3-413
Housing Element Update Advisory Committee - February 17, 2021
Item No. V(a) - Attachment 2a
Subcommittee Progress Reports
The first step in planning for an affordable housing project or units is of course, to identify a Site. Each
potential Site will be owned by someone or some entity. Broadly speaking, Sites will be owned by the
City, by other governmental agencies or by private interests (whether for profit or not for profit).
Vacant sites that are under the control of a public entity are the most ideal candidates to be explored
for affordable housing potential. Unfortunately, the City owns very little property that is not already
developed and being used under ground lease agreements (e.g., Balboa Bay Resort, Beacon Bay, Lido
House Hotel), or being used by the City itself as part of its operation (e.g., Utilities Department, Police
Headquarters, Fire Stations, a Corporate Yard, Oasis Senior Center, City Hall and many parks and some
open space).
While some affordable units could be planned on what little property is owned by the City that is not
already in use (or underutilized), and perhaps on property within the City owned by other public
agencies (e.g. County of Orange), most of the City's lower-income affordable units will have to be
planned on private property. And most of that property will not be owned by non-profit entities.
Accordingly, most of the opportunities for affordable units will have to be planned as infill projects on
existing developed properties. HCD refers to such property as "non -vacant" Sites in its Housing Element
Sites Inventory Guidebook published in June 2020 (the "Guidebook"). However, it should be noted that
the Guidebook (at Page 27) states that the existing use of a non -vacant Site will be presumed to impede
new or additional residential development on the Site unless the Housing Element describes findings
based upon "substantial evidence" that the current use of the Site will likely be discontinued during the
planning period. Examples of substantial evidence are set forth in the Guidebook.
The Subcommittee believes that Sites where units affordable to lower income residents may be most
feasible will be locations where moderate and market rate housing can also be developed in so-called
"mixed income" developments. But private property owners are under no duty to plan for or build
housing, and in particular housing affordable to those in the lower income categories. Accordingly, the
City and HCD should anticipate that virtually all private property owners can be expected to act in their
economic self-interest, and therefore cannot be expected to plan for, redevelop or sell their properties
for a housing use unless there is a clear financial benefit for the owner that more than offsets the
burden (time, effort and money) and risk (construction, marketplace, future rent control and even "rent
strikes") of planning for housing, including affordable housing, in place of, or in addition to, the current
use of the property.
V Details of Programs
A. Availability of 9% LIHTC:
In considering policies and strategies to address the City's lower income RHNA it will be helpful to
generally understand the workings of the Programs. The Program most utilized in financing affordable
housing projects is the 9% LIHTC Program, but the financing of such projects is the most complex. Under
the 9% LIHTC Program, chosen projects are awarded Federal income tax credits equal to 9% of the
eligible costs of that project each year for 10 years. The tax credits are made available to each State
every year pursuant to Federal law. The amount of the tax credits available to projects in each State is
based upon a per capita amount set by Federal law, multiplied by the number of people in the State. A
housing authority in each State is empowered to decide which projects are awarded those tax credits.
In California, the California Tax Credit Allocation Committee ("TCAC") awards the tax credits pursuant to
a competition conducted twice per year. Each State has a Qualified Allocation Plan whereby the State
publishes factors that the State finds important in allocating its tax credits. Affordable housing
SS3-414
Housing Element Update Advisory Committee - February 17, 2021
Item No. V(a) - Attachment 2a
Subcommittee Progress Reports
developers submit their projects to TCAC which selects the "winners" based upon a point scoring
criteria. The tax credits are allocated to various regions in the State (Orange County is one such region)
and then projects in those regions compete for the tax credits which are allocated to as few as 1-2
projects in each competition period. The 9% LIHTCs are almost always allocated only to 100% affordable
housing projects since market rate units are not entitled to claim the credits, and of course the point of
the tax credit program is to generate affordable units. The developer must make an election as to which
of three alternative rent affordability levels its project will be bound and those restrictions on rent must
stay in place for 55 years. Each 100% affordable housing project involves a non-profit entity as the
developer or co -developer in order to qualify for a property tax exemption that is crucial to keeping
operating costs as low as practicable.
The competition for 9% LIHTCs is intense with the number of projects competing for the 9% LIHTCs far
exceeding the tax credits that become available each year. It is not unusual for a project to have to
apply for tax credits twice or more before succeeding, and some projects never succeed. The credits can
be "sold" to investors and the money paid for the credits is used to pay a significant portion, but not
nearly all, of the costs of a 100% affordable housing project. So, in addition to the proceeds from selling
the tax credits, the winning developers must also arrange for one or more other sources of funding to
cover the costs to develop the project not covered by the 9% LIHTCs. Traditional financing is one source
but when combined with tax credits proceeds, additional financing is generally still required. Those
other sources of funds can be from Community Development Block Grants, other Block Grants, State
Housing Trust Funds, County or Federal Affordable Housing Programs, National Housing Trust Fund or
even charitable contributions from Foundations.
Typically, a 100% affordable housing project has at least 4 sources of funding, which means time, effort
and money has to be spent to secure each layer of the "stack' of financing necessary to move forward
with a 100% affordable housing project. If the additional money comes from certain government
sources, such as State Affordable Housing Bonds approved by the electorate and sold by the State, the
project labor must be paid prevailing wage which in turn means significant added labor costs which has
the perverse effect of causing construction of affordable housing to be more expensive to build than
other housing where paying prevailing wage is not required by law.
Projects financed in part by 9% LIHTCs are typically no larger than 150 units and most are much smaller.
TCAC has placed a funding cap on the amount that can be allocated to any one project. And since a goal
of affordable housing is to locate residents near jobs and services, units affordable to lower income
residents are not concentrated in one area. A March 2020 study by the Terner Center for Housing
Innovation at UC Berkley found that of the 653 9% LIHTC projects built in California from 2008 to 2019,
only 50 (7.7%) were larger than 100 units, while 155 (23.7%) were less than 40 units and 448 (68.6%)
were between 40 and 100 units. According to the Terner study the average project size was 55 units
mostly in buildings under 3 stories. Because of the small size of the typical 9% LIHTC project, they do
not achieve economies of scale, so they are less economically efficient to build. And due to the rent
structure of the units, the units do not financially work with more expensive construction techniques
used to achieve higher density such as a "wrap" product where a parking structure is built in the center
of a project and the housing units then wrap around the parking structure, or a "podium" product where
a concrete parking structure is built below ground and/or one or two stories starting at grade with the
housing units above. Because 100% affordable housing projects are generally lower density, they
occupy more land per unit. In costly land locations, that can materially increase the per square foot cost
of the overall project compared to locations with less costly land.
SS3-415
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Item No. V(a) - Attachment 2a
Subcommittee Progress Reports
Due to the competition for 9% LIHTC, and the nature of geographical competition in the State for the tax
credits, the tax credits are distributed broadly across the State by TCAC, thereby ensuring that no
geographical area is materially over -represented. So even if Newport Beach had an abundance of land
available for 100% affordable housing projects, it would not necessarily receive enough 9% LIHTCs to
help finance all or most of its 100% affordable housing Sites. Although it should be noted that if
Newport Beach is deemed a so-called "high resource area" (in general, high resource areas have a lower
poverty rate, are more suburban and have a greater share of non -Hispanic White households), it may be
more favorably considered for 9% LIHTC if project proponents with land in Newport Beach applied.
Given the economic realities of 100% affordable housing projects, as a general rule, 100% affordable
housing projects need free or very low-cost land, whether in fee or via a long-term ground lease at
minimal rent, so that adds to the challenge of finding Sites for such projects. Land for 100% affordable
projects more often becomes available due to unique circumstances within a jurisdiction than happens
with larger scale market rate or mixed income projects. Agencies, advocates and developers actively
seeking to find 100% affordable housing sites look for unusual situations where land that is not being
used, or is being inefficiently used, could become an affordable housing site. Some examples would be a
parking lot on public property, or excess church land where serving lower income individuals is part of a
Church's mission, or abandonment of a use on public land, or as part of a master development plan
where perhaps there is a street abandonment or realignment that might create an available land area
that could be used for affordable housing units. In other words, with 100% affordable housing projects
there is more frequently an atypical source of land, and often these sites are small. Of course, the
costlier the land, the more money that has to be raised to effectively reduce the land costs enough to
enable a 100% affordable housing project to proceed.
Lastly, because of the number of financing sources involved in putting together a stand-alone 100%
affordable housing project as described above, it takes quite a bit of time to find a Site, design and
entitle a project, compete for the 9% LIHTCs, assemble the remainder of the financing stack and
complete a project from start to finish which means that the volume of 100% affordable housing
projects that can be expected over the 6th Cycle RHNA could be somewhat limited even for agencies that
make every effort to assist in the development of such projects. Given the constraints on what can be
paid for land and the competition for tax credits that cannot be expected to be concentrated in one
community, the Subcommittee believes it would be optimistic to plan for 100% affordable housing
projects to satisfy more than a modest portion of the sizable lower-income RHNA of the City.
B. Availabilitv of Tax -Exempt Bond Financine with 4% LIHTCs:
Another Federal program allows the use of tax-exempt bond financing for certain "private activities"
such as affordable housing if at least 50% of the eligible project costs come from such bond financing. A
project that includes a stipulated amount of affordable housing and uses tax-exempt bond financing is
automatically eligible for 4% LIHTCs. An important feature of bond financing arises because the interest
paid on the bonds is tax exempt and therefore the interest rate that lenders are willing to accept is
lower than the market rate for financing where the interest paid is taxable. The lower the interest rate
on project debt, the lower the debt service payments will be. The lower the debt service, the more
project debt the same net operating income of a project will be able to pay - - thus increasing financing
proceeds available to cover project costs.
In housing projects that use tax-exempt bond financing, the trade-off is that at least 20% of the units in
the project must be affordable based upon a specified income criteria. But since most of the units in
such projects would be market rate housing, the tax credit only applies to the "applicable fraction" of
the eligible costs that can be allocated to the cost of developing the affordable units in a project. The
SS3-416
Housing Element Update Advisory Committee - February 17, 2021
Item No. V(a) - Attachment 2a
Subcommittee Progress Reports
applicable fraction is the lesser of the affordable units as a percentage of total units, or the affordable
unit square footage as a percentage of total project square footage (so as to ensure the average square
footage of affordable units will be roughly equivalent to the average square footage of other units in the
project). And instead of 9% of eligible costs being the credit amount that can be taken each year for ten
years, it is only 4% per annum and only then equal to the applicable fraction of the eligible costs
allocable to the affordable units. However, because of the keen competition for 9% LIHTCs, 100%
affordable housing projects are sometimes financed using 4% LIHTCs and tax-exempt bonds even
though at 4% of eligible costs, the maximum tax credit amount for such a project would be less than half
of the value of the tax credits in a project which is awarded 9% LIHTCs. 100% affordable housing
projects using 4% LIHTCs would require additional grant type funds to cover much of the difference
between the value of 9% credits and 4% credits.
Each State has a limit on how much private activity tax-exempt bond financing can be issued by it each
year since that type of financing has an effect on the Federal budget. Other private activities that are
authorized to use tax-exempt bond financing and thus compete for the finite amount of such financing
that is available are: certain infrastructure financing, financing of certain types of industrial facilities,
funding of student loans and funding of home mortgage loans. In recent years the demand for private
activity tax-exempt bond financing has also greatly exceeded supply. Since tax-exempt bonds must be
issued by a governmental agency (with the permission of the State), the agencies get to decide which
types of activities they prefer to see funded. Because an agency has no financial risk in issuing the
bonds, the State or other agencies is at liberty to allocate the limited supply of tax-exempt bonds to uses
other than affordable housing for reasons peculiar to each State (even though affordable housing is the
only such use that also receives the benefit of the 4% LIHTCs).
An additional important factor inherent in the use of tax-exempt bond financing is that significant
additional costs are involved in the issuance of bonds. The bond buyers in many cases are retail
investors so such projects will usually be burdened by an underwriter, a credit enhancer (to qualify the
bond issuance for an appropriate bond rating so as to assure the bond buyers of the creditworthiness of
the investment) and a trustee to hold and disburse the bond proceeds as the project work proceeds.
Each of those functions has its own legal counsel and each function that must be performed represents
an added cost. The benefits of a lower interest rate and a higher loan amount has to more than offset
the added costs of a bond issuance and an extended period of credit enhancement costs to make tax
exempt bond financing worthwhile. If the buyer for the entire bond issuance is a bank, the costs can be
somewhat less than if the buyers are retail investors.
The benefit of the spread in interest rates between tax-exempt financing and taxable financing available
for multi -family projects has decreased rather precipitously in 2020 due to very low interest rates. So,
tax-exempt bond financing for housing is not as beneficial at the moment, although the duration of that
circumstance is anybody's guess. Since tax-exempt bond financing has been an important source of
financing for affordable housing units, a reduction in the economic incentive for using this Program
could be expected to adversely impact the number of affordable housing units that will be developed
until interest rate spreads normalize.
C. Densitv Bonus Law:
A State law requires each jurisdiction in California to grant a density bonus of a statutorily specified
percentage above and beyond the base zoning for a property in exchange for a covenant by the
property owner that a statutorily specified percentage of the project will be rented at a level of
affordability stipulated in the law. The Density Bonus Law allows for density bonuses generally from
20% to 35% of the base number of units allowed by the zoning of a Site, depending on the number of
SS3-417
Housing Element Update Advisory Committee - February 17, 2021
Item No. V(a) - Attachment 2a
Subcommittee Progress Reports
units to which the project developer covenants to provide at specified affordability levels. For instance,
if the base zoning of land would allow a 260 -unit project, a developer would be entitled to a 20% density
bonus, or 52 units (for a total of 312 units) in exchange for a covenant to develop the site with 5% of the
base units (i.e. 13 units) being affordable to "very -low income" residents. If the same developer for the
same project instead decided to raise the affordability level to "low-income" residents, then the density
bonus law specifies that the number of affordable units would have to be 10% of the base density (i.e.,
26 units). Developers can only be expected to take advantage of the Density Bonus Law if the value of
the density bonus exceeds the cost of the subsidy burden of developing the affordable units.
In addition to a density bonus, the Density Bonus Law also requires an agency to provide certain projects
which qualify for a density bonus with one or more other "incentives" or "concessions" depending on
the percentage of affordable units to which the project formally commits. An incentive or concession
could be a reduction in site development standards or a modification of zoning code or architectural
design requirements, such as a reduction in setbacks or minimum square footage requirements or other
regulatory adjustments that result in identifiable and actual cost reductions.
D. Inclusionary Housing Ordinance:
Another source of affordable units in many jurisdictions is a local inclusionary housing ordinance
("IHO"). Newport Beach no longer has an IHO since it rescinded its IHO when the 5t" Cycle RHNA was a
total of 5 units. The provisions of an IHO can vary materially from jurisdiction to jurisdiction but the
most effective IHOs are structured to generate as much affordable housing as is feasible, while not
rendering projects financially infeasible due to an excessive affordable housing mandate. In other
words, affordable housing mandates should be understood as a cost of development and if those costs
are too high, a project may be impeded from coming to fruition.
Agencies that have IHOs generally require affordable housing in every new housing project of a
minimum size. While Newport Beach does not have such a requirement citywide today, it does have an
affordable housing overlay that encumbers certain land in the airport area. That land may be used for
residential uses but in order to do so the overlay requires that a minimum of 30% of the project units
must be affordable to lower-income households in certain instances. Most of Newport Beach has no
such requirement.
Administrative Burden of Using Programs:
Use of any of the Programs in connection with development of affordable housing units will also include
the administrative burden of detailed tenant related record keeping and income verification as well as
filing of periodic reports to document compliance with Program requirements, which reports are subject
to regulatory compliance audits.
VI Planning Considerations Due to No Net Loss Law
In 2017, a material new concept was added to State law dealing with differences between what is
shown for a Site in the Sites Inventory and how that Site is actually developed. Senate Bill 166 (the "No
Net Loss Law") includes provisions that limit the loss of Sites that would include housing units affordable
to lower income households, or the reduction of units at stipulated affordability levels throughout the
planning period. For this reason, there may be instances where rezones may be required during the
planning period to accommodate the implications of this law. For example, if a Site listed on the Sites
SS3-418
Housing Element Update Advisory Committee - February 17, 2021
Item No. V(a) - Attachment 2a
Subcommittee Progress Reports
Inventory ("Subject Site") is developed but not with the unit count at the affordability levels listed in the
Sites Inventory, the City must demonstrate it has the capacity to accommodate in other locations the
units not so developed at Subject Site by affordability level. If the units not so developed by
affordability level are not able to be provided at other Sites listed in the Sites Inventory, the City would
then be required to identify and make available Sites not on the Sites Inventory to accommodate the
units by affordability level that were supposed to have been, but were not, developed at Subject Site.
Therefore, in order to avoid the potential need to compensate for Sites which are not developed in the
number, and at the affordability levels identified in the Sites Inventory as required by SB 166, the City
may want to consider planning for more units in its Sites Inventory than is required in its RHNA for 2021-
2029. In other words, the City may want to create a buffer if actual development of Sites is not
consistent with the breakdown by income category set forth in the Sites Inventory.
VII Potential Policies and Strategies to Achieve Lower -Income RHNA
Due to the No Net Loss Law, the City may want to consider policies that not only plan for Lower -Income
units, but encourage Lower -Income units to be built. Based upon the above, there are several policy
options that the City could consider that would enhance the number of affordable units likely to be built
in the 6t" Cycle planning period. However, since the alternatives are policy choices, the Subcommittee
recommends that this Report be forwarded to the City Council for consideration since the Committee is
not the body that makes policy decisions. In evaluating policy choices, the City Council may want to be
mindful that in a built -out city, encouraging Sites to be rezoned for housing means that a current use will
be discontinued. Prior policy goals of the City included having a jobs/housing balance. The 6t" Cycle
RHNA, in effect, prioritizes housing uses in the City to a greater degree than has previously been the
case.
Potential policy and strategy alternatives available to the City to foster more affordable housing would
be:
1. For publicly owned properties, encourage the owner to make some of the land available to an
affordable housing developer at little or no cost. Some examples would be: (a) The airspace above the
parking lot at the Courthouse owned by the County of Orange at the Northwest corner of Jamboree and
Birch; (b) City property that might be able to accommodate housing while continuing to accommodate
its current use; (c) City parking lots that could have housing built over the parking area; and (d) the
vacant site at the Dunes that is owned by the County of Orange and zoned for a family inn might be able
to also accommodate a site for affordable units to offset the demand for workforce housing that a
family inn use will generate.
Additionally, Newport -Mesa School District owns land adjacent to Banning Ranch, although that land is
not currently located in the City. Because the NMUSD land is in the City's Sphere of Influence, that legal
status has its own set of rules as to which jurisdiction gets RHNA credits for any units that are planned
for the property under HCD guidelines. The City should ask NMUSD to plan for housing on this Site and
further the City and NMUSD should ask the City to be given the RHNA credit for those units to the extent
NMUSD plans the Site for housing due to the impetus of the City.
2. Non-profit users that might be able to accommodate housing in a portion of their parking lots - - such
as churches if affordable housing were part of their missions.
SS3-419
Housing Element Update Advisory Committee - February 17, 2021
Item No. V(a) - Attachment 2a
Subcommittee Progress Reports
3. For larger parcels that are not presently zoned for housing, enter into a development agreement to
grant housing entitlements in exchange for an obligation by the owner of the Site to convey a portion of
the Site to an affordable housing developer at little to no cost (or address in # 8 below).
4. For land in parts of town where land is very valuable due to ocean views, enter into a development
agreement to grant entitlement for housing in exchange for an obligation by the owner to pay an
affordable housing in lieu fee that could be used to help offset the cost of building affordable housing in
areas of town where land is less expensive (or address in #8 below).
5. Grant entitlement density for housing that is somewhat less than optimal to encourage property
owners to utilize the Density Bonus Law which requires that an amount of affordable housing specified
in the Government Code will be built.
6. Consider modifying the existing overlay in the airport area (which requires a minimum of 30%
affordable housing units) if it is found to discourage the development of projects in that overlay area
that could otherwise contribute to affordable housing production in the City.
7. As suggested by the Guidebook, create one or more new Affordable Housing Overlays that grant a
housing use or higher density with relaxed development standards for projects that voluntarily include
some level of affordable housing within those projects.
8. Adopt an IHO that could require (i) a realistic and feasible portion of a proposed housing project to be
affordable housing; (ii) payment of an affordable housing in lieu fee on proposed housing projects that
are not required by the IHO to provide affordable housing units so money can be pooled to help
subsidize an affordable housing project elsewhere in the City; and/or (iii) for proposed projects with a
larger land area, require contribution of free and clear land for use as a 100% affordable housing
project.
9. Encourage (without regulatorily requiring) larger employers based in Newport Beach to develop or
help finance affordable housing for their lower income workers.
10. Expedite processing and plan review for projects that provide a stipulated amount of affordable
housing to enable projects to move through the process at an accelerated pace. This could also include
adoption of objective design standards and elimination of the currently existing discretionary review
process.
11. Consider waiver or reduction of development related fees for projects that provide a stipulated
amount of affordable housing in order to reduce project costs.
12. Apply for public and private grants to assist with funding of affordable housing units.
13. Consider adoption of policies or programs that incentivize and promote the creation Accessory
Dwelling Units ("ADU") beyond the minimum State housing law requirements. HCD permits cities to
apply expected new ADU development toward RHNA based upon a three-part approach: (i)
development trends (considering ADUs permitted in the prior planning period or more recent trends);
(ii) anticipated affordability; and (iii) providing resources and/or incentives. Regarding affordability, HCD
and SCAG have formally adopted an assumed affordability that would treat 25% of new ADUs as being
affordable to the Very -Low income category and 43% of new ADUs as being affordable to the Low
income category. To encourage and accelerate ADU construction, the City could also consider several
measures such as permit and development fee waivers, permit -ready standard plans to minimize design
and construction costs, an amnesty program for owners of illegal units to bring them into compliance,
and/or creation of a public information/outreach program to encourage ADU development.
SS3-420
Housing Element Update Advisory Committee - February 17, 2021
Item No. V(a) - Attachment 2a
Subcommittee Progress Reports
14. If implementation of the policies and strategies listed above or in the Guidebook do not generate
the necessary subsidies and incentives for the City to be able to create an "adequate sites program" (i.e.,
to identify a sufficient number of suitable and available Sites that can be planned by the City to meet its
Lower -Income RHNA), then the City may need to request a financial commitment from the State or
other governmental sources to fund the remaining subsidies necessary for the City to implement an
adequate sites program that will enable the City to plan for its Lower -Income RHNA.
VIII Potential Limiting Factors on Effectiveness of Strategies to Achieve Affordable Housi
A. Motivations of Private Property Owners:
In considering which policies to implement to enable planning for the lower income RHNA on private
property, the City will be constrained by the financial expectations of private property owners. Private
property owners are usually in business to make a profit, so to the extent affordable housing incentives
are not clearly a net positive for a private property owner, private property owners may be reluctant to
allow a housing use to be planned on their property.
B. Financial Constraints to Development Intensification of Sites:
The Guidebook suggests that if there is not sufficient land upon which affordable housing may be
located that the agency consider enacting policies that will generate enough additional benefit to
property owners to offset the costs associated with providing housing affordable to lower-income
residents. In effect, the Guidebook suggests that allowing more density and easing development
standards, such as height, setbacks, private open space to allow more housing on a Site should be
coupled with a mandate that a portion of those additional units be affordable to lower income
residents. The premise is that such intensification will allow the project to be financially feasible even
with the burden of affordable units. While the Subcommittee agrees that enabling more units on a site
can increase the value of the Site, the Subcommittee notes that at some point, adding more density in
certain locations will not necessarily make a site more valuable. For example, the more densely a
project is developed, generally the greater the height of the structures. But if the height of structures
causes them to move into a different construction class under the building code, the more expensive per
square foot the Site will become to build. Relaxing development standards could also mean a Site will
feel more crowded, making the project less appealing to market rate renters who have more choices as
to where to live. The less appealing a project is, the lower the rent per square foot that such a project
can command. In other words, at some point, adding units/square footage to a site, or relaxing
development standards will cease to generate additional economic benefit.
C. Coastal Zone Prooerties
Some of the sites that otherwise look to be feasible locations for housing are in the Coastal Zone. The
City has found that seeking development approvals of property within the coastal zone is time-
consuming, expensive and somewhat unpredictable (e.g. Banning Ranch). Given the timeframe in which
HCD expects the update to the Housing Element to be achieved, the Subcommittee believes it will be
challenging to identify affordable housing opportunities in the Coastal Zone within the 6th Cycle approval
timeframe. Accordingly, most of the City's 6th Cycle (sizable) RHNA will have to be planned on private
property outside the Coastal Zone. However, the Subcommittee suggests that City Staff nonetheless
discuss Coastal Zone alternatives with HCD and Coastal Commission Staffs to ascertain if there may be
opportunities for housing projects that could include affordable housing in the Coastal Zone that could
be approved by the Coastal Commission in a timely fashion.
SS3-421
Housing Element Update Advisory Committee - February 17, 2021
Item No. V(a) - Attachment 2a
Subcommittee Progress Reports
IX Conclusion
Public agencies such as the City are not developers, lenders or directly engaged in project -level
feasibility of development projects. For affordable housing, a city may take a more active role in
providing entitlements, perhaps some land, infrastructure and/or other components of a project, but
the overall planning and arranging financing and other funding sources of a project is primarily that of
an entity external to the City. Therefore, the City should focus on using its authority to adopt policies,
programs and regulatory considerations to directly and indirectly influence the feasibility of
development of affordable housing units in the City, and otherwise follow the recommendations in the
Guidebook to the extent practicable.
SS3-422
Housing Element Update Advisory Committee - February 17, 2021
Item No. V(a) - Attachment 2a
Subcommittee Progress Reports
Schedule 1
Loss of Value due to Discounted Rent
The cost of the subsidy to lower the rent of a unit from market rent to an affordable rent is the loss of
value that such rent discount causes to a project. Since affordable housing rent restrictions are long
term, the value reduction should be viewed as permanent. Income producing assets such as an
apartment project are valued based upon their annual cash flow generated from operations.
The cost of the subsidy would be computed by a landowner/developer in roughly the following manner:
Suppose a cursory inspection of available one -bedroom apartments in Newport Beach shows rents
averaging about $3,200-$3,500 per month for new luxury apartments, down to $1,700-$1,900 per
month for older projects. A developer of affordable housing has to choose one of two affordability
ranges, or a combination of the two: At least 20% of the units have to be affordable to those earning
50% or less of AMI, or at least 40% of the units have to be affordable to those earning 60% or less of
AMI. In Orange County, one -bedroom affordable rents are $1,149 for 50% of AMI income levels and
$1,387 for 60% of AMI income levels. These rents are subject to adjustment for family size and utilities,
but those adjustments will be ignored for the purposes of this example which is just to demonstrate the
order of magnitude of the potential loss of value due to discounting rent. Apartments projects today
are selling for 4%-5% yields tending to the lower yields as the community becomes more desirable as
would be the case with projects in Newport Beach.
Assuming a 4.5% yield and that market rents are only $1,900 per month (in reality a new or remodeled
project could command much more), then the loss of value, or subsidy, for an apartment rent
discounted to be affordable to an occupant with AMI of less than 50% of median income, would be
approximately $200,000 {($1900-$1149)x12/.045)} and would be approximately $137,000 for an
apartment affordable to an occupant with AMI of less than 60% of median income 1($1900-
$1387)x12/.045)} and these are conservative estimates. If the estimate were more aggressive, as much
as $500 might be added to market monthly rents which a selling owner might expect, and the gap would
widen by an additional $133,000 per unit. A new luxury unit renting at market for $3,000 per month
discounted to be affordable to the 50% AMI renter at $1,149 month would mean a subsidy of
approximately $494,000 {$3,000-$1,149x12/.045} per unit.
SS3-423
Attachment E
Public Correspondence Received Prior to Publishing
SS3-424
From: Debra Allen <debraeallen@yahoo.com>
Sent: Sunday, April 18, 202110:38 AM
To: Avery, Brad
Cc: Jurjis, Seimone; Campbell, Jim; Debra Allen; Brenner, Joy
Subject: Draft Housing Element and Sight Plane Ordinance City Council Study
Session April 27
Attachments: 2021 Sight Plane ordinance summary and composite map.pdf
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
Dear Mayor Avery,
We have been told that staff will present you the Draft Housing Element at your Study Session on April 27. The
Element was considered by the Planning Commission at its Study Session on April 8.. The Commission discussed
among other things the Sight Plane Ordinance which is a protected view plane granted in 1971 by the Irvine
Company to Harbor View Hills. It limits building heights in Corporate Plaza and Corporate Plaza West to roughly
32 feet. It was codified into an Ordinance in 1971 and has remained as a limit on heights ever since. I am attaching
Jim Campbell's memo and map explaining the history of the Sight Plane Ordinance, that was considered by the
Commission. The Planning Commission concluded the Sight Plane Ordinance states a long established City Policy
that should be maintained and protected in the zoning or design standards for re -development in the area it covers
when the housing element is adopted.
If you 15 minute4s or so some morning later this week or weekend, I would be happy to show you the area covered
by Ordinance. My home is just across MacArthur from City Hall. Please just let me know if you would like to
come over and see the protected view. Meanwhile, please protect the Sight Plane Ordinance.
Sincerely,
Debra Allen
President
Harbor View Hills Community Association.
SS3-425
From: Debra Allen <debraeallen@yahoo.com>
Sent: Sunday, April 18, 202110:42 AM
To: Muldoon, Kevin
Cc: Jurjis, Seimone; Campbell, Jim; Debra Allen; Brenner, Joy
Subject: Fw: Draft Housing Element and Sight Plane Ordinance City Council Study
Session April 27
Attachments: 2021 Sight Plane ordinance summary and composite map.pdf
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
Subject: Draft Housing Element and Sight Plane Ordinance City Council Study Session April 27
Dear Mayor Protem Muldoon,
We have been told that staff will present you the Draft Housing Element at your Study Session on April 27. The
Element was considered by the Planning Commission at its Study Session on April 8.. The Commission discussed
among other things the Sight Plane Ordinance which is a protected view plane granted in 1971 by the Irvine
Company to Harbor View Hills. It limits building heights in Corporate Plaza and Corporate Plaza West to roughly
32 feet. It was codified into an Ordinance in 1971 and has remained as a limit on heights ever since. I am attaching
Jim Campbell's memo and map explaining the history of the Sight Plane Ordinance, that was considered by the
Commission. The Planning Commission concluded the Sight Plane Ordinance states a long established City Policy
that should be maintained and protected in the zoning or design standards for re -development in the area it covers
when the housing element is adopted.
If you 15 minute4s or so some morning later this week or weekend, I would be happy to show you the area covered
by Ordinance. My home is just across MacArthur from City Hall. Please just let me know if you would like to
come over and see the protected view. Meanwhile, please protect the Sight Plane Ordinance.
Sincerely,
Debra Allen
President
Harbor View Hills Community Association.
SS3-426
From: Debra Allen <debraeallen@yahoo.com>
Sent: Sunday, April 18, 202110:46 AM
To: O'Neill, William
Cc: Jurjis, Seimone; Campbell, Jim; Debra Allen; Brenner, Joy
Subject: Fw: Draft Housing Element and Sight Plane Ordinance City Council Study
Session April 27
Attachments: 2021 Sight Plane ordinance summary and composite map.pdf
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
Subject: Draft Housing Element and Sight Plane Ordinance City Council Study Session April 27
Dear Councilmember O Neill,
We have been told that staff will present you the Draft Housing Element at your Study Session on April 27. The
Element was considered by the Planning Commission at its Study Session on April 8.. The Commission discussed
among other things the Sight Plane Ordinance which is a protected view plane granted in 1971 by the Irvine
Company to Harbor View Hills. It limits building heights in Corporate Plaza and Corporate Plaza West to roughly
32 feet. It was codified into an Ordinance in 1971 and has remained as a limit on heights ever since. I am attaching
Jim Campbell's memo and map explaining the history of the Sight Plane Ordinance, that was considered by the
Commission. The Planning Commission concluded the Sight Plane Ordinance states a long established City Policy
that should be maintained and protected in the zoning or design standards for re -development in the area it covers
when the housing element is adopted.
If you 15 minute4s or so some morning later this week or weekend, I would be happy to show you the area covered
by Ordinance. My home is just across MacArthur from City Hall. Please just let me know if you would like to
come over and see the protected view. Meanwhile, please protect the Sight Plane Ordinance.
Sincerely,
Debra Allen
President
Harbor View Hills Community Association.
SS3-427
From: Debra Allen <debraeallen@yahoo.com>
Sent: Sunday, April 18, 202110:49 AM
To: Blom, Noah
Cc: Jurjis, Seimone; Campbell, Jim; Debra Allen; Brenner, Joy
Subject: Fw: Draft Housing Element and Sight Plane Ordinance City Council Study
Session April 27
Attachments: 2021 Sight Plane ordinance summary and composite map.pdf
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
Subject: Draft Housing Element and Sight Plane Ordinance City Council Study Session April 27
Dear Councilmember Blom,
We have been told that staff will present you the Draft Housing Element at your Study Session on April 27. The
Element was considered by the Planning Commission at its Study Session on April 8.. The Commission discussed
among other things the Sight Plane Ordinance which is a protected view plane granted in 1971 by the Irvine
Company to Harbor View Hills. It limits building heights in Corporate Plaza and Corporate Plaza West to roughly
32 feet. It was codified into an Ordinance in 1971 and has remained as a limit on heights ever since. I am attaching
Jim Campbell's memo and map explaining the history of the Sight Plane Ordinance, that was considered by the
Commission. The Planning Commission concluded the Sight Plane Ordinance states a long established City Policy
that should be maintained and protected in the zoning or design standards for re -development in the area it covers
when the housing element is adopted.
If you 15 minute4s or so some morning later this week or weekend, I would be happy to show you the area covered
by Ordinance. My home is just across MacArthur from City Hall. Please just let me know if you would like to
come over and see the protected view. Meanwhile, please protect the Sight Plane Ordinance.
Sincerely,
Debra Allen
President
Harbor View Hills Community Association.
SS3-428
From: Debra Allen <debraeallen@yahoo.com>
Sent: Sunday, April 18, 202110:51 AM
To: Duffield, Duffy
Cc: Jurjis, Seimone; Campbell, Jim; Debra Allen; Brenner, Joy
Subject: Fw: Draft Housing Element and Sight Plane Ordinance City Council Study
Session April 27
Attachments: 2021 Sight Plane ordinance summary and composite map.pdf
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
Subject: Draft Housing Element and Sight Plane Ordinance City Council Study Session April 27
Dear Councilmember Duffield,
We have been told that staff will present you the Draft Housing Element at your Study Session on April 27. The
Element was considered by the Planning Commission at its Study Session on April 8.. The Commission discussed
among other things the Sight Plane Ordinance which is a protected view plane granted in 1971 by the Irvine
Company to Harbor View Hills. It limits building heights in Corporate Plaza and Corporate Plaza West to roughly
32 feet. It was codified into an Ordinance in 1971 and has remained as a limit on heights ever since. I am attaching
Jim Campbell's memo and map explaining the history of the Sight Plane Ordinance, that was considered by the
Commission. The Planning Commission concluded the Sight Plane Ordinance states a long established City Policy
that should be maintained and protected in the zoning or design standards for re -development in the area it covers
when the housing element is adopted.
If you 15 minute4s or so some morning later this week or weekend, I would be happy to show you the area covered
by Ordinance. My home is just across MacArthur from City Hall. Please just let me know if you would like to
come over and see the protected view. Meanwhile, please protect the Sight Plane Ordinance.
Sincerely,
Debra Allen
President
Harbor View Hills Community Association.
SS3-429
From: Debra Allen <debraeallen@yahoo.com>
Sent: Sunday, April 18, 202110:56 AM
To: Dixon, Diane
Cc: Jurjis, Seimone; Campbell, Jim; Debra Allen; Brenner, Joy
Subject: Fw: Draft Housing Element and Sight Plane Ordinance City Council Study
Session April 27
Attachments: 2021 Sight Plane ordinance summary and composite map.pdf
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
Subject: Draft Housing Element and Sight Plane Ordinance City Council Study Session April 27
Dear Councilmember Dixon,
We have been told that staff will present you the Draft Housing Element at your Study Session on April 27. The
Element was considered by the Planning Commission at its Study Session on April 8.. The Commission discussed
among other things the Sight Plane Ordinance which is a protected view plane granted in 1971 by the Irvine
Company to Harbor View Hills. It limits building heights in Corporate Plaza and Corporate Plaza West to roughly
32 feet. It was codified into an Ordinance in 1971 and has remained as a limit on heights ever since. I am attaching
Jim Campbell's memo and map explaining the history of the Sight Plane Ordinance, that was considered by the
Commission. The Planning Commission concluded the Sight Plane Ordinance states a long established City Policy
that should be maintained and protected in the zoning or design standards for re -development in the area it covers
when the housing element is adopted.
I know you have seen the view plane from my house at our Women in Government events but, if you wish to see
the area again and if you 15 minute4s or so some morning later this week or weekend, I would be happy to show
you. Please just let me know if you would like to come over and see the protected view. Meanwhile, please protect
the Sight Plane Ordinance.
Sincerely,
Debra Allen
President
Harbor View Hills Community Association.
SS3-430
Sight Plane Ordinance
1. The sight plane ordinance was first adopted in 1971 by Ordinance 1371 It covered
only a small portion of what later became the Corporate Plaza Planned Community.
Buildings and structures could not exceed the sight plane but a list of allowed "minor
penetrations" (fewer than the zoning code would have permitted at that time) was
identified. This ordinance remains in effect today as there is no record that it was
rescinded; however, the Corporate Plaza PC expanded the area and modified the
policy. Minor penetrations are listed in Ordinance 1371 and it makes a reference to
Section 20.08.100; however, Ordinance 1371 reduces eligible structures listed in
20.08.100.
2. The Corporate Plaza PC was adopted in 1975 by Ordinance 1596. It expanded the
sight plane to cover the entire planned community area within E. Coast Highway,
Avocado, Farallon and Newport Center. Buildings were limited to 32 feet in height
with the exception of Building 22 that was permitted to exceed 32 feet provided that
it was no higher than the sight plane. What the ordinance did not do was limit other
buildings or structures to be below the site plane. No exceptions to the height limit
are noted in the PC, and therefore, exceptions are either allowed pursuant to
Chapter 20.65. All landscaping was limited to be no higher than the sight plane.
It appears possible that the height regulation within the Corporate Plaza PC was
crafted in error as all building sites, with the exception of Building 22, can be higher
than the sight plane provided that they are no taller than 32 feet from grade whereas
Building 22 is exactly the opposite. This situation actually occurs with the buildings
closest to Coast Highway being above the site place and below 32 feet.
3. The Corporate Plaza West PC was adopted in 1991 by Ordinance 91-47. Buildings
and structures are limited to 32 feet in height and must not exceed the sight plane
established by Ordinance 1596. All landscaping was limited to be no higher than the
sight plane as well. No exceptions to the height limit are noted in the PC, and
therefore, exceptions are either allowed pursuant to Chapter 20.65.
4. The Newport Village PC was established by Ordinance 83-27 in 1983 and it
contained no height regulations. The Newport Village PC was amended in 1992 by
Resolution 92-6 it was later amended in 1995 to add the retail site by Resolution 95-
130. Three planning areas for government uses were established (museum, library
and transit facility) in 1983 and the height of buildings and structures was limited to
32 feet and must not exceed the sight plane established by Ordinance 1596. The
height of buildings and structures within the retail site that was added in 1995 are
limited to that of the zoning code; however, they may not exceed the sight plane
established by Ordinance 1596. All landscaping within the government/institutional
and retail planning areas were limited to be no higher than the sight plane as well.
The open space areas designated in the PC (sites between the library and transit
center) are not regulated by the sight plane but are regulated by the OS district
(32/50 zone). No exceptions to the height limit are noted in the PC, and therefore,
exceptions are either allowed pursuant to Chapter 20.65.
J. Campbell Page 1 11/26/2008
SS3-431
RT CENTER E;Ri'j
Poll
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'Fp te Plaza
West %
.69
Ne' ort
If
Newport Center Sight Plane
CD
Ordinance 1371 - Sight Plane Ordinance
Ordinance 1596 - Corporate Plaza PC %
Ordinance 83-27 - Newport Village PC
(as amended by Resolution 92-6 and 95-130)
Ordinance 91-47 - Corporate Plaza West PC
— — — — — -- Maximum Height Above Mean Sea Level
.............. 10 Foot Contour Interval (Ground Elevation)
60,
SighLPlan_0rdinanoo.mxd Auguot/2007
From:
Lee, Amanda
Sent:
Wednesday, April 14, 20218:26 AM
To:
Zdeba, Benjamin
Cc:
Palencia, Ketshy
Subject:
FW: Rezoning holes 3-8
From: nicole summers <nicole-summers@live.com>
Sent: Wednesday, April 14, 20217:52 AM
To: CDD <CDD@newportbeachca.gov>
Subject: Rezoning holes 3-8
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
Good morning,
As a resident and neighbor in close proximity to the proposed location for rezoning on Birch St in
Newport Beach, I'd like to let my voice be heard and vote NO to the proposed changes.
This area is an extremely high traffic area. Cars can often be seen racing up and down the area. There is
a lot of congestion in this area. It's not an ideal corner for walking or stopping for an entrance.
The golf course keeps the lands beauty and allows for recreational rather than loading this high traffic
area into an even bustier and more dangerous intersection.
There have been several deaths at this intersection and countless accidents.
Having small children and being so close we don't want to exacerbate the problem of high density traffic
when we are already challenged with so many break-ins.
In addition to keeping this portion of Newport Beach recreational is ideal. It really makes the land
desirable and beautiful considering we have enough traffic and pollution living next to the
airport. Please keep the space green & for recreational purposes.
Please DON'T rezone holes 3-8 on the Mesa Dr side. This is a popular and irreplaceable community
recreational asset that will be lost if rezoning happens.
For the good of the community please reconsider and vote no to rezoning this gem.
Sincerely,
Nicole Summers
949-922-1526
SS3-433
Received After Agenda Printed
April 13, 2021
Non -Agenda Item
City Council Non Agenda Item 4/13/21
In two weeks, the Newport Beach City Council will be presented with a Draft
of the Housing Element for approval to be sent to the State Housing and
Community Development Department. The real due date is early in 2022.
This submittal should be slowed down to give the Council time to get more
education about what they are being asked to approve.
This undertaking began in 2019 with the formation of a Housing Committee to
begin the General Plan update. In 2020 a new committee was formed and it
became the committee to focus on meeting the 4,845 RHNA housing
mandate.
Since that time all of us have been learning ... a lot. And with that knowledge
have come more questions.
Several residents have been attending meetings, reading state guidelines,
talking to developers, and watching recordings of other cities Planning
sessions. We now have a greater understanding of the complications of the
draft the Council is being asked to submit.
We are deeply concerned about the direction the City is taking with the
Housing Element of our General Plan. We are not sure that the full Council is
aware of the ramifications of the path they are on.
With Covid this has been a challenging learning curve for all of us. However,
we think the residents are beginning to take notice and if we continue this
trajectory the City is in store for a devastating outcome. Today we ask
residents to ask the Council to pause this process and seek some education.
We believe a study session should be held as soon as possible. There are
affordable housing experts that can speak to us and give us some alternate
ideas about how we can meet the state mandate without devastating our
precious city.
SS3-434
We believe there is a compromise that is challenging to implement but can be
embraced by the residents. We don't believe any of us could have known this
before now.
We have been working on an alternative Option for our Draft Housing
Element and will share that with the council in the coming weeks. However,
at this moment, we believe it is critically important that we slow down and be
sure that each council member is fully informed of the potential consequences
of submitting the proposed Draft Housing Element in the next few weeks.
We have provided an outline of some of the things that we think each Council
Member should have a thorough understanding of. These are complicated
topics, and we feel that we need experts in the field of for-profit affordable
housing and housing alternatives. Attached is the outline of topics that we
recommend be covered and some suggestions for speakers to address these
topics.
We hope that you will take the concerns of unsuspecting Newport Beach
residents and businesses to heart. They will begin to realize the consequences
of our Housing Element when it is too late to make these changes. It is up to
you to look out for the future of our precious city. We hope you will join us in
gaining a full understanding of what is being proposed in our Draft Housing
Element and make the necessary changes to it so we can arrive at a Draft that
all of us can support and live with.
Newport Beach is going to undergo a transformation in the next decade. Let's
make informed decisions about what we are going to provide for our residents
and businesses.
Nancy Scarbrough
Jean Watt
Charles Klobe
SS3-435
4/12/21 Suggested Topics for Study Session
Page 1 of 4
Inclusionary Requirements
How can inclusionary zoning assist the City to control runaway high-density development?
How does a 40% affordable/60% market -rate mixed income residential development project, or a 30%
affordable/70% market -rate mixed income development project work in terms of financial feasibility,
exactly?
How can private investors and/or state/federal grants and funding contribute to affordable housing?
What are the requirements attached to various types of funding? For example: percentage of very low, low,
and moderate -income units required to be made available in the project receiving funds; length of time to
maintain affordability of units; other requirements imposed by federal or state grants, tax-exempt bonds
or private market funding.
Is there a template or prototype affordable project (e.g. project size, number of units, or number of acres)
that would be needed to make a project viable?
How does the land value/cost affect the viability of an affordable housing project in Newport Beach?
Overlay Zones
How do overlay zones work and can they be eliminated when we achieve our RHNA requirements? How
would this be done? Could there be an automatic sunset clause in the zoning ordinance to accomplish
this?
When are changes made to the City's Land Use Element and Zoning code?
How is an overlay zone different than a policy or regulatory specific plan for targeted geographic
opportunity areas?
Mixed Income Developments
Have we studied the value of creating public policy to allocate affordable housing and market rate units
intelligently throughout the City in a way that will attract mixed income, for profit developers and how are
we reflecting that in our RHNA allocation?
How can we allocate low-income and market rate units intelligently throughout the City in a way that will
address the problems created when affordable housing is concentrated in one area?
Density Bonus
State Laws- summary
When is a Density Bonus "by right"?
How does the State law required density bonus affect the numbers in the proposed Draft Housing Element?
SS3-436
4/12/21 Suggested Topics for Study Session
Page 2 of 4
ADU's/JADU's
State laws regarding property owner's rights and City controls — Summary
What is the cost range of compliance? Hopefully, factual information provided by contractors.
City ordinance vs. state requirements, basic requirements for compliance.
Possible number existing, possible future numbers. What kinds of numbers are other cities using?
What are the reporting requirements for the homeowner regarding affordability?
What are the property tax consequences of improvements made to bring an ADU into compliance?
What are the State requirements for an aggressive ADU/JADU approach in our Housing Element?
Possible options for City approach to justification.
100% Affordable Projects
Are 100% affordable projects created by non-profit affordable housing developers as well as market rate
developers?
What are the sources of funding for 100% affordable housing projects?
What sources of public funding are available only for homeless and very low-income affordable housing?
What sources of public/private funding are available only for moderate or "middle" income affordable
housing?
What is the typical density and number of units of a 100% affordable housing project?
Would Newport Beach be able to achieve five 100% senior only affordable projects at approximately 90
units each, how?
Could a 100% affordable housing project give a priority to Newport Beach residents who are seniors and/or
essential workers, or families?
SS3-437
4/12/21 Suggested Topics for Study Session
Page 3 of 4
Proposed Draft Housing Element
Range of possible housing units: If this Draft Element is adopted, what is the total possible number of units,
including bonus units?
Actual number of property owners who have agreed to rezone?
Why is Coastal Zone being avoided, except for carryover, especially with interest letter from Lido Village?
"By -right" status of 5th Cycle carryover sites if built with an affordable component.
How does this affect Banning Ranch?
Basis for excess (more than RHNA) new above -moderate units in capacity tables: do those represent the
number thought necessary to achieve development of the affordable units, or something independent of
that?
Repercussions for failure to comply with RHNA/ Housing Element
Review of State fines and penalties, and what is likelihood that the State will impose fines or penalties, and
when?
Lawsuits by Housing Advocacy groups. Likely reasons for a lawsuit
What are the possible outcomes for non-compliance? What about a strategy of submitting something that
we know needs adjustment to work, and allowing ourselves the additional time to make adjustments?
Timeline
Last date to adopt Housing Element without penalty?
Last date to submit draft, without penalty?
Will Council review and approve draft before it is submitted?
Impact of new state laws going into effect on January 1, 2022, or later, on Housing Element adopted before
or after that date?
Scope and timeline of EIR
Is it being prepared prior to scoping?
Negotiating with HCD
Strategic Options
1. Housing Element Base Case - (Option 3)
Pros
• Fully meets RHNA requirements.
• Affordable units disbursed throughout the Newport Beach and not concentrated within the airport
area.
SS3-438
4/12/21 Suggested Topics for Study Session
Page 4 of 4
• Minimum number of above -moderate units.
• Addresses needs of existing residents (seniors) and local workers.
• Fewer environmental impacts
• Accessory Dwelling Units — existing units would be grandfathered in and brought up to code.
• Acknowledges that ADU's/JADU's will be built anyway based on new state law.
Cons
• Inclusionary zoning minimum requirements might negatively affect for-profit residential developers.
• Restricts the number of new above moderate units.
2. Housing Element Option 2 —
Pros
• Meets RHNA Affordable Housing Requirements
• Buffer addresses "no net loss"
• Variable Inclusionary Zoning Requirements provides developer flexibility.
Cons
• Significantly exceeds above -moderate income unit RHNA requirement.
• Encourages Banning Ranch development
• In -lieu fee policy could work against dispersal of the units across the city, concentrating units in
fewer locations.
Unintended Consequences and Oversights
What have we missed?
New laws in the California legislature (SB9 and SB10 specifically) — Impacts on our Housing Element once
our Housing Element is adopted and we have revised our zoning code?
Suggested Speakers
Michael Costa, Highridge Costa Housing Companies
National Community Renaissance (National Core)
Steve PonTell, President and Chief Executive Officer
Michael Ruane (Corona Del Mar Resident, and former planning director for the County of Orange. For the past
several years, Senior/Executive Vice President for National Renaissance (National Core)
www.National Rennaissance.org
SS3-439
From:
Palencia, Ketshy
Sent:
Monday, April 12, 202110:06 AM
To:
Zdeba, Benjamin
Cc:
Lee, Amanda; Rodriguez, Clarivel
Subject:
FW: Plea !!!!!!
From: Bob & Elaine <rehogue@gmail.com>
Sent: Sunday, April 11, 2021 12:08 PM
To: CDD <CDD@newportbeachca.gov>
Subject: Plea !!!!!!
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
Please preserve our popular and irreplaceable
community recreational asset that will be lost if
you rezone the Newport Beach Golf Course on
Irvine Ave. near the airport.
We love it and need it far more than more
housing.
Thank you,
The Hogues
SS3-440
From:
Palencia, Ketshy
Sent:
Monday, April 12, 202110:05 AM
To:
Zdeba, Benjamin
Cc:
Lee, Amanda; Rodriguez, Clarivel
Subject:
FW: Newport Beach Golf Course
From: Kathryn Smith <ks@kensingtonsmithdesign.com>
Sent: Sunday, April 11, 20218:11 AM
To: CDD <CDD@newportbeachca.gov>
Subject: Newport Beach Golf Course
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
Dear City Planning Staff,
Please vote against the re -zoning of Newport Beach Golf Course! This course is a staple within our
community! It creates great value and beauty within our neighborhoods. It would be such a disservice to
remove any part of the golf course!
With having such a year of staying home due to the pandemic I know of countless Newport families who
have enjoyed this course and it's beauty which helped tremendously with being able to be outside
safely. What a terrible shame to take it away! Please reconsider by maintaining Newport Beach's open
spaces and please don't bend to the pressure like other cities have succumbed to by jamming structures
on top of one another.
Thank you all in advance for your consideration in this matter!
Kind regards,
Kathryn Smith
SS3-441
From:
Palencia, Ketshy
Sent:
Monday, April 12, 202110:07 AM
To:
Zdeba, Benjamin
Cc:
Lee, Amanda; Rodriguez, Clarivel
Subject:
FW: Golf course rezoning
-----Original Message -----
From: Susana hegstrom <susanastarr@icloud.com>
Sent: Sunday, April 11, 20212:23 PM
To: CDD <CDD@newportbeachca.gov>
Subject: Golf course rezoning
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
NO on rezoning golf course
Green space cannot be replaced.
Our quality of life is at stake
SS3-442
From: Palencia, Ketshy
Sent: Monday, April 12, 202110:07 AM
To: Zdeba, Benjamin
Cc: Lee, Amanda; Rodriguez, Clarivel
Subject: FW: Golf Course
From: Craig Ima <craigima@yahoo.com>
Sent: Monday, April 12, 20218:01 AM
To: CDD <CDD@newportbeachca.gov>
Subject: Golf Course
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
I live close to the Newport Beach Golf course on Irvine avenue
Please do not rezone the Newport Beach golf course off of Mesa and Irvine. It will take away from the character of the community and city
and we really don't have a lot of open space. I strongly oppose the low income housing or any additional housing for that area. That golf
course brings a lot of joy to the below average golfer who just wants to socialize and learn the game and that is a good thing for the sport as
well.
Thank you for your consideration.
Craig Ima
949.701.1444
SS3-443
From: Palencia, Ketshy
Sent: Monday, April 12, 202110:10 AM
To: Zdeba, Benjamin
Cc: Lee, Amanda; Rodriguez, Clarivel
Subject: FW: Golf course rezoning
-----Original Message -----
From: Victoria Groskreutz <prodancerl@aol.com>
Sent: Monday, April 12, 20219:00 AM
To: CDD <CDD@newportbeachca.gov>
Subject: Golf course rezoning
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
We do not need any more high/medium density housing made out of cheap materials that are popping
up all over Newport Beach. They look like units that are designed for affordable housing placed on prime
real estate. Keep our green spaces exactly that and create a park with recreational facilities for our
families. We do not need anymore housing in Newport Beach. This just adds to more crowded living,
traffic congestion, and widening of streets.
Victoria Groskreutz
Sent from my iPad
SS3-444
From:
Palencia, Ketshy
Sent:
Monday, April 12, 202110:11 AM
To:
Zdeba, Benjamin
Cc:
Lee, Amanda; Rodriguez, Clarivel
Subject:
FW: Against Rezone of NB Golf Course
From: Matt Nestlerode <nestlerode.matt@gmail.com>
Sent: Monday, April 12, 20219:11 AM
To: CDD <CDD@newportbeachca.gov>
Cc: Lainy <lainynestlerode@gmail.com>
Subject: Against Rezone of NB Golf Course
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
We are strongly against the rezone of Newport Beach Golf Course and want to see it remain as -is. It is a
irreplaceable community recreational asset. Changing this for residential will set a bad precedent for
development and elimination of other golf courses, parks, sports fields, beaches, open space, Back Bay,
etc. Housing without such extremely negative impacts can be done with free market incentives by
higher density rezoning of existing residential/commercial but never on open space, a red line that
cannot be crossed.
SS3-445
From: Palencia, Ketshy
Sent: Tuesday, April 13, 20212:01 PM
To: Zdeba, Benjamin
Cc: Rodriguez, Clarivel; Lee, Amanda
Subject: FW: Please Consider
From: anne ima <anneima@yahoo.com>
Sent: Monday, April 12, 202111:40 AM
To: CDD <CDD@newportbeachca.gov>
Subject: Please Consider
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
My family and I live close to the Newport Beach Golf course on
Irvine avenue.
Please do not rezone the Newport Beach golf course off of Mesa
and Irvine. It will take away from the character of the
community and city -- we really don't have a lot of open space.
I strongly oppose the low income housing or any additional
housing for that area. That golf course brings a lot of joy to
the below average golfer who just wants to socialize and learn
the game and that is a good thing for the sport as well.
I've lived in Newport since 1975 and I'm saddened by all the
changes - it's already too crowded and this would just add to
it.
Thank you for your consideration!
Anne Ima
SS3-446
From: Debbie Stevens <dstevens@envaudit.com>
Sent: Thursday, April 08, 20214:31 PM
To: Campbell, Jim; Zdeba, Benjamin
Cc: Tucker, Larry; CDD
Subject: Comments on the Draft Housing Element
Attachments: Section3_HousingConstraintsandResources.pdf; Section4_HousingPlan
DBS.pdf
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
First, I would like to thank the City staff and consultants in the preparation of a very complicated and
difficult draft Housing Element. This is not an easy job and I know there has been a lot of work,
strategizing, discussion and decisions made regarding the content of the Housing Element.
My comments on the Draft Housing Element are attached and highlighted in the attached pdfs. In
addition to the attached, I'd like to make the following general comments.
I do not support the near 100% buffer and the inclusion of almost 10,000 units in the Housing
Element. I understand the need for a buffer, but not more than 15-20%. 1 would rather see us
have to review/revise our Housing Element in a few years, as opposed to suggesting that an
extensive amount of existing commercial areas be converted to residential (or mixed
uses). Further, I would like to see the path that other cities take, review comments from HCD,
and see if there are any changes in state law before the City makes this kind of drastic
move. Newport Beach is not alone in its concern with the RHNA allocations and
requirements. While this is a Draft Housing Element, I disagree with moving forward with the
planning efforts to allow this many housing units.
There is currently nothing to cap the number of housing units that could be constructed in the
Housing Element to 4,845 units. Before the Housing Element is approved, those caps must be in
place, e.g., zoning overlays that limit the development in each study area of the city. I believe
those overlay zones should recognize existing ordinances. For example the City's Sight Plane
Ordinance, (#1596) that limits the height of all buildings and landscaping to a maximum of 32
feet which applies to the sites in Corporate Plaza, Corporate Plaza West, and CdM Plaza should
be identified.
3. 1 believe that we should be more aggressive in the use of ADUs and JADUs to help reach our
RHNA goals. While I don't think we can meet our entire RHNA goals with ADUs, I believe the
number should be at least double the 334 units that are currently shown in the Housing
Element. This topic has been discussed a number of times at the Housing Element Update
Advisory Committee meetings and there appeared to be general support for an increase into the
700-800 unit range. The laws regarding ADUs have recently been implemented and are
beginning to be used more widely throughout the City. I think we should take advantage of that
in our Housing Element and that 700-800 ADUs would be easily achievable. In addition, an
active program to encourage and look for unpermitted ADUs should be implemented to take
credit for existing, unpermitted ADUs. Since ADUs are by definition 47% low-income, its very
helpful to our RHNA compliance without impacting any one area of the City.
4. The goal of the State in developing the RHNA numbers has been to provide a better
housing/jobs balance so that people do not need to drive large distances to get to work. The
SS3-447
strategy in the Housing Element has been to find undeveloped space, primarily in commercial
areas of the city, for development of low-income housing (since the city is largely developed). If
we rezone our vibrant commercial areas for residential development, we potentially reduce the
employment opportunities and further impact the housing/jobs balance. I would like to stress
this point to the state.
5. 1 remain concerned that more housing has been suggested in the industrial portion of the
City. Specifically, identifying a metal plating facility (Hixson) that is contaminated and
undergoing remediation as a potential site for housing and increasing housing near the site, is
very poor planning and potentially dangerous. While the site will likely be remediated, it is
doubtful that it would be available for residential housing any time soon.
I may still have additional comments, but thought that I would provide what I have to date. Thank you
for your consideration.
Debbie Stevens
SS3-448
Section 3.0
HOUSING CONSTRAINTS, RESOURCES,
AND AFFIRMATIVELY FURTHERING FAIR
HOUSING
SS3-449
City of Newport Beach
2021-2029 HOUSING ELEMENT
As common in many communities, a variety of constraints affect the provisions and opportunities for
adequate housing in the City of Newport Beach. Housing constraints consist of both governmental
constraints, including but not limited to land use controls, development fees and permitting fees,
development standards, building codes and permitting processes; as well as, nongovernmental or market
constraints, including but not limited to land costs, construction costs, and availability of finances.
Combined, these factors create barriers to availability and affordability of new housing, especially for
lower and moderate -income households.
Nongovernmental constraints largely affect the cost of housing in the City of Newport Beach and can
produce barriers to housing production and affordability. These constraints include the availability and
cost of land for residential development, the demand for housing, financing, and lending, construction
costs, and the availability of labor, which can make it expensive for developers to build any housing, and
especially affordable housing. The following highlights the primary market factors that affect the
production of housing in Newport Beach.
Land Costs and Construction Costs
Construction costs vary widely according to the type of development, with multi -unit housing generally
less expensive to construct than single -unit homes. However, there is variation within each construction
type, depending on the size of the unit and the number and quality of amenities provided. An indicator of
construction costs is Building Valuation Data compiled by the International Code Council (ICC). The
International Code Council was established in 1994 with the goal of developing a single set of national
model construction codes, known as the International Codes, or I -Codes. The ICC updates the estimated
cost of construction at six-month intervals and provides estimates for the average cost of labor and
materials for typical Type VA wood -frame housing. Estimates are based on "good -quality" construction,
providing for materials and fixtures well above the minimum required by state and local building codes.
In August 2020, the ICC estimated that the average per square -foot cost for good -quality housing was
approximately $118.57 for multi -unit housing, $131.24 for single -unit homes, and $148.44 for residential
care/assisted living facilities. Construction costs for custom homes and units with extra amenities, run
even higher. Construction costs are also dependent upon materials used and building height, as well as
regulations set by the City's adopted Building Code. For example, according to the ICC, an accessory
dwelling unit (ADU) or converting a garage using a Type VB wood framed unit would cost costs about
$123.68 per square foot. Although construction costs are a significant portion of the overall
development cost, they are consistent throughout the region and, especially when considering land costs,
are not considered a major constraint to housing production in Newport Beach.
Land costs can also pose a significant constraint to the development of affordable and middle-income
housing and represents a significant cost component in residential development. Land costs may vary
depending on whether the site is vacant or has an existing use that must be removed. Similarly, site
constraints such as environmental issues (e.g., steep slopes, soil stability, seismic hazards, flooding) can
also be factored into the cost of land. There are approximately 6,000 acres of vacant and non -vacant
Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing 3-2
(DRAFT MARCH 2021)
SS3-450
City of Newport Beach
2021-2029 HOUSING ELEMENT
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residential land (39.3 percent), out of approximately 15,238 acres of land in Newport Beach, which are
not currently subject to land use constraints (airport restrictions, flood zone, fire high severity zone, NCCP
conservation area, seismic hazard, and sea level rise). However, majority of the acres are developed and
may require rezoning, reuse, and redevelopment due to a lack of vacant sites in the City. Additional costs
may be associated with redeveloping and/or converting sites which may influence the cost of the rental
units or home value.
A September 2020 web search, using the Orange County Market report, for lots for sale in the City of
Newport Beach returned less than five vacant lots listed for sale. Of the lots listed, the costs ranged from
$600,000 for 0.075 acres near Santa Ana Heights (about $183 per square foot), to $4,995,000 for 0.27
acres with an ocean view (about $430 per square foot). Larger vacant lots reached as high as
$9,995,000 for 0.77 acres inland (about $295 per square foot) to $10,500,000 for 0.51 acres of land
(about $474 per square foot) closer to the coast, but not coastal. According to the same report, in
September coastal lots listed for sale in the City averaged $8,000,000 for 0.6 acres. The cost of land in
Newport Beach is higher than neighboring cities, such as Laguna Beach, where the median cost of land is
about $115 per square foot. Therefore, land and redevelopment costs in Newport Beach create a
significant constraint to the development of housing, specifically affordable housing.
2. Availability Financing
The availability of financing in a community depends on several factors, including the type of lending
institutions active in a community, lending practices, rates and fees charged, laws and regulations
governing financial institutions, and equal access to such loans. Additionally, availability of financing
affects a person's ability to purchase or improve a home. Under the Home Mortgage Disclosure Act
(HMDA), lending institutions are required to disclose information on the disposition of loan applications
and the income, gender, and race of loan applicants. The primary concern in a review of lending activity
is to determine whether home financing is available to residents of a community. The data presented in
this section include the disposition of loan applications submitted to financial institutions for home
purchase, home improvement, and refinancing in Newport Beach.
Table 3-1 below displays the disposition of loan applications for the Anaheim -Santa Ana -Irvine
Metropolitan Statistical Area/Metropolitan Division (MSA/MD), per the 2016 Home Mortgage Disclosure
Act report. According to the data, applicants in the 120 percent median income or more had the highest
rates of loans approved. Of that income category, applicants who reported White had the highest
percentage of approval and the number of applications. Applicants in the less than 50 percent of the
MSA/MD median income categories were showed higher percentages of denied loans than loans
originated. According to the data, applicants who reported white were, on average, more likely to be
approved for a loan than another race or ethnicity.
Given the relatively high rates of approval for home purchase, improvement, and refinance loans, home
financing is generally available and not considered to be a significant constraint to the provision and
maintenance of housing in Newport Beach.
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Table 3-1: Disposition of Loan Applications by Race/Ethnicity- Anaheim -Santa Ana -Irvine MSA/MD
Applications by Race/Ethnicity
Percent
Approved
Percent
Denied
Percent
Other
Total
(Count)
LESS THAN 50% OF MSA/MD MEDIAN
American Indian and Alaska Native 26.2% 52.3% 23.1% 65
Asian 33.9% 42.5% 26.7% 1,382
Black or African American 41.6% 33.7% 25.8% 89
Native Hawaiian or other Pacific Islander 25.0% 44.2% 30.8% 52
White 45.6% 31.2% 26.1% 5,240
Hispanic or Latino 37.9% 38.2% 1 26.8% 1,566
50-79% OF MSA/MD MEDIAN
American Indian and Alaska Native 38.1% 34.0% 29.9% 97
Asian 53.3% 25.3% 29.4% 3,153
Black or African American 43.4% 19.1% 41.4% 152
Native Hawaiian or other Pacific Islander 49.4% 39.8% 16.9% 83
White 54.5% 23.3% 1 27.6% 8,677
Hispanic or Latino 47.6% 27.7% 29.3% 3,245
80-99% OF MSA/MD MEDIAN
American Indian and Alaska Native 51.4% 25.7% 31.4% 35
Asian 59.5% 19.2% 29.3% 1,495
Black or African American 52.9% 22.1% 30.9% 68
Native Hawaiian or other Pacific Islander 43.5% 13.0% 43.5% 23
White 61.9% 17.2% 26.1% 3,873
Hispanic or Latino 54.0% 21.4% 29.1% 1,347
100-119% OF MSA/MD MEDIAN
American Indian and Alaska Native
48.9%
22.7%
29.5%
88
Asian
62.3%
15.6%
28.8%
4,820
Black or African American
55.6%
20.1%
28.6%
234
Native Hawaiian or other Pacific Islander
49.4%
27.6%
31.0%
87
White
1 66.2%
1 13.8%
j 25.1%
j 12,607
Hispanic or Latino
1 60.8%
1 16.4%
1 26.8%
1 3,398
120% OR MORE OF MSA/MD MEDIAN
American Indian and Alaska Native 59.2% 13.0% 32.0% 169
Asian 62.8% 12.9% 29.0% 17,800
Black or African American 57.7% 17.3% 27.2% 624
Native Hawaiian or other Pacific Islander 64.2% 11.4% 26.8% 254
White 68.3% 11.3% 24.9% 49,811
Hispanic or Latino 64.6% 13.3% 26.7% 6,095
Source: Consumer Financial Protection Bureau, Disposition of loan applications, by Ethnicity/Race of applicant, 2019.
Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing
(DRAFT MARCH 2021)
3-4
SS3-452
City of Newport Beach
2021-2029 HOUSING ELEMENT
3. Economic Constraints
Market forces on the economy and the trickle-down effects on the construction industry can act as a
barrier to housing construction and especially to affordable housing construction. It is estimated that
housing price growth will continue in the City and the region for the foreseeable future. Moving into 2020,
the economy was growing, California was seeing a 1.6 -percent growth in jobs from 2019 and experiencing
all-time lows for unemployment rates. COVID-19 had stalled much of the economy in early 2020, however,
as the California economy regains momentum housing stock and prices in the Newport Beach community
remain stable.
A 2020 California Association of Realtors (CAR) report found that homes on the market in Orange County
experienced a nine percent year to year increase and cost an average of $880,000 in February 2020;
almost $300,000 higher than the State median home price in the same month ($579,770). According to
the CAR First Time Buyer Housing Affordability Index, from 2018 to 2019 the median value of a home in
Orange County was $703,800 with monthly payments (including taxes and insurance) of $3,630, requiring
an average qualifying income of $108,900.
Homes and cost of living in Newport Beach was reported higher than the State median housing and living
costs. According to September 2020 data from Zillow, the median home value of single -unit homes and
condos in Newport Beach is $2,407,454. According to Zillow's methodology, this value is seasonally
adjusted to remove outliers and only includes the middle price -tier of homes. Newport Beach home values
have gone up 0.7 percent over the past year and Zillow predicts they will rise 3.4 percent within the next
year. Newport's home value index ($2,407,454) has been on a steep and steady rise since early 2012, and
according to a September 2020 forecasts, they are expected to increase slightly (estimated $2,490,000)
in 2021. Orange County by comparison has a median home value index of $777,000, according to the
same September 2020 report, which is significantly lower than the City of Newport. Forecasted home
prices in the County, through 2021 are set to see minor increases ($810,000). The cost of land and home
prices in Newport are considered a major constraint to the development of and access to housing,
particularly the development of and access to affordable housing.
In addition to market constraints, local policies and regulations also affect the price and availability of
housing and the provision of affordable housing. For example, State and Federal regulations affect the
availability of land for housing and the cost of housing production, making it difficult to meet the demand
for affordable housing and limiting supply in a region. Regulations related to environmental protection,
building codes, and other topics have significant, often adverse, impacts on housing cost and availability.
While the City of Newport Beach has no control over State and Federal Laws that affect housing, local
laws including land use controls, site improvement requirements, fees and exactions, permit processing
procedures, and other factors can constrain the maintenance, development, and improvement of housing
create barriers to housing.
Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing 3-5
(DRAFT MARCH 2021)
SS3-453
City of Newport Beach - -=
2021-2029 HOUSING ELEMENT-,--~"`
1. Land Use Controls
In the State of California, cities are required to prepare a comprehensive, long term General Plan to guide
future development. The Land Use Element of the General Plan establishes land uses of developments
within the City of Newport Beach. The Land Use Element sets for policies and regulations for guiding local
development. These policies, together with existing zoning regulations, establish the amount and
distribution of land to be allocated for different uses within the City. The Land Use Element of the General
Plan identifies the following residential and mixed-use categories:
+ Single Unit Residential Detached (RS -D): The RS -D category applies to a range of detached single -unit
residential dwelling units on a single legal lot and does not include condominiums or cooperative
housing. The RS -D category permits a density range from 0.0 to 29.9 dwelling units per acre (DU/AC).
+ Single Unit Residential Attached (RS -A): The RS -A category applies to a range of attached single -unit
residential dwelling units on a single legal lot and does not include condominiums or cooperative
housing. The RS -A category permits a density range from 0.0 to 29.9 DU/AC.
+ Two Unit Residential (RT): The RT category applies to a range of two -unit residential dwelling units
such as duplexes and townhomes. The RT permits a density range from 0.0 to 39.9 DU/AC.
+ Multiple Residential (RM): The RM designation is intended to provide for multi -unit residential
development containing attached dwelling units The RM permits a density range from 0.0 to 52.0
DU/AC.
+ Multiple Residential Detached (RM -D): The RM -D designation is intended to provide primarily for
multi -unit residential development exclusively containing detached dwelling units. The RM -D allows a
1.5 Floor Area Ration (FAR) where a minimum FAR 0.35 and maximum FAR if .5 may be used for
nonresidential.
+ Mixed -Use Vertical (MU -V): The MU -V designation is intended to provide for the development of
properties for mixed use structures that vertically integrate housing with retail uses including retail,
office, restaurant, and similar nonresidential uses. For mixed-use structures, commercial
uses characterized by noise, vibration, odors, or other activities that would adversely impact
on-site residential units are prohibited. The MU -V allows a 1.5 FAR where a minimum FAR 0.35 and
maximum FAR of .5 may be used for nonresidential.
+ Mixed -Use Horizontal (MU -H): The MU -H designation is intended to provide for the development of
areas for a horizontally distributed mix of uses, which may include general or neighborhood
commercial, commercial office, multi -unit residential, visitor -serving and marine -related uses, and/or
buildings that vertically integrate residential with commercial uses. The MU -H allows a maximum
FAR of 1.0 for residential.
+ Mixed -Use Water Related (MU -W): The MU -W designation is intended to provide for commercial
development on or near the bay in a manner that will encourage the continuation of coastal -
dependent and coastal -related uses in accordance with the Recreational and Marine Commercial (CM)
designation, as well as allow for the integrated development of residential. The MU -W permits a
density range from 0.0 to 29.9 DU/AC.
Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing 3-6
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City of Newport Beach
2021-2029 HOUSING ELEMENT
These categories accommodate development of a wide range of housing types in Newport Beach.
Furthermore, maintaining the existing residential categories is important for ensuring compatibility
between the new and existing housing.
Local Coastal Program and Land Use Plan
The Local Coastal Program (LCP) is a coastal management plan that contains land use, development, public
access, and resource protection policies and regulation to implement the California Coastal Act (Coastal
Act). The LCP is comprised of a Land Use Plan (LUP) and an Implementation Plan (IP). The LUP serves in
conjunction with, and is considered a legislative equivalent to, the City's General Plan Land Use Element
to identify land uses in the Coastal Zone. The intent of this plan is to provide for land uses and residential
density limits that protect coastal resources and public access. The LUP identifies the residential
categories and densities provided in Table 3-2.
Table 3-2: Coastal Land Use Plan Densities
Land Use
Maximum Density Range
per Lot
Single -Unit Residential Detached — RSD
RSD -A
0 — 5.9 units per acre
RSD -B
6 — 9.9 units per acre
RSD -C
10 —19.9 units per acre
RSD -D
20 — 29.9 units per acre
Single -Unit Residential Attached — RSA
RSA -A 0 — 5.9 units per acre
RSA -B 6 — 9.9 units per acre
RSA -C 10 —19.9 units per acre
RSA -D 20 — 29.9 units per acre
Two Unit Residential - RT
RT -A
0 — 5.9 units per acre
RT -B
6 — 9.9 units per acre
RT -C
10 —19.9 units per acre
RT -D
20 — 29.9 units per acre
RT -E
30 — 39.9 units per acre
Multiple Unit Residential — RM
RM -A 0 — 5.9 units per acre
RM -B 6 — 9.9 units per acre
RM -C 10 —19.9 units per acre
RM -D 20 — 29.9 units per acre
RM -E 30 — 39.9 units per acre
RM -F 40 — 52 units per acre
Source: City of Newport Beach Municipal Code
The Coastal Act is administered by the California Coastal Commission. Over 63 percent of the City of
Newport Beach is within the Coastal Zone and subject to oversight by the Coastal Commission. Although
the City retains permit authority in most of the Coastal Zone, development projects located near sensitive
coastal
Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing 3-7
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City of Newport Beach
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resources, such as the bay, ocean, wetlands, and environmentally sensitive habitat areas, require the
processing of coastal development permits and are subject to appeal by the California Coastal
Commission. This additional level of review and approval process may extend the review period of
development projects and increase the application and discretionary review costs. In addition, any
request to increase residential densities or allow new residential housing opportunities requires the
processing of a Local Coastal Program amendment through the California Coastal Commission. An
illustrative example is the Master Development Plan for Banning Ranch, a housing development project
that included 1,375 dwelling units, including an affordable housing component, that was adopted by the
City in 2012, but denied by the California Coastal Commission in 2016 components but due to potential
impacts to environmentally sensitive habitats and coastal resources. The Coastal Land Use Plan and
Coastal Commission's additional review may inhibit development due to the added review time and costs,
and uncertainty of approvals.
John Wayne Airport Environs Land Use Plan (AELUP)
The City's Airport Area may be considered as an opportunity zone to add residential neighborhoods.
However, land located within the Airport Planning Area for John Wayne Airport are subject to the
development restrictions of the John Wayne Airport Environs Land Use Plan (AELUP), which limits the
ability to develop residential units. Approximately 391 acres are subject to these residential restrictions.
An amendment to the City's General Plan or rezoning for residential use requires review and approval by
the Airport Land Use Commission (ALUC) and extends the total review period of a proposed housing
development and subsequently increases the cost of development. The added review time and additional
costs may dissuade housing developers, and particularly affordable housing developers, from developing
housing in this area.
Overlay Districts
An overlay district is a regulatory tool that adds special provisions and regulations to an area in the City.
An overlay district may be added to a neighborhood or corridor on a map or it may apply to the City as
whole and be applied under certain circumstances. An overlay district may be initiated as a Zoning Map
amendment. All proposed developments within the overlay district must comply with the district's
applicable development standards in addition to the Zoning Code standards. Overlay Districts which affect
housing in Newport Beach include the Mobile Home Park (MHP) Overlay Zoning District, Bluff Overlay
Zoning District, and the Height Overlay District. Overlay Districts may be a constraint to the development
of housing when it sets standards which are more restrictive than the Zoning Code.
Overlav Coastal Districts
The purposes of the individual overlay coastal zoning districts and the way they are applied are detailed
below. An overlay district may be initiated as a Coastal Zoning Map amendment in compliance with
Chapter 21.14 of the City's Municipal Code. All development within these zones must comply with the
applicable development standards (e.g., setbacks, height) of the underlying coastal zoning district in
addition to the standards provided by the respective zone as outline in the Municipal Code, where
applicable.
Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing 3-8
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City of Newport Beach
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Mobile Home Park Overlay Coastal Zoning District
The MHP Overlay Coastal Zoning District is intended to establish a mobile home district on parcels of land
developed with mobile home parks. The regulations of this district are designed to maintain and protect
mobile home parks in a stable environment with a desirable residential character. However, such
regulations may pose a constraint to the redevelopment of existing mobile home parks and increasing
density. Uses allowed in the MHP Overlay include the following:
+ Mobile Home Parks
+ Accessory Structures incidental to the operation of Mobile Home Parks
Bluff Overlay Distric
The Bluff (B) Overlay District is intended to establish special development standards for areas of the City
where projects are proposed on identified bluff areas. The Bluff Overlay District intends to provide
additional regulations and requirements in order to establish safety standards for developments in the
overlay District. Specific permitted uses, development standards, and requirements are outlined in the
City's Municipal Code, Chapter 21.28.040. Additional regulations and development standards may
prevent increased density or intensity in areas within the Bluff Overlay District.
Canyon Overlay District
The Canyon (C) Overlay District is intended to establish development setbacks based on the predominant
line of existing development for areas that contain a segment of the canyon edge of Buck Gully or Morning
Canyon. In order to ensure safe development of housing within the Canyon Overlay Districts, development
standards and requirements include the following:
+ Development Stringline Setback: Development may not extend beyond the predominant line of
existing development on canyon faces by establishing a development stringline where a line is drawn
between nearest adjacent corners of existing structures on either side of the subject property.
+ Swimming Pools require a double wall construction
+ Coastal Hazards and Geologic Stability Report
+ Erosion Control Plan
Additional specific development standards and requirements are outlined in the City's Municipal Code,
Chapter 21.28.050. The Canyon Overlay District may inhibit added density or intensity of uses to
residential properties within the overlay.
Height Overlay
The Height (H) Overlay District is intended to establish standards for review of increased building height
in conjunction with the provision of enhanced project design features and amenities. The
Height Overlay District includes properties located in the Multiple Residential (RM) Zoning District within
Statistical Area A2. The maximum height limit is 40 feet for a flat roof and 45 feet for a sloped roof with a
three-story maximum. Additional standards, regulations, and eligibility requirements are outline the in
Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing 3-9
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City of Newport Beach
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the City's Municipal Code, Chapter 21.28.060. The Height Overlay District is not considered a constraint
to development as it provides for higher height limits.
State Density Bonus Law
Density bonuses are an additional way to increase the number of dwelling units otherwise allowed in a
residentially zoned area. The City's Zoning Ordinance identifies the purpose of the Density Bonus
Ordinance is to grant density bonuses and incentives for the development of housing that is affordable to
very low-, low-, and moderate -income households and senior citizens. Under the Density Bonus Law,
developers are entitled to a density bonus corresponding to specified percentages of units set aside for
very low income, low-income, or moderate -income households.
Effective January 1, 2021, California State Assembly Bill 2345 amends the Density Bonus Law to expand
and enhance development incentives for projects with affordable and senior housing components. AB
2345 amends the Density Bonus Law to increase the maximum density bonus from 35 percent to 50
percent. To be eligible for the maximum bonus, a project must set aside at least (i) 15 percent of total
units for very low income households, (ii) 24 percent of total units for low income households, or (iii) 44
percent of for -sale units for moderate income households. Levels of bonus density between 35 percent
and 50 percent are granted on a sliding scale. The City's currently adopted Density Bonus Ordinance is no
longer consistent with State law and must be amended to comply with new statutory requirement.
Implementing Action 3.1.2 of the Section 4: Housing Plan outlines the City's plan to maintain compliance
with State legislation.
Density Bonus Programs
The currently adopted density bonuses are eligible for developments which contain five or more dwelling
units and meet the requirements outlined in Chapter 20.32 of the Newport Beach Municipal Code. Units
which are not eligible for density bonus include developments where affordable housing is required under
the provisions of Title 19.
When a development which meets the requirements, density bonuses are applicable as shown in Table
3-3 and Table 3-4 below for different income categories. Developments which meet the requirements for
Senior housing will be entitled to a density bonus of twenty percent of the number of senior housing units.
Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing 3-10
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Table 3-3: Density Bonus Calculations
Very Low Income
Percentage of Base Units Proposed
Density Bonus Percentage
5
20
6
22.5
7
25
8
27.5
9
30
10
32.5
11
1 35
Low Income
Percentage of Base Units Proposed
Density Bonus Percentage
10
20
11
21.5
12
23
13
24.5
14
26
15
27.5
17
30.5
18
32
19
33.5
20
35
Source: City of Newport Beach Municipal Code Chapter 20.32
Table 3-4: Density Bonus Calculations
Moderate Income
Percentage of Base Units Proposed Density Bonus Percentage
10 5
11 6
12 7
13 8
14 9
15 10
16 11
17 12
18 13
19 14
20 15
21 16
22 17
23 18
24 19
25 20
26 21
27 22
28 23
29 1 24
Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing 3-11
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Table 3-4: Density Bonus Calculations
Moderate Income
Percentage of Base Units Proposed Density Bonus Percentage
30 25
31 26
32 27
33 28
34 29
35 30
36 31
37 32
38 33
39 34
40 35
Source: City of Newport Beach Municipal Code Chapter 20.32
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Additionally, when an applicant for a residential development agrees to donate land to the City for very
low-income households, the applicant is then entitled to a density bonus for the entire market rate
development, if the conditions specified in the City's Municipal Code Section 20.32.030 are met.
An applicant is entitled to an increase above the maximum allowed residential density as outline in Table
3-5.
Table 3-5: Density Bonus Calculations
Very Low Income
Percentage of Base Units Proposed Density Bonus Percentage
10 15
11 16
12 17
13 18
14 19
15 20
16 21
17 22
18 23
19 24
20 25
21 26
22 27
23 28
24 29
25 30
26 31
27 32
28 33
29 34
30 35
Source: City of Newport Beach Municipal Code Chapter 20.32
Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing
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Additional regulations for density Bonuses include the following:
+ Fractional Units: The calculation of a density bonus, in compliance with any of the above requirements,
that results in fractional units shall be rounded up to the next whole number.
+ Mixed Income Development: If the applicant desires to develop a density bonus project available to a
mix of income levels, the Director determines the amount of density bonus to be granted up to a
maximum of 35 percent.
Concessions and Incentives
When qualified for a density bonus, an applicant may request additional parking incentives beyond those
provided above. When requested, the City may grant the following (inclusive of handicap and guest
parking):
+ Zero to one bedroom: one on-site parking space per unit; or
+ Two or more bedrooms: two on-site parking spaces per unit.
In addition to a request for parking incentives, an applicant who meets the density bonus requirements
may also submit a proposal for a reduction in the site development standards or architectural design
requirements; approval of mixed-use zoning in conjunction with the housing development; other
regulatory incentive proposed by the client or the City that will result in identifiable, financially sufficient,
and actual cost reductions; and/or a direct financial contribution granted by the Council at its sole
discretion.
Additional Incentives may also apply for developments with a childcare component, requirements and
applicable incentives are outlines in detailed in the City's Municipal Code Section 20.32.060. Incentives
and density bonuses allow for increased opportunity and feasibility for the production of affordable
housing in a community, the City of Newport Beach's Incentives and Density Bonus programs are
comparable to similar Southern California communities and are a constraint to the development of
housing for all income levels.
Residential Development Standards
Citywide, outside the specific plan areas, the City regulates the type, location, density, and scale of
residential development primarily through the Zoning Code. The following summarizes the City's existing
residential zoning districts:
+ Residential -Agricultural (R -A) — Residential -Agricultural is intended to provide for single lots
appropriate for detached single -unit residential dwelling units and light farming.
+ Single -Unit Residential (R-1) — Single -Unit Residential is intended to provide for a range of detached
single -unit residential dwelling units on single lots. This land use designation does not include
condominiums or cooperative housing.
+ Two -Unit Residential, Balboa Island (R -BI) —Two -Unit Residential Balboa Island is intended to provide
for a maximum of two residential dwelling units, or duplexes. This is designation is reserved to single
lots on Balboa Island.
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+ Two -Unit Residential (R-2) —Two -Unit Residential is intended to provide for single lots appropriate for
a maximum of two residential dwelling units, or duplexes.
+ Multiple Residential (RM) — Multiple Residential is intended to provide for area appropriate for multi-
unit residential developments containing attached or detached dwelling units.
+ Medium Density Residential (RMD) — Medium Density Residential is intended to provide for areas
appropriate for medium density residential developments containing attached or detached units.
+ Mixed -Use Vertical (MU -V) — Mixed -Use Vertical is intended to provide for area appropriate for the
development of mixed-use structures that vertically include residential dwelling units. Residential
dwelling units are located above the ground floor, which includes office, restaurant, retail, and similar
nonresidential uses.
+ Mixed -Use Mariners' Mile (MU -MM) — Mixed -Use Mariners' Mile is intended to provide for areas
appropriate for commercial and residential uses. Mariners' Mile is located on the inland side of Coast
Highway in the Mariners' Mile Corridor. Properties that front Coast Highway may only be developed for
nonresidential purposes. Properties to the rear of the commercial frontage may be developed for
freestanding nonresidential uses, multi -unit residential dwelling units, or mixed-use structures that
integrate residential above the ground floor with nonresidential uses on the ground floor.
+ Mixed -Use Cannery Village and 151h Street (MU-CV/151h St.) — Mixed -Use Cannery Village and 15th
Street is intended to establish a cohesive district or neighborhood containing multi -unit residential
dwelling units with clusters of mixed-use and/or commercial structures on interior lots of Cannery
Village and 15th Street on Balboa Peninsula. Allowed uses include multi -unity dwelling units;
nonresidential uses; and/or mixed-use structures, where the ground floor is restricted to nonresidential
uses along the street frontage. Residential uses and overnight accommodations are allowed above the
ground floor and to the rear of uses along the street frontage. Mixed -Use or nonresidential structures
are required on lots at street intersections and are allowed, but not required, on other lots.
+ Mixed -Use Water (MU -W1)— Mixed -Use Water is intended to be applied to waterfront properties along
the Mariners' Mile Corridor in which nonresidential uses and residential dwelling units may be
intermixed. A minimum of 50 percent of the allowed square footage in a mixed-use development shall
be used for nonresidential uses in which marine -related and victor -serving land uses are mixed. An
approved site development review is required prior to any development to ensure uses are fully
integrated and that potential impacts from their differing activities are fully mitigated. Design of
nonresidential space to facilitate marine -related uses is encouraged.
+ Mixed -Use Water (MU -W2) — This second Mixed -Use Water designation is intended to apply to
waterfront properties in which marine -related uses may be intermixed with general commercial, visitor -
related commercial and residential dwelling units on the upper floors.
The City's Zoning Code also regulates the development on land through minimum and maximum
standards on lot size, lot width and depth, setbacks, and on lot coverage and floor -area ratio (FAR). Table
3-6 below provides the development standards for each residential zoning district in Newport Beach:
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Table 3-6: Development Standards in Newport Beach - Dimensions
Dimensions
Min. Yard Setbacks
Construction Standards
Min.
Min.
Min.
Lot
Max.
Zone
Lot
Lot
Front
Rear
Max. Site
Size
Side (feet)
Height
Max. FAL
(squar
Width
Depth
(feet)
(feet)
(feet)
Coverage
(feet)
(feet)
e feet)
I
Residential Districts
R -A
87,120
125
N/A
20
5
25
24,296
N/A
40%
2.0
(Citywide)
R-1
6,000,
60,
N/A
20
3,42
10
24,296
1.5
N/A
5,0001
501
(Corona del
Mar)
R-1-
6,000
60
80
20
6
6
24,296
N/A
60%
6,000
R-1-
7,200
70
90
20
5
20
35,406
N/A
60%
7,200
R-1-
10,000
90
100
15
10
10
24,296
N/A
60%
10,000
1.5 plus
R -BI
2,375
Sol
N/A
20
See Note 3.
10 ft.
24,296
N/A
200 s ft.
sq.ft.
(Citywide)
R-2
6,000,
60,
N/A
20
See Note 3.
10 ft.
24, 296
1.5
N/A
5,0001
501
(Corona del
Mar)
R-2-
6,000
60
80 ft.
20
6 ft.
6 ft.
24,2 96
N/A
60%
6,000
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Table 3-6: Development Standards in Newport Beach - Dimensions
Dimensions
Min. Yard Setbacks
Construction Standards
Min.
Min.
Min.
Lot
Max.
Zone
Lot
Lot
Front
Rear
Max. Site
Size
Side (feet)
Height
Max. FAL
(squar
Width
Depth
(feet)
(feet)
(feet)
Coverage
(feet)
(feet)
e feet)
RM
6,000,
60,
N/A
20
See Note 3.
10 ft.
28,33 6
1.74
N/A
5,0001
501
RMD
6,000,
60,
N/A
20
See note 4.
25 ft.
28,33 6
N/A
N/A
5,000 1
501
RM-
60
60
80
20
6 ft.
6 ft.
28,33 6
N/A
60%
6,000
Mixed -Use Zoning Districts
1.0 (Mixed -
MU -V
2,500
25
0
0-55
0-55
26,3 16
Use)
MU-
1.0 (Mixed -
10,000
50
0
0-55
0-55
26,3 16
MM
Use
MU-
40,000
100
0
0-55
0-55
32, 376
1.0 (Mixed -
DW
Use)
MU-
CV/15t
5,000
40
0
0-55
0-55
26,3 16
1.0, 1.5 7
1 St.
MU -
20,000
200
0
0-55
0-55
26,3 16
1.0, 1.5 7
W1
MU -
2,500
25
0
0-55
0-55
26,3 16
0.75,0.8 7
W2
Notes:
(1) Corner Lot, Interior Lot respectively
(2) lots <40 wide, lots >40 wide respectively
(3) 3 ft. for lots > 40ft. wide, 4 ft. for lots 40'1" — 49'11" wide, and 8% of Average Lot Width for lots > 50 ft. respectively,
(4) N/A for lots > 40ft. wide, 5 ft. for lots 40'1" — 49'11" wide, and N/A for lots > 50 ft.
(5) Adjoining residential district
(6) Flat roof, Sloped roof respectively
(7) Mixed Use, Residential respectively
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Yard Requirements
Yards allow for open space, landscaping and greenery, emergency access, and pedestrian and vehicular
circulation on a site. Requirements are set in order to ensure there is adequate available space designated
to these elements on a property when considering new development or improvements. Included in these
requirements are setbacks areas that are located between a setback line and the property line and must
remain unobstructed. Setbacks provide the following:
+ Visibility and traffic safety
+ Access to and around structures
+ Access to natural light and ventilation
+ Separation of incompatible land uses
+ Space for privacy, landscaping, and recreation
+ Protection of natural resources
+ Safety from fire and geologic hazard
The City's yard requirements do not prohibit residential developments from reaching the maximum
density on varying lands/sites, it therefore is not a constraint to the development of housing, specifically
housing affordable to low and very low-income households. Additionally, the City's Density Bonus
programs provides incentives for the development of affordable housing, including a reduction in the site
development standards (e.g., site coverage, setbacks, increased height up to the maximum allowed,
reduced lot sizes, and/or parking requirements.
Site Coverage and Floor Area Limit
Site coverage and Floor Area Limit (FAL) requirements maintain mass and intensity of a use for residential
uses.
The Newport Beach Zoning Code defines site coverage as the percentage of a site covered by structures
and accessory structures, as well as decks that exceed 30 inches in height. Maximum site coverage
standards limit the footprint of a building and calculates it as a percentage between the ground floor area
of a building and the net area of a lot.
The FAL refers to the gross floor area allowed on a residential lot and is determined by multiplying the
allowed buildable area of the lot times the applicable multiplier for the lot. FAL requirements limit the
total usable floor area to limit the bulk of a building to the land, other buildings, and public facilities.
maximum tfuilding Height
Maximum building heights are set and defined in the City's Zoning Code to maintain symmetry and
compatibility between existing and proposed developments. The height is measured as the vertical
distance from the grade of the pad to the highest part of the structure, including protective guardrails and
parapet walls. The height limit may be increased within specific areas through the adoption of a Planned
Community Development, a specific plan, a planned development permit, a coastal development permit
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in the coastal zone, or a site development review. The deviation in maximum height limit requires
approval of a discretionary action.
• R -A, R-1, R -BI, and R-2 Zoning Districts have height limits of 24 feet for structures with flat roofs
(including guard rails and parapet walls) and 29 feet for sloped roofs. A discretionary approval
may permit height up to 28 feet for flat roofs and 33 feet for sloped roofs.
• RM and RMD Zoning Districts have height limits of 28 feet for structures with flat roofs and 33
feet for sloped roofs. The height of the structure may be increased to 32 feet for foot roof and 37
feet for sloped roofs through discretionary approval. Properties located in the Height (H) Overlay
District may increase height limits to 40 feet for flat roofs and 45 feet for sloped roofs.
• Planned Community Districts may also propose and regulate their own height limits.
The City's building height requirements do not prohibit residential developments from reaching the
maximum density on varying lands/sites, it therefore is not a constraint to the development of housing,
specifically housing affordable to low and very low-income households. Additionally, the City's Density
Bonus programs provides incentives for the development of affordable housing, including a reduction in
the site development standards (e.g., site coverage, setbacks, increased height up to the maximum
allowed, reduced lot sizes, and/or parking requirements.
Usable Open Space
The City's Zoning Code defines Usable Open Space as an outdoor or enclosed area on the ground, roof,
balcony, deck, porch, or terrace, used for outdoor living, active or passive recreation, pedestrian access,
or landscaping. This does not include parking facilities, driveways, utility, or service areas, required
setbacks, and sloped or submerged land. All residential districts in Newport Beach have a maximum site
coverage to allow for open space. Mixed -Use districts require 75 square feet per dwelling unit of common
open space and 5 percent of the gross floor area of private open space for each unit.
The City's usable open spaces requirements do not prohibit residential developments from reaching the
maximum density on varying lands/sites, it therefore is not a constraint to the development of housing,
specifically housing affordable to low and very low-income households. Additionally, the City's Density
Bonus programs provides incentives for the development of affordable housing, including a reduction in
the site development standards (e.g., site coverage, setbacks, increased height up to the maximum
allowed, reduced lot sizes, and/or parking requirements.
Parking >tandards
Adequate off-street parking shall be provided to avoid street overcrowding and maintain parking
opportunities for the public to visit the coast. This is maintained through the City's parking requirements
for each housing unit type, as shown in Table 3-7. Parking requirements may add to the development cost
of a property and project as spaces and garage parking create additional costs and remove potentially
livable space.
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Table 3-7: Parking Requirements for Residential Uses
Unit Type
Number of Spaces Required
Accessory Dwelling Unit
1 parking space, with exceptions 11�
Junior Accessory Dwelling Unit
No additional parking required
Single -Unit Dwellings —Attached
2 per unit in a garage
Single -Unit Dwellings — Detached
and less than 4,000 sq. ft. of floor
2 per unit in a garage
area
Single -Unit Dwellings — Detached
3 per unit in a garage
and 4,000 sq. ft. of floor area
Single -Unit Dwellings — Balboa
2 per unit in a garage
Island
2 per unit covered, plus guest parking
Multi -Unit Dwellings — 3 units
1-2 units, no guest parking required
3 units, 1 guest parking space
Multi -Unit Dwellings —4 units or
2 per unit covered, plus 0.5 space per unit for guest parking
more
Two -Unit Dwellings
2 per unit; 1 in a garage and 1 covered or in a garage
Live/Work Units
2 per unit in a garage, plus 2 for guest/customer parking
Senior Housing — Market Rate
1.2 per unit
Senior Housing—Affordable
1 per unit
Note:
1. Parking is waived for ADUs if the property is within %2 mile walking distance to transit (including ferry); within an
architecturally or historically significant district; on -street parking permits are required and not provided to the
occupant of the ADU; or within one block of a car -share vehicle pick-up/drop-off location
Source: City of Newport Beach Municipal Code
The City's parking requirements do not prohibit residential developments from reaching the maximum
density on varying lands/sites, it therefore is not a constraint to the development of housing, specifically
housing affordable to low and very low-income households. Additionally, the City's Density Bonus
programs provides incentives for the development of affordable housing, including a reduction in the site
development standards (e.g., site coverage, setbacks, increased height up to the maximum allowed,
reduced lot sizes, and/or parking requirements.
Variety of Housing Types Permitted
Housing Element Law requires jurisdictions to identify sites to be made available through zoning and
development standards in order to facilitate development of a variety of housing types for all
socioeconomic levels of the population. Housing types include single -unit dwellings, multi -unit housing,
accessory dwelling units, factory -built housing, mobile homes, employee and agricultural work housing,
transitional and supportive housing, single -room occupancy units (SROs), and housing for persons with
disabilities. Table 3-8 below identifies the various housing types permitted within each residential and
Table 3-9 identified housing types permitted in mixed-use zoning district in Newport Beach.
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Table 3-8: Various Housing Types Permitted in Residential Zones
Nonresidential
Residential Zones
Housing Type
Zones
R -A
R-1*
R -BI
11-2
RM
RMD
OA
PI
Single -Unit Dwellings—Attached
-
P
P
P
P
Single-UnitDwellings— Detached
P
P
P
P
P
P
Multi -Unit Dwellings
-
-
-
P
P
Two -Unit Dwellings
-
P
P
P
P
Accessory Dwelling Unit(s)
P
P
P
P
P
P
Junior Accessory Dwelling Unit(s)
P
P
P
P
P
P
-
-
Live -Work Units
-
-
-
--
--
-
Short -Term Lodging
-
-
P
P
P
P
-
-
Residential Care Facilities —
P
P
P
P
P
P
-
-
Limited (6 or fewer) Licensed
Residential Care Facilities —
CUP-
CUP-
Limited (6 or fewer) Unlicensed
--
--
--
--
HO
HO
--
--
Residential Care Facilities —
CUP-
CUP-
General (7 or More) Licensed
--
--
--
--
HO
HO
--
--
Residential Care Facilities —
CUP-
CUP-
General (7 or More) Unlicensed
--
--
--
--
HO
HO
--
--
Residential Care Facilities —
CUP-
CUP-
Integral Facilities/Integral Uses
--
--
--
--
HO
HO
Parolee -Probationer Home
-
-
-
--
--
-
Farmworker Housing
NA
NA
NA
NA
NA
NA
NA
NA
Supportive Housing
NA
NA
NA
NA
NA
NA
NA
NA
Transitional Housing
NA
NA
NA
NA
NA
NA
NA
NA
Emergency Shelters
-
-
-
--
P
P
Low Barrier Navigation Centers
NA
NA
NA
NA
NA
NA
NA
NA
Notes:
P — Permitted by Right
A—Allowed
MUP — Minor Use Permit
CUP -HO — Conditional Use Permit in Residential Zoning Districts
(--) - Not Allowed
NA — Not Listed/Stated
*Located above 1" floor
Source: City of Newport Beach Municipal Code
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Table 3-9: Mixed -Use Housing Types Permitted in Mixed -Use Zones
Zones
Housing Type
MU -CV/
MU -V
MU -MM
MU -DW
15th St.
MU -W1
MU -W2
Single -Unit Dwellings —
P. (1)
--
-
P (3)
P. (1)
P* (2)
Attached
Single -Unit Dwellings —
Detached
Multi -Unit Dwellings
P. (1)
P (1)(2)
P (1)
P (3)
-
--
Two -Unit Dwellings
P. (1)
--
--
P (3)
--
--
Accessory Dwelling Unit(s)
P
P
P
P
P
P
Junior Accessory Dwelling
Unit(s)
P
P
P
P
P
P
Live -Work Units
P
P (1)(2)
P
P (3)
--
--
Notes:
*Located above 15t floor
(1) Allowed only as part of a mixed-use development. Refer to Section 20.48.130 (Mixed -Use Projects) for additional
development standards.
(2) Not allowed to front onto Coast Highway.
Not allowed on lots at street intersections unless part of a mixed-use or live -work structure.
Source: City of Newport Beach Municipal Code
Single -Unit Dwelling
A Single -Unit Dwelling is defined in the Newport Beach Zoning Code as a structure on a single lot
containing one dwelling unit and one housekeeping unit. The structure shall be constructed in compliance
with the California Building Code (CBC) and placed on a permanent foundation. Single -Unit Dwellings may
be attached or detached. An attached dwelling is owned in fee, located on an individual lot, and shares a
wall or roof with another structure. A detached dwelling is also owned in fee and located on an individual
but is not connected to another structure in any way.
iwulti-Unit uweiiing
A Multi -Unit Dwelling contains three or more dwellings units within the same structure occupied on a
single lot. Each dwelling unit is occupied by separate housekeeping units. This housing type includes
triplexes (3 dwelling units in one structure), fourplexes (four dwelling units in one structure), and
apartments (5 or more dwelling units in one structure), where each structure is owned by one entity and
each dwelling unit is rented out. Condominiums are also multi -unit dwellings, but each individual dwelling
unit is owned by separate entities. The structure must be placed on a permanent foundation and
constructed in compliance with the California Building Code (CBC).
Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing 3-21
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Two -Unit Dwelling
A Two -Unit Dwelling contains two dwelling units, each occupied by their own housekeeping unit, and
located within the same structure. This may be referred to as a duplex. The structure must be placed on
a permanent foundation and constructed in compliance with the California Building Code (CBC).
An Accessory Dwelling Unit is a secondary dwelling unit, attached or detached, to the primary residence(s)
on a single lot. This may be referred to as a "granny flat", "in-law unit", or "carriage house". An ADU must
include a kitchen, a full bathroom, a living area, and a separate entrance. The Newport Beach Zoning Code
includes efficiency units and manufactured homes as ADUs. Junior ADUs (JADUs) are defined by the City's
Municipal Code as a dwelling unit accessory to and entirely contained within an existing or proposed
single -unit dwelling. A JADU may not be greater than 500 square feet, and it must either include its own
sanitation facilities or share facilities with the single -unit dwelling. A JADU must also include its own
efficiency kitchen.
I ;vn_Wnrk ►snit
Live -Work Units refer to structures that include both a commercial and a single dwelling unit. Commercial
uses are generally located on the ground floor, with the dwelling unit located one to two stories above.
Short -Term Lodainar
Short -Term Lodging refers to a dwelling unit that is rented or leased as a single housekeeping unit for 30
days or less.
Residential Care Facilities - General Licensed (7 or More Persons)
General Licensed Residential Care Facilities provide a single housekeeping unit for individuals with a
disability who reside at the facility. There may be 7 or more individuals residing at the facility, but they
each reside in separate dwelling units. The facility may include a place, site or building, or groups of places,
sites, or buildings, licensed by the State.
Residential Care Facilities - General Unlicensed (Seven or More Persons)
General Unlicensed Residential Care Facilities include a place, site or building, or groups of places, sites,
or buildings, which are not licensed by the State and provide housing to 7 or more individuals with
disabilities in separate dwelling units. The facility is not required by law to be licenses by the State.
ttes►aent►a1 (;are i-acilities - Limitea Licensed (6 or ►-ewer rersons)
Limited Licensed Residential Care Facilities provide care, services, and/or treatment in a community
residential setting for six or fewer individuals. Individuals may include adults, children, or adults and
children. The facility shall be considered a single housekeeping unit and must therefore be in compliance
with all land use and property development regulations applicable to single housekeeping units.
Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing 3-22
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1 1 At
Residential Care Facilities - Small Unlicensed (6 or Fewer Persons)
Small Unlicensed Residential Care Facilities include a place, site or building, or groups or places, sites, or
buildings in which 6 or fewer individuals with disabilities reside in separate dwelling units. The facility is
not required by law to be licensed by the State.
Uom,
Parolee -Probationer Home refers to a structure or dwelling unit which houses 2 or more parolees -
probationers who are unrelated by blood, marriage, or legal adoption. The parolees -probationers reside
here in exchange for monetary or nonmonetary consideration given and/or paid by the parolee -
probationer and/or any public or private entity or person on behalf of the parolee -probationer. The
residential structure may be operated by an individual, a for-profit entity, or a nonprofit entity.
MnhilP HnmP PaH
A Mobile Home refers to a transportable trailer that is certified under the National Manufactured Housing
Construction and Safety Standards Act of 1974. The mobile home is over 8 feet in width and 40 feet in
length and may or may not include a permanent foundation. A mobile home on a permanent foundation
is considered a single -unit dwelling.
Convalescent Home
Convalescent Home refers to an establishment that provides 24-hour care for persons requiring regular
medical attention. A convalescent home may be referred to as a "nursing home" or "hospice". This facility
does not provide emergency medical services or surgical services.
Common Interest Developmen,
Common Interest Developments include community apartment projects, condominium projects, planned
developments, and stock cooperative.
Farmworker Housing
Farmworkers are considered a special needs interest group by HCD. Farmworkers are traditionally defined
as people whose primary incomes are earned through permanent or seasonal agricultural labor.
Farmworkers are generally considered to have special housing needs due to their limited income and the
often -unstable nature of their employment. In addition, farmworker households tend to have high rates
of poverty, live disproportionately in housing that is in the poorest condition, have extremely high rates
of overcrowding, and have low homeownership rates. There is a total of 1,772 farmworkers in the County
of Orange, though few may reside in Newport Beach the City must consider the housing needs of this
community. The Newport Beach Municipal Code does not explicitly define Farmworker Housing or outline
it as a permitted use in residential or nonresidential zones. Policy Action 30 of the Section 4: Housing
Plan outlines the City's strategy to update the Municipal Code in accordance with state legislation.
.)upportive blousing
California State Assembly Bill 2162 amended Section 65583, Planning and zoning law to specify that
supportive housing is a residential use of property, subject only to those restrictions that apply to other
residential dwellings of the same type in the same zone. The City of Newport Beach's Municipal Code does
Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing 3-23
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not explicitly define Supportive Housing or identify zones where is it is a permitted use. Policy Action 7B
of the Section 4: Housing Plan outlines the City's strategy to update the Municipal Code in accordance
with state legislation.
The City of Newport Beach defines Transitional Housing as rental housing operating under program
requirements that call for the termination of assistance and recirculation of the assisted unit to another
eligible program recipient program at some predetermined future point in time, which shall be no less
than six months. Transitional housing that is provided in single-, two- or multi -unit dwelling units, group
residential, parolee -probationer home, residential care facilities, or boarding house uses shall be
permitted, conditionally permitted or prohibited in the same manner as the other single-, two-, or multi-
unit dwelling units, group residential, parolee -probationer home, residential care facilities, or boarding
house uses under this code.
The City of Newport Beach's Municipal Code does not explicitly identify Transitional Housing as a
permitted use within the appropriate zones as required by state law. Policy Action 713 of the Section 4:
Housing Plan outlines the City's strategy to update the Municipal Code in accordance with state
legislation.
-mArnAnr_v 4haltArc
State Law existing law authorizes a political subdivision to allow persons unable to obtain housing to
occupy designated public facilities, as defined, during the period of a shelter crisis. Existing law provides
that certain state and local laws, regulations, and ordinances are suspended during a shelter crisis, to the
extent that strict compliance would in any way prevent, hinder, or delay the mitigation of the effects of
the shelter crisis. The City of Newport beach permits Emergency shelters in the OA— Office Airport zoning
district and the PI — Private Institutions Coastal zoning district.
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.
Additionally, properties designated for OA 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.
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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.
AB 101 states that "The Legislature finds and declares that Low Barrier Navigation Center developments
are essential tools for alleviating the homelessness crisis -." Low Barrier Navigation Centers are defined as
a Housing First, low -barrier, service -enriched shelter focused on moving people into permanent housing
that provides temporary living facilities while case managers connect individuals experiencing
homelessness to income, public benefits, health services, shelter, and housing. Low Barrier Navigation
Centers are required as a use by right in areas zoned for mixed uses and nonresidential zones permitting
multi -unit uses if it meets specified requirements. The City of Newport Beach's Municipal Code does not
address Low Barrier Navigations Centers by definition. A program will be adopted to ensure the City's
development standards allow Low Barrier Navigation Centers By -Right in all zones that permit mixed -uses
and non-residential uses. Policy Action 7A of the Section 4: Housing Plan outlines the City's strategy to
update the Municipal Code in accordance with state legislation.
Pinnncrl rnmm►initil nictrir-f
The Planned Community (PC) District is intended allow for a coordinated variety of uses and allows
projects to benefit from large-scale community building. PC Districts allow for greater flexibility and less
restrictive development regulations, while also maintaining compliance with the intent and provisions of
the Zoning Code. The Newport Beach Municipal Code states that a PC District may include various types
of uses given they are consistent with the General Plan through the adoption of a development plan and
text materials that identify land use relationships and associated development standards.
PC Districts allow for large scale housing projects on land areas no less than 25 acres of unimproved land
area or 10 acres of improved land area; however, the City Council may waive the minimum acreage
requirements. Improved land area refers to parcels of land with existing permanent structures occupying
at least 10 percent of the total PC District. The subject property must be reclassified as a PC District and a
Development Plan must be filed with the City to initiate the development process. The Development
Plans are reviewed by the Director, scheduled for a public hearing before the Planning Commission for a
recommendation, and approved by the City Council. A Planned Community District must also go through
an environmental review.
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The Development Plan must contain:
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+ A land use map containing the distribution, location, and extent of uses proposed
+ Land use tables designating permitted uses
+ Development standards
+ Protection measures for landforms and public views
+ Sustainable improvement standards
+ Location and extent of essential facilities including circulation and transportation, drainage, energy,
sewage and waste disposal, and water
+ Development standards for conservation, development, and utilization of natural resources
+ A program of implementation measures, programs, regulations, and public works projects
+ A topographical map to illustrate the character of the terrain and condition of existing vegetation
+ A summary of the relationship between the proposed development plan and the goals, policies, and
actions of the General Plan
Growth Management Measures
Growth management measures are techniques used by a government to regulate the rate, amount, and
type of development. Growth management measures allow cities to grow responsibly and orderly,
however, if overly restricted can produce constraints to the development of housing, including accessible
and affordable housing.
On November 7, 2000, the Newport Beach electorate approved Measure S. Measure S amended the
Newport Beach City Charter by adding Section 423, which requires voter approval of certain amendments
of the Newport Beach General Plan. Meaning, an amendment shall not take effect unless it has been
submitted to the voters and approved by a majority of those voting on it. Charter Section 423 encourages
the City Council to adopt implementing guidelines that are consistent with its purpose and intent. In the
case of Charter Section 423, an amendment to the General Plan is defined as any proposed amendment
of the General Plan that is first considered and/ or approved by the City Council subsequent to December
15, 2000 and that increases the number of peak hour trips (traffic), floor area (intensity), or dwelling units
(density) when compared to the General Plan prior to approval.
v.•... „,J...
The City Council determines if an amendment requires voter approval pursuant to Section 423, based on
the following conditions:
+ The Amendment modifies the allowed use(s) of the property or area that is the subject of the
Amendment such that the proposed use(s) generate(s) more than one hundred morning or evening
peak hour trips than are generated by the allowed use(s) before the Amendment; or
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+ The Amendment authorizes an increase in floor area for the property or area that is the subject of the
Amendment that exceeds forty thousand (40,000) square feet when compared to the General Plan
before approval of the Amendment; or
+ The Amendment authorizes an increase in the number of dwelling units for the property or area that is
the subject of the Amendment that exceeds one hundred ( 100) dwelling units when compared to the
General Plan before approval of the Amendment; or
+ The increase in morning or evening peak hour trips, floor area or dwelling units resulting from the
Amendment when added to eighty percent (80%) of the increases in morning or evening peak hour
trips, floor area or dwelling units resulting from Prior Amendments ( see definition in Section ( 2)J
exceeds one or more of the voter approval thresholds in Section 423 as specified in Subsection 1, 2 or
3.
If the City Council determines that the Amendment requires voter approval, the City Council then adopts
a resolution calling an election on the Amendment. The City Council schedules the election on the
Amendment at the next regular municipal election (as specified by the City Charter) or at a special election
if the City and the proponent of the Amendment have entered into a written agreement to share the costs
of the special election. The City Attorney then prepares an impartial analysis of the Amendment which
contains information about the Amendment, any related project or land use approval, and the
environmental analysis conducted of the Amendment that will help the electorate make an informed
decision on the Amendment. In the absence of an ordinance or Charter provision that establishes a
procedure for submittal of arguments or rebuttals relative to City measures, the City Council will adopt a
resolution that authorizes the filing of arguments and rebuttals in accordance with the general procedures
specified in the Elections Code.
Charter Section 423 restricts growth throughout the community as it may discourage housing
development projects, and particularly affordable housing projects. Projects subject to Charter Section
423 may require significant capital investment which may yield uncertain election results.
Specific Plans
The purpose of a Specific Plan is to implement the goals and objectives of a city's General Plan in a more
focused and detailed manner that is area and project specific. The Specific Plan promotes consistence and
an enhanced aesthetic level throughout the project community. Specific Plans contain their own
development standards and requirements that may be more restrictive than those defined for the city as
W-31:1[-3
Canfn dna Moirrhf-
The Santa Ana Heights Community is located to the north of Newport Beach between East Side Costa
Mesa and the Upper Newport Bay. The area was previously within County of Orange's permitting
jurisdiction and the redevelopment project area was designated to eliminate blight. The land has since
been annexed into Newport Beach.
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The principal objectives of the Santa Ana Heights Specific Plan include:
+ Encourage the upgrading of existing residential neighborhoods and business development areas
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+ Ensure well-planned business park and commercial developments which are adequately buffered from
adjacent residential neighborhoods
+ Encourage the consolidation of smaller contiguous lots in the business park area
+ Ensure that business park and residential traffic are separated to the maximum extent possible, while
minimizing impact upon existing parcels
+ Ensure adequate provision of public works facilities as development occurs
+ Enhance equestrian opportunities with the residential equestrian neighborhood
+ Enhance the overall aesthetic character of the community
The Santa Ana Heights Specific Plan identifies design and landscaping guidelines in Section 20.90.030 of
the Newport Beach Zoning Code; the development standards are provided in Table 3-4. Table 3-6 also
identifies the housing types permitted in each zoning district. Zoning district designations within the
project area include the following:
+ Open Space and Recreational District: SP -7 (OS/R) - Open Space and Recreational District is intended
to establish the long-term use and viability of the Newport Beach Golf Course.
+ Residential Equestrian District: SP -7 (REQ) Residential Equestrian District is intended to provide for the
development and maintenance of a single -unit residential neighborhood in conjunction with limited
equestrian uses. The zoning district is intended to maintain a rural character with an equestrian theme.
+ Residential Kennel District: SP -7 (RK) - Residential Kennel District is intended to provide for the
development of a single -unit residential neighborhood in conjunction with commercial kennel
businesses.
+ Residential Single -Family District: SP -7 (RSF) - Residential Single -Family District is intended to provide
for the development of medium density single -unit detached residential neighborhoods. Permitted uses
should complement and be compatible with residential neighborhoods.
+ Residential Multiple -Family District: SP -7 (RMF) - Residential Multiple -Family District is intended to
provide for the development of high-density multi -unit residential neighborhoods with a moderate
amount of open space. Permitted uses should complement and be compatible with residential
neighborhoods.
+ Horticultural Nursery District: SP -7 (HN) - Horticultural Nursery District is intended to ensure the long-
term use and viability of the horticultural nursery uses located along Orchard Drive in the western
section of Santa Ana Heights.
+ General Commercial District: SP -7 (GC) - General Commercial District is intended to provide regulations
for the commercial areas along South Bristol Street and ensure the continuation of commercial uses
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which offer a wide range of goods and services to both the surrounding residential and business
communities. This district is intended to promote the upgraded aesthetic image of the community and
reduce conflicts between commercial and residential uses.
+ Business Park District: SP -7 (BP) - Business Park District is intended to provide for the development and
maintenance of professional and administrative offices, commercial uses, specific uses related to
product development, and limited light industrial uses. The district shall protect the adjacent residential
uses through regulation of building mass and height, landscape buffers, and architectural design
features.
+ Professional and Administrative Office District: SP -7 (PA) - Professional and Administrative Office
District is intended to provide for the development of moderate intensity professional and
administrative office uses and related uses on sites with large landscaped open spaces and off-street
parking facilities. This district is intended to be located along heavily trafficked streets or adjacent to
commercial or industrial districts. This district may also be used to buffer residential areas.
+ Professional, Administrative, and Commercial Consolidation District: SP -7 (PACC) - Professional,
Administrative, and Commercial Consolidation District is intended to provide for the development of
professional and administrative office uses and commercial uses on lots located between South Bristol
Street and Zenith Avenue in a manner which ensures lot consolidation and vehicular access to and from
South Bristol Street.
+ Planned Development Combining District (PD) - Planned Development Combining District is intended
to provide a method for land to be developed using design features which take advantage of modern
site planning techniques to produce an integrated development project amongst existing and potential
development of the surrounding neighborhoods.
Housing for Persons with Disabilities
Both the Federal Fair Housing Act and the California Fair Employment and Housing Act direct local
governments to make reasonable accommodations (that is, modifications or exceptions) to their zoning
laws and other land use regulations when such accommodations may be necessary to afford disabled
persons an equal opportunity to use and enjoy a dwelling.
The Housing Element Update must also include programs that remove constraints or provide reasonable
accommodations for housing designed for persons with disabilities. The analysis of constraints must touch
upon each of three general categories: 1) zoning/land use; 2) permit and processing procedures; and 3)
building codes and other factors, including design, location and discrimination, which could limit the
availability of housing for disabled persons.
Reasonable Accommodation
Reasonable accommodation in the land use and zoning context means providing individuals with
disabilities or developers of housing for people with disabilities, flexibility in the application of land use
and zoning and building regulations, policies, practices and procedures, or even waiving certain
requirements, when it is necessary to eliminate barriers to housing opportunities. For example, it may be
reasonable to accommodate requests from persons with disabilities to waive a setback requirement or
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other standard of the Zoning Code to ensure that homes are accessible for the mobility impaired. Whether
a particular modification is reasonable depends on the circumstances.
The Reasonable Accommodation Chapter of the City's Municipal Code provides a procedure and sets
standards for disabled persons seeking a reasonable accommodation in the provision of housing and is
intended to comply with federal and state fair housing laws. According to the Reasonable Accommodation
Chapter of the City's Municipal Code, a request for reasonable accommodation may be made by any
person with a disability, their representative, or a developer or provider of housing for individuals with a
disability, and a reasonable accommodation may be approved only for the benefit of one or more
individuals with a disability. Once an applicant requests reasonable accommodation via all appropriate
forms and submittals (as outline in Chapter 20.25.070 of the Newport Beach Municipal Code), the
following actions may be taken by the Hearing Office:
+ The Hearing Officer shall issue a written determination to approve, conditionally approve, or deny a
request for reasonable accommodation, and the associated modification or revocation.
+ The reasonable accommodation request shall be heard with, and subject to, the notice, review,
approval, call for review, and appeal procedures identified for any other discretionary permit.
+ On review the Council may sustain, reverse, or modify the decision of the Hearing Officer or remand the
matter for further consideration, which remand shall include specific issues to be considered or a
direction for a de novo hearing.
The written decision to approve or deny a request for reasonable accommodation must be consistent
with all the applicable Federal and State laws and is be based on consideration of the following findings,
all of which are required for approval, the requested accommodation:
+ Is requested by or on the behalf of one or more individuals with a disability protected under the Fair
Housing Laws.
+ Is necessary to provide one or more individuals with a disability an equal opportunity to use and enjoy
a dwelling.
+ Will not impose an undue financial or administrative burden on the City as "undue financial or
administrative burden" is defined in Fair Housing Laws and interpretive case law.
+ Will not result in a fundamental alteration in the nature of a City program, as "fundamental alteration"
is defined in Fair Housing Laws and interpretive case law; and
+ Will not, under the specific facts of the case, result in a direct threat to the health or safety of other
individuals or substantial physical damage to the property of others.
In making determinization for a request for reasonable accommodation, the hearing officer may consider
a variety of factors; factors for consideration by the hearing officer are listed (but limited to) in Chapter
20.52.070 of the Newport Beach Municipal Code. Reasonable accommodation generates practical
opportunity and increased feasibility for the creation of accessible housing and the Newport Beach's City
process is not considered a constraint to the development of housing for all persons.
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1
Definition of Family
A restrictive definition of "family" that limits the number of unrelated persons and differentiates between
related and unrelated individuals living together is inconsistent with the right of privacy established by
the California Constitution. The City's Municipal Code defines "family" as one or more persons living
together as a single housekeeping unit in a dwelling unit. The Code also defines a single housekeeping unit
as the functional equivalent of a traditional family, whose members are an interactive group of persons
jointly occupying a single dwelling unit, including the joint use of and responsibility for common areas,
and sharing household activities and responsibilities (e.g., meals, chores, household maintenance,
expenses, etc.) and where, if the unit is rented, all adult residents have chosen to jointly occupy the entire
premises of the dwelling unit, under a single written lease with joint use and responsibility for the
premises, and the makeup of the household occupying the unit is determined by the residents of the unit
rather than the landlord or property manager. The City's definition of family does not limit the number of
unrelated persons living together, however the definition for single housekeeping unit, as it relates to
family, may require an update by the City as it considers a unit the equivalent to a traditional family.
Development Fees
Residential developers are subject to a variety of permitting, development, and impact fees in order to
access services and facilities as allowed by State law. The additional cost to develop, maintain, and
improve housing due to development fees result in increased housing unit cost, and therefore is generally
considered a constraint to housing development. However, fees are necessary to provide planning and
public services in Newport Beach.
The location of projects and housing type result in varying degrees of development fees. The presumed
total cost of development is also contingent on the project meeting city policies and regulations and the
circumstances involved in a particular development project application. Table 3-10 provides the planning
and land use fees assessed by City of Newport Beach and Table 3-11 provides the engineering and
development services fees required for development projects.
Estimated total development and impact fees for a typical single -unit residential project, assuming it is
not part of a subdivision and is consistent with existing city policies and regulations can range from
$41,613 to $45,593. Estimated total development and Impact fees for a typical multi -unit residential
project with ten units, assuming it is consistent with existing City policies and regulations range from
$311,256 to $316,236.
These estimates are illustrative in nature and that actual costs are contingent upon unique circumstance
inherent in individual development project applications. Considering the high cost of land in Newport, and
the International Code Council (ICC) estimates for cost of labor and materials, the combined costs of
permits and fees range from approximately 1.04 percent to 1.14 percent of the direct cost of development
for a single -unit residential project and 1.44 percent to 1.5 percent for a multi -unit residential project.
Direct costs do not include, landscaping, connection fees, on/off-site improvements, shell construction or
amenities, therefore the percentage of development and impact fees charged by the City may be smaller
if all direct and indirect costs are included.
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Table 3-10: Planning and Land Use Fees
Type
Fee
Deposit
Hourly
Rate
Amateur Radio and Satellite Dish Antenna Permit
$1,379
Amendment—General Plan
--
$7,500
$239
Amendment — Local Coast Program
--
$3,300
$239
Amendment—Planned Community
--
$7,500
$239
Amendment—Zoning Code
--
$7,500
$239
Appeals to City Council
$1,715
--
--
Appeals to Planning Commission
$1,715
--
--
Approval in Concept Permit
$839
--
--
Certificate of compliance $358 + $12 County
$370
--
--
Coastal Development Permit/ Parcel Map Bundle
$2,974
--
--
Coastal Development Permit Waiver/ Initial Review
$1,085
--
--
Compliance Letters / Minor Records Research
$382
--
--
Comprehensive / Heritage / Innovative Sign Program
$1,841
--
--
Condominium Conversion Permit
$1,325
--
--
Development Agreement
--
$10,000
$239
Development Agreement Annual Review
$1,367
--
--
Director/ Staff Approval
$961
--
--
Extensions of Time (except Abatement Period)
$168
--
--
Environmental Documents
--
--
$166
Heritage Sign Review
--
--
$166
In -Lieu Parking
--
--
$150
Limited Term Permit — Less than 90 Days
$592
--
--
Limited Term Permit — More than 90 Days
$1,994
--
--
Limited Term Permit —Seasonal
$274
--
--
Lot Line Adjustment
$2,065
--
--
Lot Merger
$2,065
--
--
Modification Permit
$2,934
--
--
Nonconforming Abatement Period Extension
$611
--
--
Operators License —Application
$897
--
--
Operators License —Appeal
$853
--
--
Planned Community Development Plan
--
$10,000
$239
Planned Development Permit
$5,518
--
--
Preliminary Application for Residential Development
$760
--
--
Public Noticing Costs
$497
--
Site Development Review — Major
$5,219
--
Site Development Review — Minor
$2,970
--
--
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Table 3-10: Planning and Land Use Fees
Type
Fee
Deposit
Hourly
Rate
Subdivision Parcel Map
$2,069
--
--
Subdivision Tentative/Vesting Tract Map
$5,139
--
--
Temporary Banner Permit ($50 + $1 Recorded Management
Fee)
$51
--
--
Transfer of Development Rights
$3,857
--
Grading Plan Review of Complex Projects by Consultant
Use Permit —Conditional
$5,271
--
Determination of Unreasonable Hardship
Use Permit — Minor
$2,970
--
--
Variance
$4,637
--
--
Zoning Plan Check
--
--
$185
Sources: City of Newport Beach Planning Division Fee Schedule (Effective 08/08/2020 per Council Resolution 2020-29).
Table 3-11: Engineering and Development Services Fees
Plan Review
Type
Fee
Preliminary Plan Review
$179
Plan Check Hourly Rate
$146
Additional Plan Review and Rechecks in Excess of 2
$146
Plan Review
$72% of Building Permit Fee
Repetitive Plan Review
$25 of Plan Check Fee
Energy Compliance Review
0.06% of Construction Cost
Disabled Access Compliance Review
0.1% of Construction Cost
Grading Plan Review by City Staff
72% of Grading Permit Fee
Grading Plan Review of Complex Projects by Consultant
120% of Consultant Fee
Solar Systems Up to and Including 3KW
$135
Determination of Unreasonable Hardship
$248
Electrical Plan Review
72% of Total Permit Fee
Mechanical Plan Review
72% of Total Permit Fee
Plumbing Plan Review
72% of Total Permit Fee
Drainage Plan Review for Alteration to Drainage
$247
Water Quality Management Plan Review (Commercial Projects)
$873
Water Quality Management Inspections (Commercial Projects)
$1,206
Water Quality Management Plan Review/Inspections Building
Fee (Residential Projects)
$625
Water Quality Management Plan Review/Inspection Check Fee
(Residential Projects)
$448
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Table 3-11: Engineering and Development Services Fees
Plan Review
Type
Fee
Overtime Plan Review
1.75 X regular plan check fees
($271 minimum)
Plan Check Extension
$53
Harbor Construction
72% of Permit Fee
Waste Management Administration Fee
$16
Sources: City of Newport Beach Master Fee Schedule (2011)
Impact Fees
Impact fees are assessed on a case-by-case bases depending on the proposed use, location, and density.
Impact fees ensure adequate maintenance and provision of public facilities and services to the project
and include transportation, school, park and open space, waste management, sewage, and water. Table
3-12 provides the fees calculated based on land use in Newport Beach.
Table 3-12: Development Impact fees
Use Fee
Transportation (Fair Share)
Single -Unit Development $2,482/unit
Residential -Medium Density $1,9412/unit
Apartment $1,4672/unit
Elderly Residential $9032/unit
Mobile Home $1,3542/unit
Nursing/ Convalescent Home $6092/unit
School Impact Fee
N-MUSD Residential Developer Fee $1.84/sq.ft.(1)
Park Dedication
Park Dedication $30,217/unit
San Joaquin Transportation Corridor Agency (TCA) — Zone AIZI
Single Unit $6,056/unit
Multi -Unit $3,536/unit
San Joaquin Transportation Corridor Agency (TCA) — Zone B(2)
Single Unit
$4,310/unit
Multi -Unit
$2,513/unit
Sources: City of Newport Beach Planning Division Fee Schedule (Effective
08/08/2020 per Council Resolution 2020-29); Resolution No. 2020-95.
Newport -Mesa Unified School District Developer Fees
Notes:
(1) Addition under 500 sq.ft. may be exempt
(2) Effective July 1, 2020—June 30, 2021. The fee rate schedule increases by
2.667% each year on July 11t
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On -/Off -Site Improvements
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Site improvements in the City consist of those typically associated with development for on-site
improvements (street frontage improvements, curbs, gutters, sewer/water, and sidewalks), and off-site
improvements caused by project impacts (drainage, parks, traffic, schools, and sewer/water). Thus, these
are costs that may influence the sale or rental price of housing. Because residential development cannot
take place without the addition of adequate infrastructure, site improvement requirements are
considered a regular component of development of housing within the City. Majority of cost associated
with on and off-site improvements is undertaken by the City and recovered in the City's development and
impact fees.
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The City's construction codes are based upon the California Code of Regulations, Title 24 that includes the
California Administrative Code, Building Code, Residential Code, Electrical Code, Mechanical Code,
Plumbing Code, Energy Code, Historical Building Code, Fire Code, Existing Building Code, Green Building
Standards Code, and California Referenced Standards Code. They are the minimum necessary to protect
the public health, safety and welfare of the City's residents. In compliance with State law, the California
Building Standards Code is revised and updated every three (3) years. The newest edition of the California
Building Standards Code is the 2019 edition with an effective date of January 1, 2020. The City strives to
provide reasonable accommodation for persons with disabilities in the enforcement of building codes and
the issuance of building permits.
Code enforcement is conducted by the City and is based on systematic enforcement in areas of concern
and on a complaint basis throughout the city. The Code Enforcement Division works with property owners
and renters to assist in meeting state health and safety codes. The Code Compliance Department
investigates complaints regarding violations of the Newport Beach Municipal Codes. The following are
frequent enforcement items:
+ Hazardous property conditions
+ Overgrown vegetation
+ Housing Code violations (broken windows, peeling paint)
+ Inoperable and abandoned vehicles on private property
+ Signs, including signs in public right-of-way and signs without permits
+ Solid Waste (early set -out of containers, inadequate containers, illegal dumping)
+ Water quality and conservation
+ Zoning requirements, (i.e. illegal dwelling units and use requirements)
Local Processing and Permit Procedures
The processing time needed to obtain development permits and required approvals is commonly cited by
the development community as a prime contributor to the high cost of housing. Depending on the
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magnitude and complexity of the development proposal, the time that elapses from application submittal
to project approval may vary considerably. Factors that can affect the length of development review on a
proposed project include the completeness of the development application and the responsiveness of
developers to staff comments and requests for information. Approval times are substantially lengthened
for projects that are not exempt from the California Environmental Quality Act (CEQA), require rezoning
or general plan amendments, encounter community opposition, or are appealed to or require approval
from the Coastal Commission. Applicants for all permits or reviews are recommended to request a
preapplication conference with the respective department to achieve the following:
+ Inform the applicant of City requirements as they apply to the proposed project.
+ Review the City's review process, possible project alternatives or revisions; and
+ Identify information and materials the City will require with the application, and any necessary technical
studies and information relating to the environmental review of the project
All applicable fees related to permits and reviews are established by the City Council and can be found in
the City's Master fee schedule (Tables 3-10 and 3-11). All applications are first reviewed for completeness,
discretionary applications require the respective department to provides a written report and
recommendation, applications are then subject to review by the appropriate authority. Table 3-13 below
identifies the review authority responsible for reviewing and making decisions on each type of application
required by the Newport Beach Zoning Code. Permit review procedures for residential developments in
the City of Newport Beach are outlined below.
Table 3-13: Review Authority for Permit Application
Role of Review Authority'
Applicable Code
Director
Zoning
Hearing
Commission
Council'
Type of Action
Chapter/Section
Administrator
Officer
Administrative and Legislative
Interpretations
Section 20.12.020
Determination
--
--
Appeal
Appeal
Planned
Chapter 20.56
-
--
--
Recommend
Decision
Communities
Specific Plans
Chapter 20.58
-
--
--
Recommend
Decision
Zoning Code
Chapter 20.66
-
--
--
Recommend
Decision
Amendments
Zoning Map
Chapter 20.66
-
--
--
Recommend
Decision
Amendments
Permits and Approvals
Conditional Use
--
Section 20.52.020
--
--
Decision
Appeal
Permits
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Table 3-13: Review Authority for Permit Application
Role of Review Authority'
Applicable Code
Director
Zoning
Hearing
Commission
Council'
Type of Action
Chapter/Section
Administrator
Officer
Conditional Use
Permits—Residential
Section 20.52.030
-
--
Decision
--
Appeal
Zones HO
Minor Use Permits
Section 20.52.020
--
Decision 3
--
Appeal
Appeal
Modification Permits
Section 20.52.050
--
Decision
--
Appeal
Appeal
Planned
Development
Section 20.52.060
--
--
--
Decision
Appeal
Permits
Reasonable
Section 20.52.070
-
--
Decision
--
Appeal
Accommodations
Site Development
Section 20.52.080
--
Decision
--
Decision
Appeal
Reviews
Variances
Section 20.52.090
-
--
--
Decision
Appeal
Zoning Clearances
Section 20.52.100
Determination
--
--
Appeal
Appeal
Notes:
(1) "Recommend" means that the Commission makes a recommendation to the Council; "Determination" and "Decision"
mean that the review authority makes the final determination or decision on the matter; "Appeal" means that the review
authority may consider and decide upon appeals to the decision of a previous decision-making body, in compliance with
Chapter 20.64 (Appeals).
(2) The Council is the final review authority for all applications in the City.
(3) The Director or Zoning Administrator may defer action and refer the request to the Commission for consideration and final
action.
Source: City of Newport Beach Municipal Code, Chapter 20.50 Permit Application Filing and Processing
Conditional in ResidF-,'::il Zoninc
The purpose and intend of Conditional Use Permits in residential zoning districts, as identified by the
Newport Beach Municipal Code Chapter 20.52.030, is to promote the public health, safety, and welfare
and to implement the goals and policies of the General Plan by ensuring that conditional uses in residential
neighborhoods do not change the character of the neighborhoods as primarily residential communities.
As well as, to protect and implement the recovery and residential integration of the disabled, including
those receiving treatment and counseling in connection with dependency recovery. In doing so, the City
seeks to avoid the over -concentration of residential care facilities so that these facilities are reasonably
dispersed throughout the community and are not congregated or over -concentrated in any particular area
so as to institutionalize that area.
A conditional use permit is required to authorize uses not previously permitted as allowable in the
applicable residential zoning district or in an area where residential uses are provided for in Planned
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Community Districts or specific plan districts. An application for a conditional use permit, meeting all the
requirements outline in Chapter 20.52.030 D, is then reviewed by the Director to ensure that the proposal
complies with all applicable requirements. Additionally, all conditional use permit applications require a
public hearing and a public notice of the hearing. The review authority identified in Table 3-9 above is
designated to approve, conditionally approve, or deny applications for conditional use permits in
residential zoning districts.
The City of Newport Beach identifies the purpose of site development reviews as providing a process for
the review of specific development projects in order to:
+ Ensure consistency with General Plan policies related to the preservation of established community
character, and expectations for high quality development.
+ Respect the physical and environmental characteristics of the site.
+ Ensure safe and convenient access and circulation for pedestrians and vehicles.
+ Allow for and encourage individual identity for specific uses and structures.
+ Encourage the maintenance of a distinct neighborhood and/or community identity.
+ Minimize or eliminate negative or undesirable visual impacts.
+ Ensure protection of significant views from public right(s)-of-way in compliance with Section 20.30.100
(Public View Protection); and
+ Allow for different levels of review depending on the significance of the development project.
Site development review is required before the issuance of a building or grading permit for any new
structure. Structures that do not require a site development review (but instead require a zoning
clearance) include, accessory structures, fences and/or walls, reconstruction or exterior remodeling of
existing structures, one to four dwelling units, without a tentative or parcel map, and non-residential up
to a maximum of 9,999 square feet of gross floor area. Site development review and approval is
determined by either the Zoning Administrator or the Planning Commission. Table 3-14 below identifies
the applicable review authority for different development types.
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Table 3-14: Review Authority and Action for Residential Construction
Role of Review Authority (1) (2)
Zoning Administrator
Planning
Type of Construction Activity
(Minor Review)
Commission
(Major Review)
Residential construction: 5 to 20 dwelling units, without a
Decision
Appeal
tentative or parcel map.
Residential construction: 5 or more dwelling units with a
tentative or parcel map and 21 or more dwelling units,
--
Decision
without a tentative or parcel map.
Residential construction: On a bluff, an increase in the
boundaries of a development area in compliance with the
--
Decision
findings in Section 20.28.040 (Bluff (B) Overlay District).
Mixed-use projects: 1 to 4 dwelling units and nonresidential
construction of up to a maximum of 9,999 square feet of
Decision
Appeal
gross floor area.
Mixed-use projects: 5 or more dwelling units and/or
nonresidential construction of 10,000 square feet or more of
--
Decision
gross floor area.
Source: City of Newport Beach Municipal Code
A site development review is initiated when the Department receives a complete application package
including the required information and materials specified by the Director and any additional information
required by the applicable review authority in order to conduct a thorough review of the project. Upon
receipt of a complete application the applicable review authority shall conduct a review of the location,
design, site plan configuration, and effect of the proposed project on adjacent properties by comparing
the project plans to established development standards and adopted criteria and policies applicable to
the use or structure. The following criteria shall be considered during the review of a site development
review application:
+ Compliance with this section, the General Plan, this Zoning Code, any applicable specific plan, and other
applicable criteria and policies related to the use or structure.
+ The efficient arrangement of structures on the site and the harmonious relationship of the structures
to one another and to other adjacent developments; and whether the relationship is based on standards
of good design.
+ The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent
developments and public areas.
+ The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles,
driveways, and parking and loading spaces.
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+ The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant
and irrigation materials; and
+ The protection of significant views from public right(s)-of-way and compliance with Section 20.30.100
(Public View Protection).
All site development reviews require a public hearing and a notice of the hearing. The review authority
may approve or conditionally approve a site development review application.
7nn;nry i`lonrmnr•c
A Zoning clearance is the procedure used by the City to verify that a proposed use or structure complies
with the activities allowed in the applicable zoning district and the development standards and other
provisions of the City's Zoning Code. A zoning clearance is required as a prerequisite to establishing a
structure for the following:
• Before the initiation or commencement of any use of land not requiring the construction of a
structure.
• Whenever a use is proposed to be changed, whether or not the new use involves a new lessee,
operator, or owner, a zoning clearance shall be obtained.
• Before the City issues a new or modified building permit, grading permit, or other construction -
related permit required for the alteration, construction, modification, moving, or reconstruction
of any structure.
The Department may issue the zoning clearance after first determining that the request complies with all
Zoning Code provisions and other adopted criteria and policies applicable to the proposed use or
structure. An approval may be in the form of a stamp, signature, or other official notation on approved
plans, a letter to the applicant, or other certification, at the discretion of the Director. Review authority
for Zoning Clearances is stated in Table 3-11 above.
Infrastructure Constraints
Another factor that could constrain new residential construction is the requirement and cost to provide
adequate infrastructure (major and local streets; water and sewer lines; and street lighting) needed to
serve new residential development. In most cases, where new infrastructure is required, it is funded by
the developer and then dedicated to the City, which is then responsible for its maintenance. Because the
cost of these facilities is generally borne by developers, it increases the cost of new construction, with
much of that increased cost often "passed on" in as part of home rental or sales rates.
The Utilities Department oversees, manages, and maintains the water, wastewater (sewer), storm drain
and tidal valve system, street sweeping, streetlights and oil and gas operations for the City of Newport
Beach. The City has water, sewer and dry utilities that exist or are planned to accommodate residential
development in the community. As the City is essentially built out, the infrastructure in place is designed
and located to accommodate potential for additional housing identified for the 6th Cycle Housing Element.
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Dry Utilities
Dry utilities are the installation of the electric, telephone, TV, internet, and gas in a community. Of the
utilities, the City must plan to provide the necessary resources, such as electric and gas, to increased
households from 2021-2029, as projected by the RHNA allocation.
►,.,.sem:,. i y►,
Southern California Edison (SCE) is the electrical service provider for the City of Newport Beach. SCE is
regulated by the California Public Utilities Commission (CPUC) and the Federal Energy Regulatory
Commission (FERC) and includes 50,000 square miles of SCE service area across Central, Coastal, and
Southern California. The SCE reliability report identifies the reliability of electricity services to the City and
identifies any dependability issues that exist in the City. There are 52 circuits that serve the City of
Newport Beach, in total the 52 circuits serve 77,199 customers. SCE measure reliability by three
categories:
+ System Average Interruption Duration Index (SAIDI) — total minutes every SCE customer was without
power due to sustained power outage (outage > 5 minutes) divided by total number of customers
+ System Average Interruption Frequency Duration Index (SAIFI) — Number of sustained customer
outages experienced by all SCE customers divided by total number of customers
+ Customer Average Interruption Duration Index (MAIFI) — System average interruption duration index
divided by system average interruption frequency index
Overall, the City of Newport Beach experience relatively low interruptions compared to the overall service
provided to all SCE customers, displayed in Figure 3-1.
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Figure 3-1: Reliability History of Circuits Serving Newport Beach (No Exclusions)
SAIDI
(average
minutes of
sustained
interruptions}
SAIR
(average
frequency of
sustained
interruptions)
MAM
(average
frequency of
momentary
interruptions)
200.0
150.0
100.0
50.0
0.0
1.4
1.2
1.0
0.8
0.s
0.4
0.2
0.0
2.0
1.5
1.0
0.5
0.0
2016 2017 201$
134.5
1; g,7 13G.8
115.2
85.❑
2014
1780
12A.8
Source: Southern California Edison, Reliability Reports, Newport Beach 2020
■ Newport Beach
■ SCE SYSTEMWIDE
—Exclusions" are days which
utilities are allowed to
remove from their metrics
because the outages an
those days were caused by
acts of nature.
**Data is as of 0211412620, data
can be slightly different due to
outage data validation process
SCE will continue to provide adequate services to the City of Newport Beach including increased
household growth as projected by the City's RHNA allocation.
Natural Gas
Southern California Gas Company provides natural gas services to the City of Newport Beach. SoCal Gas
is a gas -only utility and, in addition to serving the residential, commercial, and industrial markets, provides
gas for enhanced oil recovery (EOR) and EG customers in Southern California. The SoCal Gas 2020 utility
report projects total gas demand to decline at an annual rate of 1 percent from 2020-2035. From 2020-
2035, residential demand is expected to decline from 230 Bcf to 198 Bcf. The decline is approximately 1
percent per year, on average. The decline is due to declining use per meter—primarily driven by very
aggressive energy efficiency goals and associated programs— offsetting new meter growth.'
SoCalGas engages in several energy efficiency and conservation programs designed to help customers
identify and implement ways to benefit environmentally and financially from energy efficiency
investments. Programs administered by SoCalGas include services that help customers evaluate their
energy efficiency options and adopt recommended solutions, as well as simple equipment -retrofit
improvements, such as rebates for new hot water heaters. Additionally, the City of Newport Beach
1 SoCal Gas 2020 California Gas report, Prepared in Compliance with California Public Utilities Commission Decision
D .95-01-039
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employs programs for energy and utility conservation, outline below in Section 3: Housing Resources,
Opportunities for Energy Conservation.
Water Supply
The City of Newport Beach Utilities Department currently serves a population of over 86,000 within a
service area of approximately fifty square miles. The Department is responsible for providing a safe and
reliable source of water to approximately 26,200 active connections and delivering approximately 13,500-
acre feet (AF) of water per year on average.Z The City's distribution system consists of approximately 300
miles of distribution pipelines and is divided into five main pressure zones: Zone 1 through Zone 5 with 16
minor zones. Zones 1 and 2 are the largest and cover most of the system demands. Zones 3, 4 and 5 are
smaller pumped zones. The system infrastructure consists of four wells, three storage reservoirs, five
pump stations and 43 pressure reducing stations (PRS) that manage pressure across the system.3
The City of Newport Beach water division is separated into four sections: water maintenance and repair,
water production, water quality, and water system services, each department's duties are outlined below.
Together the division is responsible for providing a safe and reliable source of water.
IVPwnnrt RPar_h Water 4nurr_to
The City receives its water from several sources, local groundwater from the Lower Santa Ana River
Groundwater Basin, imported water purchased from the Municipal Water District of Orange County
(MWDOC), and recycled water purchased from Orange County Water District (OCWD). Most of the City's
water supply is groundwater, pumped from four wells within the City of Fountain Valley. Imported water
is treated at the Diemer Filtration Plant operated by the Metropolitan Water District of Southern California
(Metropolitan). The City is not capable of treating water to produce reclaimed water but purchases water
from OCWD through the Green Acres Project. 4
Water Maintenance and Repair
Water Maintenance & Repair is responsible for the maintenance and operation of the City's water mains
and valves that are located underground.
Water Production
Water Production operates, maintains, and disinfects the City of Newport Beach's water supply. The
division operates two well sites which produce groundwater from the Orange County Basin as well as
three water reservoirs to receive, store and distribute the City's water. Other water facilities that assist in
the distribution and treatment process include: five water pump stations, five Metropolitan Water District
interconnections, and 42 water pressure regulating stations. Water Production also manages SCADA
(Supervisory Control and Data Acquisition) which monitors and controls the pumps in the City's water
wastewater and gas systems.
2 City of Newport Beach, Water rate Study, 2019
3 City of Newport Beach, Water Master Plan, 2019
4 City of Newport Beach, Urban Water Management Plan (2015)
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Big Canyon Reservoirs
Located at 3300 Pacific View Drive in Corona Del Mar. The Big Canyon Reservoir is the largest City owned
reservoir with a capacity of 600 -acre foot or 195 million gallons. Built in 1958 this reservoir was the
primary water supply for Newport for many years. Although the reservoir does have the ability to supply
water to the entire service area the reservoir is primarily used as a storage reservoir and supply to the
City's higher -pressure zones.
Spyglass Hill Reservoir
Located under the Spyglass Reservoir park at the end of Muir Beach Circle in Spyglass is the 1.5 -million -
gallon concrete reservoir. Built in the 1970s to supply the surrounding community this 101 -foot diameter
and 27 -foot -deep reservoir is under the playground park. Large concrete support columns and thick
concrete roof and walls support this reservoir.
16th Street Reservoir
Located at the Utilities Yard at 949 West 16th Street in Newport Beach the newest of our reservoirs is a
3 -million -gallon underground concrete reservoir. Built in 1996 as part of the City's ground water project,
this reservoir receives well water from our four City owned wells in Fountain Valley. This reservoir supplies
water to the 16th Street pump station that can pump up to 12,000 gallons per minute into our distribution
system. Excess water not used in the system is stored in the Big Canyon Reservoir in Corona Del Mar.
Water wuality
The City of Newport Beach Utilities Department is responsible for providing residents with a reliable, safe,
clean, potable, and domestic water supply. Newport Beach's drinking water is safe for drinking. It meets
or exceeds all Federal and California water quality standards, which are the most stringent standards of
any state in the nation. The City's staff continuously monitors the City's water supply and conducts more
than 1,500 tests each year on potable water drawn from different sampling points along our distribution
system.
Water System Services assists City of Newport Beach customers with any questions regarding water
quality, water pressure, consumption usage, any concern with water meters, leak detection, utilities
inspections and underground utility locating. The City's Water Systems Services webpage provides tips
and information for proper water systems care for property owners as well as additional resources.
Wa c tAwa tAr
Wastewater is responsible for the collection of residential and commercial wastewater. This Division has
three sub -sections: Pump Station Operation, Cleaning Operation and Construction Operation. These three
sub -sections provide service relating to pump station repair and maintenance, sewer main, lateral and
manhole cleaning, sewer blockage and odor, and sewer main and lateral breaks and repairs.
The City's Wastewater department is responsible for 203 miles if sewer pipe, 120 miles of sewer laterals,
approximately 5,000 manholes, 21 pump stations, and five miles of force mains. The City's 2019 Sewer
System Management Plan states the department's main goals to include the following:
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+ Maintain uninterrupted sewage flow without health hazard, effluent leakage, or water infiltration and
inflow.
+ Operate a sanitary sewer system that meets all regulatory requirements.
+ Avoid sanitary sewer overflows and respond to sanitary sewer overflows quickly and mitigate any
impact of the overflow.
+ Maintain standards and specifications for the installation of new wastewater systems.
+ Verify the wastewater collection system has adequate capacity to convey sewage during peak flows.
+ Provide training for Wastewater Collection staff.
+ Maintain the Fats, Oil, and Grease program (FOG program) to limit fats, oils, grease, and other debris
that may cause blockages in the wastewater collection system.
+ Identify and prioritize structural deficiencies and implement short-term and long-term maintenance and
rehabilitation actions to address each deficiency.
+ Meet all applicable regulatory notification and reporting requirements.
+ Provide excellent customer service through efficient system operation and effective communication
strategies.
,ewe,
The Orange County Sanitation District (OCSD)provides sanitation services to the City of Newport Beach.
In 2013, the sanitation district began a construction program to rehabilitate the OCSD's regional sewers
in the City. The program ran through 2018 and consisted of five construction projects, including:
+ Dover Drive Trunk Sewer Relief (5-63): The Dover Drive Trunk sewer runs between Irvine Blvd. and
Coast Highway and is in poor condition. The existing sewer pipeline also does not have efficient hydraulic
capacity to handle the wastewater flow and must therefore be replaced with a larger pipeline. OCSD
will also relocate a city waterline to reduce the level of impact for the community by eliminating the
need for a secondary project in the area.
+ Balboa Trunk Sewer Rehabilitation (5-47): This project will rehabilitate the existing Balboa Trunk sewer
along Newport Blvd. and Balboa Blvd. between A Street and Finley Ave. (See map: between A Street
Pump Station and Lido Pump Station.) The project includes installation of a new protective lining in
approximately 12,600 feet of sewer pipeline.
+ Newport Force Main Rehabilitation (5-60): The Newport Force Main is a critical component of our
sewer system and needs to be rehabilitated. It carries the wastewater flow from various pump stations
to our treatment plant in Huntington Beach. The pipelines are located on Coast Highway stretching past
Dover Dr. to the Bitter Point Pump Station, approximately 1/4 mile north of Superior Ave., which is a
heavily traveled thoroughfare. There are two sewer lines, one on the north side of Coast Highway and
one on the south side which make the rehabilitation more complex.
+ District 6 Trunk Sewer Relief (6-17): The District 6 Trunk sewer runs from Pomona Ave. in the City of
Costa Mesa to Newport Blvd. near Coast Highway in the City of Newport Beach. This project will increase
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the capacity of the existing sewer pipeline to reduce the potential for sewer spills and to properly handle
flows.
+ Southwest Costa Mesa Trunk (6-19): In an effort to improve efficiency in our service area, this project
is looking into the design and construction of a new gravity trunk sewer. This project may lead to the
abandonment of eight Costa Mesa and Newport Beach pump stations to provide more reliable service
to the community
The infrastructure improvements initiated by CCSD from 2013 to 2018 increased overall capacity and
efficiency in the Newport Beach sewer system. The City can accommodate the increase in households as
projected by the City's RHNA allocation.
Water Demand
In fiscal year 2014-15, the City's total water demand was approximately 16,033 acre-feet. The City's
potable demand was met through 11,200 acre-feet of groundwater and 4,338 acre-feet of imported
water; the remaining non -potable demand was met through recycled water. The City is projecting over
five percent increase in total potable and non -potable demand in the next 25 years accompanied by a
projected 13 percent population growths
The 2015 UWMP found that Metropolitan is able to meet full service demands of its member agencies
with existing supplies out to 2040 during a normal, single -dry, and multiple -dry year scenario. Additionally,
the 2019 Water Master Plan found that though population continues to increase over the past ten years,
total water demand has decreased. The 10 -year average annual demand for 2007-2016 (15,991 AF) is 14
percent less than the 1986-1996 average annual demand (18,626 AF). The City's water infrastructure and
service provider is capable of meeting the water demands of its customers under the same hydrological
conditions out to 2040, this includes all household growth estimated by the City's RHNA allocation.
Fire and Emergency Services
The City of Newport Beach's Fire Department aims to Protect life, property, and the environment with
innovative professionalism and organizational effectiveness using highly trained professionals committed
to unparalleled service excellence. The department has 144 full-time employees and over 200 part-time /
seasonal employees provide 24-hour protection and response to the community's residents, businesses,
and visitors. The department's primary goals are identified as follows:
• Identify and reduce fire and environmental hazards that may threaten life and property.
• Provide a safe, effective, and expeditious response to requests for assistance.
• Develop an adequately trained work force to effectively perform their duties.
• Participate in the community development planning process to improve fire and life safety.
• Encourage department personnel to assume leadership roles in the organization.
• Plan for response to natural and man-made disasters that affect the community.
• Educate and train employees and the community to assist them in maintaining a safe
environment.
5 City of Newport Beach, Urban Water Management Plan (2015)
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The department's different divisions and respective duties are outlined below.
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The Fire Operations Division is the largest of four divisions within the Newport Beach Fire Department.
The primary responsibilities of its personnel are life safety, incident stabilization, and the preservation of
property and the environment. The Newport Beach Fire Department operates as an "all risk" emergency
responsible organization responding to the following:
+ Fires
+ Pre -hospital Medical Emergencies
+ Technical Rescues
+ Traffic Accidents
+ Vehicle Extrications
+ Major Flooding
+ Beach Rescues
+ High Rise Incidents
+ Wildland Fires
+ Disaster Operations
+ Hazardous Materials Incidents
The Fire Department staffs eight -fire stations 24/7. The stations are strategically located throughout the
city to provide the quickest and most effective response to the area served, with an average response
time of five minutes. Considering the department's expansive and well-connected nature, as well as the
compactness of the City of Newport, additional housing or new developments would not pose a burden
on the existing Fire Department's fire operations. Therefore, fire operations are not considered a
constraint to the development of housing for all income levels.
The City requires Development Agreements for certain development types within the Airport area to
ensure adequate safety services and ambulance units. Development Agreements include additional fees
for safety service operations in the airport area due to current lack of ambulance units. The imposition of
additional fees may pose a constraint to the development of housing, and particularly affordable housing.
This may result in greater development fees which may subsequently influence the final rental cost of
units or home value.
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7mergency Medical Services
The goal of the Emergency Medical Services (EMS) Division is to deliver the highest quality of medical care
to members of the community, regardless of their ability to pay. In total, the City has eight fire stations
that are strategically located to provide the best services the community. Each day there are eight fire
engines, two fire trucks and the three paramedic ambulances in service. The average response time is four
minutes and 22 seconds. The system's design accounts for fewer paramedic ambulances and expects a
nearby fire engine or truck company to arrive on scene first to initiate basic medical care, which at times
can include lifesaving cardio -pulmonary resuscitation or delivering rapid electrical shocks using
automated external defibrillators (AEDs), prior to the arrival of the paramedic team.
:�..�....,�► OperatiQ—.,:..:..
The City of Newport Beach's Lifeguard Division protects up to 10 million beach visitors on Newport
Beach's 6.2 miles of ocean and 2.5 miles of bay beaches, with preventative actions and medical assistance.
Every day of the year, lifeguards ensure safety and provide customer service to the visitors on the beach,
boardwalk, piers, and in the ocean.
Police Services
The City of Newport Beach's Police Department intends to:
+ Respond positively to the Community's needs, desires, and values and in so doing be recognized as an
extension and reflection of those we serve.
+ Strive to provide a safe and healthy environment for all, free from violence and property loss resulting
from criminal acts, and injuries caused by traffic violators.
+ Manage inevitable change and welcome the challenge of future problems with creative solutions,
which are financially prudent and consistent with Community values.
The Department's is headed by Chief of Police Jon T. Lewis, who is the 101h Chief of Police in the
department's history, assuming office on March 22, 2016. The City of Newport Beach's Police Department
handles a wide array of services and permitting, all services are outlined in detail on the City's Police
Department webpage.
3. Environmental Constraints
Newport Beach is bound by the Pacific Ocean to the West and contains many different natural landscapes
within the City's boundaries. Newport Beach has a variety of coastal features ranging from replenished
beach sands in West Newport, to steep bluffs comprised of sandstone and siltstone to the south of Corona
del Mar. The community, as most of California is, sits along some major fault traces. The City is susceptible
to several potential environmental constraints to the development of housing, including geologic hazards,
flood hazards, and fire hazards, all are detailed below.
Coastal Hazards
A goal of the California Coastal Act and the City's adopted Local Coastal Program is to assure the priority
for coastal -dependent and coastal -related development over other development in the Coastal Zone. The
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Coastal Act is an umbrella legislation designed to encourage local governments to create Local Coastal
Programs (LCPs) to govern decisions that determine the short- and long-term conservation and use of
coastal resources. The City of Newport Beach's LCP is considered the legislative equivalent of the City's
General Plan for areas within the Coastal Zone. Local Coastal Programs are obligated by statute to be
consistent with the policies of the Coastal Act and protect public access and coastal resources. Over 63
percent of Newport Beach is within the Coastal Zone and subject to the oversight by the California Coastal
Commission.
Newport Beach is exposed to a variety of coastal hazards including beach erosion, bluff erosion, and
coastal flooding due to sea level rise (SLR) and storm inundation. The City has a significant amount of land
directly adjacent to surface water that is directly affected by sea level rise and storm inundation. The
effects of SLR on coastal processes, such as shoreline erosion, storm -related flooding and bluff erosion,
have been evaluated using a Coastal Storm Modeling System (CoSMoS), a software tool and multi -agency
effort led by the United States Geological Survey (USGS), to make detailed predictions of coastal flooding
and erosion based on existing and future climate scenarios for Southern California. The mapping results
from CoSMoS provide predictions of shoreline erosion (storm and non -storm), coastal flooding during
extreme events, and bluff erosion for the City in community -level coastal planning and decision-making.
A large portion of the City's coastal adjacent land appropriate for development is at risk of tidal flooding.
Land along the coast is vulnerable to shoreline retreat, which is predicted to accelerate with Sea Level
Rise. Long-term shoreline retreat coupled with storm -induced beach erosion has the potential to cause
permanent damage to buildings and infrastructure in these hazard zones. As a result, the City did not
utilize land within the coastal
The Coastal Commission provides direct guidance on how the City of Newport Beach addresses future
land use in consideration of sea level rise. According to the California Coastal Commission Sea Level Rise
Policy Guidance' , local jurisdictions can "Minimize Coastal Hazards through Planning and Development
Standards" through the following measures applicable to Newport Beach:
+ Design adaptation strategies according to local conditions and existing development patterns, in
accordance with the Coastal Act.
+ Avoid significant coastal hazard risks to new development where feasible.
+ Minimize hazard risk to new development over the life of the authorized development.
+ Minimize coastal hazard risks and resource impacts when making redevelopment decisions.
+ Account for the social and economic needs of the people of the state include environmental justice,
assure priority for coastal -dependent and coastal -related develop over other development
The Coastal Commission has also prepared a Draft Coastal Adaptation Planning Guidance: Residential
Development (dated March 2018), which will serve as the Coastal Commission's policy guidance on sea
6 California Coastal Commission Sea Level Rise Policy Guidance, 2018 Science Update
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level rise adaptation for residential development to help facilitate planning for resilient shorelines while
protecting coastal resources in LCPs
Geologic Hazards
According to the Newport Beach Safety Element, the geologic diversity of Newport Beach is strongly
related to tectonic movement along the San Andreas Fault and its broad zone of subsidiary faults. This,
along with sea level fluctuations related to changes in climate, has resulted in a landscape that is also
diverse in geologic hazards. Geologic hazards are generally defined as surficial earth processes that have
the potential to cause loss or harm to the community or the environment. Specific geologic hazards that
may affect the development of housing in the City are detailed below.
SIAM- FailllrP_S
Slope failures often occur as elements of interrelated natural hazards in which one event triggers a
secondary event such as a storm -induced mudflow. Slope failure can occur on natural and man-made
slopes. The City's remaining natural hillsides and coastal bluff areas are generally vulnerable to slope
failures that include: San Joaquin Hills; and bluffs along Upper Newport Bay, Newport Harbor, and the
Pacific Ocean. Despite the abundance of landslides and new development in the San Joaquin Hills, damage
from slope failures in Newport Beach has been small which may be attributed to the development of strict
hillside grading ordinances, sound project design that avoid severely hazardous areas, soil engineering
practices, and effective agency review of hillside grading projects.
Seismic Hazards
The City of Newport Beach is located in the northern part of the Peninsular Ranges Province, an area that
is exposed to risk from multiple earthquake fault zones. The City of Newport Beach Safety Element
determines that the highest risks originate from the Newport -Inglewood fault zone, the Whittier fault
zone, the San Joaquin Hills fault zone, and the Elysian Park fault zone. Each of the aforementioned zones
have the potential to cause moderate to large earthquakes that would cause ground shaking in Newport
Beach and nearby communities. Earthquake -triggered geologic effects also include surface fault rupture,
landslides, liquefaction, subsidence, and seiches. Specific hazards associated with seismic hazards, which
can potentially be determined as a constraint to development are detailed below.
Liquefaction
Strong ground shaking can result in liquefaction. Liquefaction, a geologic process that causes ground
failure, typically occurs in loose, saturated sediments primarily of sandy composition. According to the
Newport Beach Safety Element, the areas of Newport Beach susceptible to liquefaction and related
ground failure (i.e. seismically induced settlement) include areas along the coastline that includes Balboa
Peninsula, in and around the Newport Bay and Upper Newport Bay, in the lower reaches of major streams
in Newport Beach, and in the floodplain of the Santa Ana River. It is likely that residential or commercial
development will never occur in many of the other liquefiable areas, such as Upper Newport Bay, the
Newport Coast beaches, and the bottoms of stream channels.
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1 �
Seismically Induced Slop Failure
Strong ground motions can also worsen existing unstable slope conditions, particularly if coupled with
saturated ground conditions. Seismically induced landslides can overrun structures, people or property,
sever utility lines, and block roads, thereby hindering rescue operations after an earthquake. Much of the
area in eastern Newport Beach has been identified as vulnerable to seismically induced slope failure.
Approximately 90 percent of the land from Los Trancos Canyon to State Park boundary is mapped as
susceptible to land sliding by the California Geologic Survey. Additionally, the sedimentary bedrock that
crops out in the San Joaquin Hills is locally highly weathered. In steep areas, strong ground shaking can
cause slides or rockfalls in this material. Rupture along the Newport Inglewood Fault Zone and other faults
in Southern California could reactivate existing landslides and cause new slope failures throughout the
San Joaquin Hills. Slope failures can also be expected to occur along stream banks and coastal bluffs, such
as Big Canyon, around San Joaquin Reservoir, Newport and Upper Newport Bays, and Corona del Mar.
Flood Hazards
The City of Newport Beach and surrounding areas are, like most of Southern California, subject to
unpredictable seasonal rainfall, and every few years the region is subjected to periods of intense and
sustained precipitation that result in flooding. Flooding can be a destructive natural hazard and is a
recurring event. A flood is any relatively high streamflow overtopping the natural or artificial banks in any
reach of a stream. Flood hazards in Newport Beach can be classified into two general categories: flash
flooding from small, natural channels; and more moderate and sustained flooding from the Santa Ana
River and San Diego Creek. The City of Newport Beach's Safety Element Identifies 100 -year and 500 -year
flood zones in the City. Federal Emergency Management Agency (FEMA) flood zones are geographic areas
that the FEMA has defined according to varying levels of flood risk. Each zone reflects the severity or type
of flooding in the area .7 The 100 -year flood zone are areas with a one percent annual chance of flooding,
the 500 -year flood zones are areas with a 0.2 percent annual chance of flooding.
The 100- and 500 -year flood zones include the low-lying areas in West Newport at the base of the bluffs,
the coastal areas which surround Newport Bay and all low-lying areas adjacent to Upper Newport Bay.
100- and 500- year flooding is also anticipated to occur along the lower reaches of Coyote Canyon, in the
lower reaches of San Diego Creek and the Santa Ana Delhi Channel, and in a portion of Buck Gully. The
City also recently worked with FEMA to revise proposed flood hazards maps, in which FEMA removed over
2,700 properties from flood zones. Most flooding along these second- and third -order streams is not
expected to impact significant development. However, flooding in the coastal areas of the City will impact
residential and commercial zones along West Newport, the Balboa Peninsula and Balboa Island and the
seaward side of Pacific Coast Highway.'
With increased development, there is also an increase in impervious surfaces, such as asphalt. Water that
used to be absorbed into the ground becomes runoff to downstream areas. However, various flood
control measures help mitigate flood damage in the City, including reservoirs in the San Joaquin Hills and
7 FEMA Flood Zone Designations, Natural resources Conservation Service - Field Office Technical Guides
8 City of Newport Beach Safety Element
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Santa Ana Mountain foothills, and channel alterations for the Santa Ana River. These structures help
regulate flow in the Santa Ana River, San Diego Creek, and smaller streams and hold back some of the
flow during intense rainfall period that could otherwise overwhelm the storm drain system in Newport
Beach.
Fire Hazards
The Newport Beach Safety Element defines a wildland fire hazard area as any geographic area that
contains the type and condition of vegetation, topography, weather, and structure density that potentially
increases the possibility of wildland fires. The eastern portion of the City and portions of the Newport
Beach region and surrounding areas to the north, east, and southeast include grass- and brush -covered
hillsides with significant topographic relief that facilitate the rapid spread of fire, especially if fanned by
coastal breezes or Santa Ana winds.
In those areas identified as susceptible to wildland fire, the Fire Department enforces locally developed
regulations which reduce the amount and continuity of fuel (vegetation) available, firewood storage,
debris clearing, proximity of vegetation to structures and other measures aimed at "Hazard Reduction."
New construction and development are further protected by local amendments to the Uniform Building
Code. These amendments, which are designed to increase the fire resistance of a building, include:
protection of exposed eaves, noncombustible construction of exterior walls, protection of openings, and
the requirement for Class "A" fireproof roofing throughout the City. Additionally, a "Fuel Modification"
plan aimed at reducing fire encroachment into structures from adjacent vegetation must be developed
and maintained.
Affirmatively Furthering Fair Housing
All Housing Elements due on or after January 1, 2021 must contain an Assessment of Fair Housing (AFH)
consistent with the core elements of the analysis required by the federal Affirmatively Further Fair
Housing Final Rule of July 16, 2015.
Under State law, affirmatively further fair housing means "taking meaningful actions, in addition to
combatting discrimination, that overcome patterns of segregation and foster inclusive communities free
from barriers that restrict access to opportunity based on protected characteristics. These characteristics
can include, but are not limited to race, religion, sex, marital status, ancestry, national origin, color,
familiar status, or disability.
The Orange County Analysis of Impediments (AI) to Fair Housing Choice for FY 2015-19 was approved by
the City of Newport Beach City Council on Month 10, 2016 as one of the fifteen urban county program
participants in partnership with the Fair Housing Council of Orange County. The Draft Regional Analysis of
Impediments (AI) to Fair Housing Choice for FY 2020-25 was made available for public review in 2020. The
Fair Housing Council of Orange County works under the direction of a volunteer board of directors and
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staff to fulfill a mission of protecting the quality of life in Orange County by ensuring equal access to
housing opportunities, fostering diversity and preserving dignity and human rights. The agency is a HUD
Approved Housing Counseling Agency and provides one-on-one education, mediation, and counseling for
individuals and families throughout the Orange County region.
The Al identifies impediments that may prevent equal housing access and develops solutions to mitigate
or remove such impediments. Newport Beach's 6th Cycle Housing Element references analysis from the
FY 2020-2025 Al in order to identify potential impediments to housing that are specific to Newport Beach.
The City also completed its FY 2020-24 Consolidated Plan, adopted by City Council on May 12, 2020, as an
entitlement city for Community Development Block Grant (CDBG) funding, which identifies housing
problems within the community, specifically among low and very -low income households. Fair housing is
identified as a priority within the Consolidated Plan.
Needs Assessment
The Al contains a Countywide analysis of demographic, housing, and specifically fair housing issues for all
the cities in Orange County, including Newport Beach. The City's demographic and income profile,
household and housing characteristics, housing cost and availability, and special needs populations were
discussed in the previous Section 2: Community Profile.
Fair Housing Issues
The Regional Al lists fair housing issues within the County of Orange, the Al also explicitly includes the
following fair housing issues in the City of Newport Beach:
+ Availability, Type, Frequency, and Reliability of Public Transportation - The availability, type,
frequency, and reliability of public transportation may be contributing factors to fair housing issues in
Newport Beach. Public transportation in Orange County primarily consists of bus service operated by
the Orange County Transportation Authority (OCTA) and Metrolink light rail service. However, Metrolink
does not provide service to coastal communities in the central and northern portions of Orange County,
including Newport Beach which is disproportionately White in comparison to the county as a whole. The
lack of public transportation may deter members of protected classes who do not have cars and are
reliant on public transportation from choosing to live there, thus reinforcing patterns of segregation.
+ Impediments to Mobility - Impediments to mobility may be a significant contributing factor to fair
housing issues in Newport Beach. Specifically, Housing Choice Voucher payment standards that make it
difficult to secure housing in many, disproportionately White areas contribute to segregation and
disparities in access to opportunity. The Orange County Housing Authority, which provides Section 8
resources to Newport Beach, has three tiers based on city rather than zip code, but the highest tier -
$2,280 for two-bedroom units in selected cities — falls far short of Small Area Fair Market Rents and
leaves some cities targeted for that payment standard out of reach. For example, in zip code 92660,
located in Newport Beach, the Small Area Fair Market Rent for two-bedroom units would be $3,120. A
Zillow search for that zip code revealed advertised two-bedroom units in only two complexes available
for under $2,280 but many more available between $2,280 and $3,120.
+ Location of Accessible Housing - The location of accessible housing may be a significant contributing
factor to fair housing issues in Newport Beach. With a few exceptions the location of accessible housing
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tends to track areas where there are concentrations of publicly supported housing. In Orange County,
publicly supported housing tends to be concentrated in areas that are disproportionately Hispanic
and/or Vietnamese and that have relatively limited access to educational opportunity and
environmental health. Multi -unit housing tends to be concentrated in communities of color, but there
are some predominantly White communities that have significant amounts of market -rate multi -unit
housing that may be accessible and affordable to middle-income and high-income persons with
disabilities, including Newport Beach. Overall, permitting more multi -unit housing and assisting more
publicly supported housing in predominantly White communities with proficient schools would help
ensure that persons with disabilities who need accessibility features in their homes have a full range of
neighborhood choices available to them.
+ Occupancy Codes and Restrictions - Occupancy codes and restrictions may be a significant contributing
factor to fair housing issues in Newport Beach. Specifically, there is a substantial recent history of
municipal ordinances targeting group homes, in general, and community residences for people in
recovery from alcohol or substance abuse disorders, in particular. In 2015, the City of Newport Beach
entered into a $5.25 million settlement of a challenge to its ordinance, but that settlement did not
include injunctive relief calling for a repeal of that ordinance.' Although municipalities have an interest
in protecting the health and safety of group home residents, these types of restrictions may be
burdensome for ethical, high-quality group home operators. Occupancy codes and restrictions are not
as high priority of a barrier as the factors that hinder the development of permanent supportive housing,
as group homes are generally less integrated than independent living settings.
The City recognizes the fair housing issues that exist within the community and is committed to reduces
barriers to housing affordable to all persons. The City has outline programs to address fair housing issues
in Newport Beach in the Section 4: Housing Plan.
Fair Housing Enforcement and Outreach Capacity
Currently, the Fair Housing Foundation provides fair housing services to the City of Newport Beach. This
includes providing fair housing enforcement and landlord/tenant mediation services which are available
for tenants, realtors, apartment owners and managers, lending institutions and other interested parties.
For FY 2020-21, the City of Newport Beach has allocated $12,000 in Community Development Block
Grant (CDBG) funds for the Fair Housing Foundation to perform the following, at no cost:
+ Fair housing services such as, responding to discrimination inquiries and complaints, documenting, and
investigating discrimination complaints, and resolving or mediating discrimination complaints
+ A comprehensive, extensive, and viable education and outreach program, including:
o Fair Housing Workshop
o Certificate Management Training
o Walk -In Clinics
o Rental Housing Counseling Workshop
o Community presentations, staff training, and workshops
141 Hannah Fry, Newport Will Pay Group Homes $5.25 Million Settlement, L.A. TIMES (July 16, 2015),
https://www.latimes.com/socal/daily-pilot/news/tn-dpt-me-0716-newport-group-home-settlement-20150716- story.html.
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o Community events, booths, networking, etc.
+ Landlord and tenant counseling on responsibilities and rights
+ Rental counseling
The Fair Housing Foundations offers regular walk-in counseling sessions, in addition to resources fairs,
informational workshops (accessible in multiple languages), landlord and tenant workshops, and other
outreach efforts. Additionally, the FHF provided virtual workshops available online to Newport Beach
residents.
From 2015 to 2020, the City provided 408 residents with fair housing services using CDBG funding. As part
of the FY 2020-25 Consolidated Plan for the Newport Beach, the City has set a goal of assisting 625 people
with fair housing issues within the five-year period using $60,000 of CDBG funding. Newport Beach has
also set a goal of retaining a Fair Housing provider to promote fair housing education and outreach within
the community. The U.S. Department of Housing and Urban Development (HUD) maintains a record of all
housing discrimination complaints filed in local jurisdictions. These grievances can be filed on the basis of
race, color, national origin, sex, disability, religion, familial status, and retaliation. As reported by the 2020-
2025 Al, one fair housing case is unresolved (as one 2020) in Newport Beach.
3. Analysis of Federal, State, and Local Data and Local
Knowledge
Integration and Segregation Patterns and Trends
The dissimilarity index is the most used measure of segregation between two groups, reflecting their
relative distributions across neighborhoods (as defined by census tracts). The index represents the
percentage of the minority group that would have to move to new neighborhoods to achieve perfect
integration of that group. An index score can range in value from 0 percent, indicating complete
integration, to 100 percent, indicating complete segregation. An index number above 60 is considered to
show high similarity and a segregated community.
It is important to note that segregation is a complex topic, difficult to generalize, and is influenced by
many factors. Individual choices can be a cause of segregation, with some residents choosing to live
among people of their own race or ethnic group. For instance, recent immigrants often depend on nearby
relatives, friends, and ethnic institutions to help them adjust to a new country.10 Alternatively, when white
residents leave neighborhoods that become more diverse, those neighborhoods can become segregated.
Other factors, including housing market dynamics, availability of lending to different ethnic groups,
availability of affordable housing, and discrimination can also cause residential segregation.
Figure 3-2 shows the dissimilarity between each if the identified race and ethnic groups and Newport
Beach's White population. The higher scores indicate higher levels of segregation among those racial and
ethnic group. The White (non -Hispanic or Latino) population makes up most of the City's population at
10 Allen, James P. and Turner, Eugene. "Changing Faces, Changing Places: Mapping Southern California'. California State
University, Northridge, (2002).
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approximately 79.5 percent according to the 2018 ACS estimates. According to the figure, the highest
levels of segregation within Newport Beach are Other Race (51.3), Native Hawaiian (44.5), Black (37.8 and
Native Indian (37.4). The scores correlate with the percentage of people within that racial or ethnic group
that would need to move into a predominately White census tract in order to achieve a more integrated
community. For instance, 44.5 percent of the Native Hawaiian population would need to move into
predominately white census tract areas to achieve "perfect" integration. As indicated above, a score of
60 or higher indicates a highly similar and segregated area. The City does not have any racial or ethnic
groups with scores higher than 60.
Figure 3-2: Dissimilarity Index with Whites — Newport Beach
Hispanic
Two or More Races*
Other*
Native Hawaiian*
Asian*
American Indian*
Black*
0 10 20 30 40 50 60
American Native Two or
Black* Indian* Hawaiian
Asian* * Other* More Hispanic
Races*
Dissimilarity Index with Whites* 37.8 37.4 31.2 44.5 51.3 16.6 22.4
Source: Census Scope, Social Science Data Analysis Network, *Not Hispanic or Latino
Racially or Ethnically Concentrated Areas of Poverty (R/ECAP)
To assist communities in identifying racially/ethnically concentrated areas of poverty (R/ECAPs), HUD has
developed a census tract -based definition of R/ECAPs. The definition involves a racial/ethnic
concentration threshold and a poverty test. The racial/ethnic concentration threshold is straightforward:
R/ECAPs must have a non-white population of 50 percent or more. Regarding the poverty threshold,
Wilson (1980) defines neighborhoods of extreme poverty as census tracts with 40 percent or more of
individuals living at or below the poverty line. Because overall poverty levels are substantially lower in
many parts of the country, HUD supplements this with an alternate criterion. Thus, a neighborhood can
be a R/ECAP if it has a poverty rate that exceeds 40% or is three or more times the average tract poverty
rate for the metropolitan/micropolitan area, whichever threshold is lower.
Location of residence can have a substantial effect on mental and physical health, education
opportunities, and economic opportunities. Urban areas that are more residentially segregated by race
and income tend to have lower levels of upward economic mobility than other areas. Research has found
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that racial inequality is thus amplified by residential segregation.11 However, these areas may also provide
different opportunities, such as ethnic enclaves providing proximity to centers of cultural significance, or
business, social networks and communities to help immigrants preserve cultural identify and establish
themselves in new places. Overall, it is important to study and identify these areas in order to understand
patterns of segregation and poverty in a City.
The 2020 Al performed an analysis of R/ECAPs within Orange County and found four R/ECAPs, none of
which were found in Newport Beach. However, two of the four were found in the neighboring City of
Irvine, adjacent to one another and near the University of California; these both bordered the City of
Newport Beach. According to the Al, it is likely that they qualify as R/ECAPs due to the high proportions
of students. These R/ECAPs have a much more diverse group of residents, with some White, Asian or
Pacific Islander, Hispanic and Black residents. These R/ECAPs primarily contain Asian or Pacific Islander or
Hispanic residents. 23.49% of residents are White, 1.63% are Black, 48.50% are Hispanic, 23.70% are Asian
or Pacific Islander, and 0.14% are Native American.
Figure 3-3 below identifies low poverty index with race/ethnicity and R/ECAPs in Newport Beach. The
figure also identifies the R/ECAP areas (outlined in pink) bordering the City of Newport Beach, near the
University of California, Irvine. The low poverty index captures the depth and intensity of poverty in a
given neighborhood. The index uses both family poverty rates and public assistance receipt, in the form
of cash -welfare, such as Temporary Assistance for Needy Families (TANF). The poverty rate and public
assistance for neighborhoods are determined at the census tract level, and the higher the score, the less
exposure to poverty in a neighborhood. The map identifies the R/ECAP and a few surrounding
neighborhoods, to the south and south east, as having higher rates if poverty. The map confirms the Al
anlysis of the City of Newport Beach, showing that majority of resident's identify as White, non hispanic.
11 Orange County, Analysis of Impediments to Fair Housing Choice, April 2020 DRAFT.
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Legend
Jurisdiction
Region
Demographics 2010
Dot = 75
White. Non -Hispanic
yJ Black Non -Hispanic
NatveAme•ican. Non -
Hispanic
.As,aNPacdio Islander. Non-
Hispanic
Hispanic
Other. Non -Hispanic
Multi -racial. Non -Hispanic
TRACT
RECAP
L)
Figure 3-3: Low Poverty Index with Race/Ethnicity and R/ECAPs, Newport Beach
Low POrNb Indy=
0-10
Low Poverty Index: Data not
Available
* 0
Source: HUD Affirmitaevly Furthering Fair Housing Data and Mapping Tool, Data Versions: AFFHT0006, July 10, 2020
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Disparities in Access to Opportunity
The UC Davis Center for Regional Change and Rabobank partnered to develop the Regional Opportunity
Index (ROI) intended to help communities understand local social and economic opportunities. The goal
of the ROI is to help target resources and policies toward people and places with the greatest need to
foster thriving communities. The ROI incorporates both "people" and "place components, integrating
economic, infrastructure, environmental, and social indicators into a comprehensive assessment of the
factors driving opportunity."
As shown in Figures 3-4 and Figure 3-5 below, the majority of the City of Newport Beach is classified as a
high opportunity zone. This indicates a high level of relative opportunities that people can achieve as well
as a high level of relative opportunities that Newport Beach provides. While most of the census tracts
within the City are areas of high opportunity, there are two census tracts within the ROI People Index
shown as yellow, identifying a low opportunity area. Together these areas contain 86 sites which
accommodate 1,941 potential units designated to meet the City's RHNA for lower income units (shown in
Section 3: Housing Resources and outlined in Appendix B). The Data for both regions with lower
opportunity show high civic life, health, transportation, economic and education access, however, both
show very low housing access. Therefore, the consideration and identification of these areas for housing,
affordable to low and very low-income households, will provide increased housing opportunity in high
opportunity and high resources areas.
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Description
The Regional Opportunity Index (ROI): People is a
relative measure of people's assets in education,
the economy, housing, mobility/transportation,
health/environment, and civic life.
Legend
Regional Opportunity Index: People
❑ Some data not available
Lowest Opportunity
El
0 Highest Opportunity
❑ City Boundary
Figure 3-4: Regional Opportunity Index: People, 2014
Regional Opportunity Index: People, 2014
Regional Opportunity Index: E
Pe ple
1
1
1
each
Regional Opportunity Index_ o
Pe ple
Date: 11/19/2626 ml
0 1.5 3 6
https://interact.regionalchange.ucdavis.edu/roi/
Source: UC Davis Center for Regional Change and Rabobank, 2014.
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Description
The Region al Opportunity Index (l Place is a
relative measure of an area's assets in education,
the economy, housing, mobility/transportation,
healthlenvironment, and civic life.
Legend
Regional Opportunity Index: Place
❑ Some data not availaLle
Lowest Oppanunity
❑
■ Highest Opportunity
❑ city Boundary
Date: 11/19/2020
https://interact.regionalchange.ucdavis.edu/roi/
Figure 3-5: Regional Opportunity Index: Place, 2014
Regional Opportunity Index: Place, 2014
mi
0 1.5 3 6
Source: UC Davis Center for Regional Change and Rabobank, 2014.
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Additionally, the Department of Housing and Community Development (HCD) together with the California
Tax Credit Allocation Committee (TCAC) established the California Fair Housing Task Force to provide
research, evidence -based policy recommendations, and other strategic recommendations to HCD and
other related state agencies/departments to further the fair housing goals (as defined by HCD). The Task
force developed the TCAC/HCD opportunity Area Maps to understand how public and private resources
are spatially distributed. The Task force defines opportunities as pathways to better lives, including health,
education, and employment. Overall, opportunity maps are intended to display which areas, according to
research, offer low-income children and adults the best chance at economic advancement, high
educational attainment, and good physical and mental health.
According to the Task Force's methodology, the tool allocates the 20 percent of the tracts in each region
with the highest relative index scores to the "Highest Resource" designation and the next 20 percent to
the "High Resource" designation. Each region then ends up with 40 percent of its total tracts as "Highest"
or "High" resource. These two categories are intended to help State decision -makers identify tracts within
each region that the research suggests low-income families are most likely to thrive, and where they
typically do not have the option to live—but might, if given the choice. As shown in Figure 3-6 below,
nearly all of Newport Beach is classified as moderate, high, and highest resource. There is one census tract
in the Northwest Portion of Newport Beach classifies as low resource, the tracts scores identify high
economic resources and low educational resources.
Figure 3-6: TCAC/HCD Opportunity Area Maps, Newport Beach (2020)
Source: California Tax Credit Allocation Committee and Department of Housing and Community Development, 2020.
Section 3: Housing Constraints, Resources, and AFFH 62
(DRAFT MARCH 2021)
SS3-510
City of Newport Beach
2021-2029 HOUSING ELEMENT
Access to neighborhoods with higher levels of opportunity can be more difficult due to discrimination and
when there may not be a sufficient range and supply of housing in such neighborhoods. In addition, the
continuing legacy of discrimination and segregation can impact the availability of quality infrastructure,
educational resources, environmental protections, and economic drivers, all of which can create
disparities in access to opportunity.
The Department of Housing and Urban Development (HUD) developed the opportunity indicators to help
inform communities about disparities in access to opportunity, the scores are based on nationally
available data sources and assess resident's access to key opportunity assets in the City. Table 3-16
provides the index scores (ranging from zero to 100) for the following opportunity indicator indices:
+ Low Poverty Index: The low poverty index captures poverty in a given neighborhood. The poverty rate
is determined at the census tract level. The higher the score, the less exposure to poverty in a
neighborhood.
+ School Proficiency Index: The school proficiency index uses school -level data on the performance of 4th
grade students on state exams to describe which neighborhoods have high -performing elementary
schools nearby and which are near lower performing elementary schools. The higher the score, the
higher the school system quality is in a neighborhood.
+ Labor Market Engagement Index: The labor market engagement index provides a summary description
of the relative intensity of labor market engagement and human capital in a neighborhood. This is based
upon the level of employment, labor force participation, and educational attainment in a census tract.
The higher the score, the higher the labor force participation and human capital in a neighborhood.
+ Transit Trips Index: This index is based on estimates of transit trips taken by a family that meets the
following description: a three-person single -parent family with income at 50% of the median income for
renters for the region (i.e. the Core -Based Statistical Area (CBSA)). The higher the transit trips index, the
more likely residents in that neighborhood utilize public transit.
+ Low Transportation Cost Index: This index is based on estimates of transportation costs for a family
that meets the following description: a three-person single -parent family with income at 50 percent of
the median income for renters for the region/CBSA. The higher the index, the lower the cost of
transportation in that neighborhood.
+ Jobs Proximity Index: The jobs proximity index quantifies the accessibility of a given residential
neighborhood as a function of its distance to all job locations within a region/CBSA, with larger
employment centers weighted more heavily. The higher the index value, the better the access to
employment opportunities for residents in a neighborhood.
+ Environmental Health Index: The environmental health index summarizes potential exposure to
harmful toxins at a neighborhood level. The higher the index value, the less exposure to toxins harmful
to human health. Therefore, the higher the value, the better the environmental quality of a
neighborhood, where a neighborhood is a census block -group.
Section 3: Housing Constraints, Resources, and AFFH
(DRAFT MARCH 2021)
63
SS3-511
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table 3-15 below displays the opportunity indices by race and ethnicity for persons in Newport Beach.
According to the data, there is low poverty among the population of Newport, across all racial/ethnic
groups. Additionally, the access to quality education system is high among all racial/ethnic groups (each
group has an opportunity index score above 80). The data shows the City offers high labor and economic
opportunity as well as sufficient access to transportation. However, while the data shows a high access to
transportation, the transportation is less affordable, specifically to non -Hispanic Asian or Pacific Islander
and Native American populations. The data also shows low environmental health index scores across all
racial/ethnic groups, below 50.
Table 3-15: Opportunity Indices by Race/Ethnicity, Newport Beach
(Newport Beach,
Low
School
Labor
Low
Jobs
Transit
Environmental
CA CDBG)
Poverty
Proficiency
Market
Transportation
Proximity
Index
Health Index
Jurisdiction
Index
Index
Index
Cost Index
Index
Total Population
White, Non -
81.31
90.17
82.88
86.59
75.16
90.40
41.36
Hispanic
Black, Non -
78.86
89.72
81.85
86.92
76.61
90.54
40.65
Hispanic
Hispanic
79.04
88.93
81.76
86.93
76.81
89.82
40.55
Asian or Pacific
Islander, Non-
84.48
91.60
85.94
83.05
68.64
89.19
38.80
Hispanic
Native American,
79.22
88.29
81.86
88.35
78.06
91.17
40.73
Non -Hispanic
Population below federal poverty line
White, Non -
78.99
89.20
83.30
87.76
78.81
90.38
43.27
Hispanic
Black, Non -
78.71
86.38
78.21
89.58
85.43
87.99
48.46
Hispanic
Hispanic
82.46
87.75
81.41
88.28
77.88
89.87
41.76
Asian or Pacific
Islander, Non-
84.34
88.97
82.79
88.43
76.05
92.09
39.15
Hispanic
Native American,
77.00
89.17
88.00
93.00
85.00
95.55
40.00
Non -Hispanic
Source: Department of Housing and Urban Development, Affirmatively Furthering Fair Housing Online Mapping tool, Decennial Census; ACS;
Great Schools; Common Core of Data; SABINS; LAI; LEHD; NATA
Section 3: Housing Constraints, Resources, and AFFH
(DRAFT MARCH 2021)
64
SS3-512
City of Newport Beach
2021-2029 HOUSING ELEMENT
Discussion of Disproportionate Housing Needs
The analysis of disproportionate housing needs within Newport Beach evaluated existing housing need,
need of the future housing population, and units within the community at -risk of converting to market -
rate.
Growth 111,, 4
The City's future growth need is based on the RHNA production of 1,456 very low and 930 low income
units within the 2021-2029 planning period. Appendix B of this Housing Element shows the City's ability
to meet its 2021-2029 RHNA need at all income levels. This demonstrates the City's ability to
accommodate the anticipated future affordable housing needs of the community.
-Yi,ztinn NPPr/
As described in Section 3.F.1 of this Housing Element, the Orange County Housing Authority administers
Section 8 Housing Choice vouchers within the City of Newport Beach. As of October 30, 2020, the City has
allocated 112 Section 8 vouchers to residents within the community: 30 for families, 20 for persons with
disabilities, and 62 for seniors.
Additionally, a variety of affordable housing opportunities currently exist in the City. In Orange County,
each category of publicly supported housing (public housing, Project Based Section 8, Other Multi -unit
Housing, Housing Choice Vouchers, and Low -Income Housing Tax Credit [LIHTC] units) is represented,
although that representation varies greatly depending on the individual municipality. Table 3-16 below
identifies the variety of publicly supported housing, by percent, in the City of Newport Beach.
Table 3-16 below displays the demographics of all public ally supported housing in Newport Beach. The
data shows that majority of persons who utilize and receive public housing support identify as White, with
a small percentage Hispanic or Asian/Pacific Islander.
Table 3-16: Publicly Supported Housing Demographics, Newport Beach
Newport
Asian or Pacific
White
Black
Hispanic
Beach
Islander
Housing Type
#
%
#
%
#
%
#
%
Project -Based
85
87.63%
0
0.00%
3
3.09°%
9
9.28%
Section 8
HCV Program
99
70.21%
14
9.93%
15
10.654°%
13
9.22%
LIHTC
238
85.9%
8
1.99%
147
35.57%
12
2.99%
Total
32,490
84.94%
135
0.35%
2,485
2,477
6.45%
Households
Source: County of Orange, Analysis of Impediments
Notes:
HVC = Housing Choice Voucher
LIHTC = Low Income Housing Tax Credit
Section 3: Housing Constraints, Resources, and AFFH 65
(DRAFT MARCH 2021)
SS3-513
City of Newport Beach
2021-2029 HOUSING ELEMENT
Displacement Risk
The potential for economic displacement risk can result from a variety of factors, including large-scale
development activity, neighborhood reinvestment, infrastructure investments, and changes in local and
regional employment opportunity. Economic displacement can be an inadvertent result of public and
private investment, where individuals and families may not be able to keep pace with increased property
values and market rental rates.
Table 3-17 below identifies the assisted and affordable housing units within the City of Newport Beach
and identifies the end date of each covenant. According to the table, 4 locations (with a total of 112 units)
were up for renewal in the previous planning period (2014-2021). Additionally, 3 locations, with a total of
45 units are set to expire and be addressed for renewal over the next planning period (2021-2029).
The City of Newport Beach is committed to working with property owners and utilizing appropriate funds,
as available, to review covenants set to expire for renewal.
Table 3-17: City of Newport Beach Assisted (and Affordable) Housing Summary
Earliest Possible
Number of
Project Name/ Location
Type of Assistance Received
Date of Change
Units/Type
Section 8 (rental assistance
Newport Harbor Apartments
vouchers) Density Bonus
2020
26 Low -Income
1538 Placentia Avenue
Community Development Block
Grant (CDBG)
Newport Harbor II Apartments
Section 8 Density Bonus CDBG
10 Low -Income
2023
1530 Placentia Avenue
In -Lieu Fee Funds
4Very Low -Income
Newport Seacrest Apartments
Section 8 CDBG
20 Very Low -Income
2016
843 15th Street
Fee Waivers Tax Credit Financing
45 Low -Income
Pacific Heights Apartments 881-
Section 8 Density Bonus
2019
7Low-Income
887 W. 15th Street
Newport Seashore Apartments
Section 8 Fee Waivers
2018
15 Low -Income
849 West 15th Street
Newport Seaside Apartment 1544
Section 8 CDBG
2017
25 Very Low -Income
Placentia
Fee Waivers
100 Extremely Low
Seaview Lutheran Plaza (Seniors)
Section 202 (federal grant)
2039
and Very Low—
2800 Pacific View Drive
Section 8
Income Senior
Villa del Este
2 Moderate -Income
2026
401 Seaward Road
—
(ownership)
3 Moderate -Income
Villa Siena 2101 15th Street
Density Bonus
2021
(ownership)
Bayview Landing (Seniors) 1121
In -lieu Fee Funds Fee Waivers
24 Very Low
2056
Back Bay Drive
Tax Credit Financing
95 Low -Income
Section 3: Housing Constraints, Resources, and AFFH 66
(DRAFT MARCH 2021)
SS3-514
City of Newport Beach
2021-2029 HOUSING ELEMENT
Assessment of Contributing Factors to Fair Housing Issues in Newport
Beach
The Al identifies the following regional goals for mitigating impediments to fair housing within
jurisdictions in Orange County:
+ Goal 1: Increase the supply of affordable housing in high opportunity areas.1
+ Goal 2: Prevent displacement of low- and moderate -income residents with protected characteristics,
including Hispanic residents, Vietnamese residents, other seniors, and people with disabilities
+ Goal 3: Increase community integration for persons with disabilities.
+ Goal 4: Ensure equal access to housing for persons with protected characteristics, who are
disproportionately likely to be lower-income and to experience homelessness.
+ Goal 5: Expand access to opportunity for protected classes
The Housing Element programs incorporates these recommended goals as they relate to Newport
Beach. The analysis above regarding other fair housing issues within Newport Beach yielded the
following results:
+ The City does not have any racial or ethnic groups that score higher than 60 on the dissimilarity index,
indicating that while there are racial and ethnic groups with higher levels of segregation than others
within Newport Beach, none meet the standard set to identify segregated groups.
+ The City does not have any racially or ethnically concentrated census tracts (R/ECAPs) as identified by
HUD. This indicates that there are no census tracts within Newport Beach with a non-white population
of 50 percent or more or any census tracts that have a poverty rate that exceeds 40% or is three or more
times the average tract poverty rate for the metropolitan/micropolitan area. However, one R/ECAP was
identified in the neighboring city of Irvine, near the University of California Irvine. This will be considered
in the housing plan as students within the R/ECAP may look for housing in Newport Beach.
+ The UC Davis Regional Opportunity Index shows that the majority of residents within Newport Beach
have a high level of access to opportunity throughout the majority of the City, with only two census
tracts showing a moderate level of access to opportunity. No census tracts were shown as having the
lowest level of access to opportunity.
+ The analysis of the TCAC/HCD opportunity Area Maps show that most census tracts in Newport Beach
are classified with the "Moderate Resource" "High Resource" or "Highest Resource" designation. This
indicates that these census tracts are within the top forty percent in the region in terms of areas that
lower-income residents may thrive if given the opportunity to live there. All but two census tracts within
Newport Beach register within the top 20 percent in the index. One census tract registered as a "Low
Resource" area, citing high economic opportunity and low educational opportunity.
+ The Opportunity Indices identify overall high access to quality resources including economic and job
proximity, educational access, and transportation access. However, there is a low health index,
indicating increased pollution and low environmental quality across all racial/ethnic groups in the City.
Additionally, the opportunity indices identify low affordable transportation options to both the Asian or
Pacific Islander (Non -Hispanic) and Native American (Non -Hispanic).
Section 3: Housing Constraints, Resources, and AFFH
(DRAFT MARCH 2021)
67
SS3-515
City of Newport Beach
2021-2029 HOUSING ELEMENT
9. Analysis of Sites Pursuant to AB 686
AB 686 requires that jurisdictions identify sites throughout the community in a manner that is consistent
with its duty to affirmatively further fair housing. The site identification requirement involves not only an
analysis of site capacity to accommodate the RHNA (provided in Appendix B), but also whether the
identified sites serve the purpose of replacing segregated living patterns with truly integrated and
balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of
opportunity.
Figure 3-7 shows the proposed candidate sites to the RHNA for Newport Beach in relation to the location
of residents of Hispanic origin, and it shows the following findings:
+ Majority of sites (274 acres) identified to accommodate the City's RHNA are identified in areas with
between 5.1 and 10 percent Hispanic population, including a total of 731 units that affordable to low
and very low incomes and 2,859 units affordable to moderate and above moderate incomes.
+ In the northern region, a total of 162 acres identified to accommodate the City's RHNA has a 10.1 to 25
percent Hispanic population, including a total of 1,941 units affordable to low and very low-income
households.
+ A total of 14 acres is identified in areas with less than 5 percent Hispanic populations, including a total
of 92 units affordable to low and very low-income households and 829 units affordable to moderate
and above moderate -income households.
Section 3: Housing Constraints, Resources, and AFFH 68
(DRAFT MARCH 2021)
SS3-516
City of Newport Beach
2021-2029 HOUSING ELEMENT
Figure 3-7: Candidate Sites — Ethnicity Analysis
Section 3: Housing Constraints, Resources, and AFFH 69
(DRAFT MARCH 2021)
SS3-517
Newport Beach AFFH
� Site Candidates
City Boundary
VPercent
Hispanic (2018 ACS 5 -Year)
e5%
10.1%-25%
a
25.1%-50%
> 50%
IV
�•:avr^-
y
ri
tT
C
R
s�yfnf
oa
�
D
S*N kr��t
SFFQ'J'Yr��t
•'.f. or
x
Y�.
n� y
-
Miles
NORTH 0
1 2
Sources. American
Community Survey; HUD Exchange,
City of Newport Beach
Section 3: Housing Constraints, Resources, and AFFH 69
(DRAFT MARCH 2021)
SS3-517
City of Newport Beach
2021-2029 HOUSING ELEMENT
Figure 3-8 shows location of existing and proposed affordable units within Newport Beach in
comparison with census data showing the percentage of the population within each block group that is
non-white. Figure 3-8 shows the following findings:
+ A total of 162 acres are identified to accommodate the City's RHNA in areas with a 25.1 to 50 percent
non-White population, including a total of 1,941 units affordable to low and very low-income
households.
+ A total of 288 acres are identified to accommodate the City's RHNA in areas with 10.1 to 25 percent
non-White population, including a total of 735 units affordable to low and very low-income households
and 4,065 units affordable to moderate and above moderate -income households.
Figure 3-8: Candidate Sites — Non -White Analysis
Section 3: Housing Constraints, Resources, and AFFH
(DRAFT MARCH 2021)
70
SS3-518
—
Newport Beach AFFH
fz Site Candidates
' O City Boundary
P, /ua,
Percent Non -White Hispanic & Non -
\v/
Hispanic (2018ACS 5 -Year)
a�tY
c5%
��•'�
- -- -� _
10.1%-25%
y
o
25.1%-50%
a
> 50%
v `
h
Y4D
j llN.. mr,t-
'Y
DD
SL.� pls'Jsti
ntt�si.f;
�0
f�nY
-
Miles
NORTH 0
1 2
Sources American
Community
Survey, HUD Exchange,
City of Newport eeacn
Section 3: Housing Constraints, Resources, and AFFH
(DRAFT MARCH 2021)
70
SS3-518
—
City of Newport Beach
2021-2029 HOUSING ELEMENT
Figure 3-9 shows Low/Moderate Income (LMI) block groups within the City of Newport Beach. The
figure shows the following:
+ A total of 2,494 units affordable to low and very low-income households are in areas with 40.1 to 60+
percent low- and moderate -income households.
+ A total of 182 units affordable to low and very low-income households are in areas with 30.1 to 40
percent low- and moderate -income households.
+ A total of 88 units affordable to low and very low-income households are in areas with less than 15
percent low moderate -income households.
Figure 3-9: Candidate Sites — Low/Moderate Income Block Group Analysis
Newport Beach AFFH
Site Candidates
s4
City Boundary
Percent Low -and Moderate -Income
\/ Persons (2015 ACS 5 -Year)
o:
15.01Y.
t 30.1%-40.0%
s�
40.1%-60.0%
60%
�z
�c
DS
� s*N
u� o/p!nr nn�sr.c
x Uo
o
Ilk Y
- 'Miles
NORTH o 1 2
Sources. American Community Survey; HUD Exchange,
City of Newport 13—h
5. Analysis of Fair Housing Priorities and Goals
To enhance mobility and promote inclusion for protected classes, the chief strategy included in this
housing element is to provide sites suitable for affordable housing in high -resource, high opportunity
areas, as demonstrated by the analysis of the housing resource sites contained in this section. Other
programs that affirmatively further fair housing and implement the AI's recommendations include:
Section 3: Housing Constraints, Resources, and AFFH
(DRAFT MARCH 2021)
71
SS3-519
City of Newport Beach
2021-2029 HOUSING ELEMENT
1. Regional Housing Needs Allocation
This section of the Housing Element provides an overview of the resources available to the City to meet
their Regional Housing Needs Allocation (RHNA).
Residential Sites Inventory
Appendix B of the Housing Element includes the required site analysis tables and site information for the
vacant and non -vacant properties to meet the City's RHNA need through the 2021-2029 planning period.
The following discussions summarize the City's site inventory and rezone plan.
Above Moderate- and Moderate -Income Sites
For the 2021-2029 planning period, the City's RHNA allocation is 1,050 for moderate income site and 1,409
for above moderate -income sites. The City anticipates growth, via projects already in the approval
process, to entirely meet the above moderate income need within the planning period. The City will meet
the moderate income need through a combination of existing capacity on residentially zoned land,
through the redevelopment of parcels rezoned within the focus areas, and through the development of
accessory dwelling units (ADUs).
A total of 348 moderate income and 40 above moderate -income units can be accommodated through
existing zoning capacity on parcels. By subtracting existing units from maximum potential unit yield per
parcel, the City projected additional capacity on several parcels. Each parcel included in the inventory was
then vetted for likelihood of redevelopment and to ensure all HCD criteria were met. The required
descriptive information for these sites can be found within Appendix B.
An additional 106 moderate and above moderate -income units can be accommodated through the
development of ADUs throughout the community. This is based on the methodology described within
this section and incorporates guidance from HCD's Housing Element Site Inventory Guidebook.
A supplemental 4,174 moderate and above moderate -income units can be accommodated through the
rezone strategies proposed for six focus areas throughout the City. Originally identified by the Housing
Element Update Advisory Committee (HEAUC), the focus areas guided the development of area -specific
rezone policies and City actions to ensure that Newport Beach has sufficient capacity to meet the RHNA
Allocation for the 6th Cycle.
Section 3: Housing Constraints, Resources, and AFFH 72
(DRAFT MARCH 2021)
SS3-520
City of Newport Beach
2021-2029 HOUSING ELEMENT
ANALYSIS OF THE CITY'S EXISTING CAPACITY AND ZONING
Table 3-18: Residential Capacity for Moderate and Above Moderate -Income Sites
Significant
Zone
Max
Density
Reasonable
Density
Number of
Parcels
Acreage
Potential
Units
Moderate Income Sites
RM
14 du/ac
13 du/ac
2
9.04 acres
14 units
MU -DW
26 du/ac
26 du/ac
5
7.10 acres
187 units
MU -MM
26 du/ac
26 du/ac
8
6.25 acres
119 units
MU -W2
26 du/ac
26 du/ac
2
1.93 acres
20 units
MU-CV/15t'
Street
18 du/ac
15 du/ac
2
0.17 acres
2 units
Subtotal
17
24.49 acres
340 units
Above Moderate -Income Sites
MU -W1
5 du/ac
5 du/ac
7
9.17 acres
40 units
Subtotal
7
9.17 acres
40 units
Total
25
33.66 acres
380 units
REASONABLE CAPACITY ASSUMPTION
This section describes the methodology developed to determine the site capacity for the moderate and
above moderate -income sites. The City assumes that above moderate -income units will develop at a
maximum up eight dwelling units per acre, and that moderate -income units will develop at a maximum
of 26 dwelling units per acre. Reasonable capacity for sites identified to meet the City's moderate and
above moderate need was calculated based on a number of factors, including site size, existing zoning
requirements, vacancy and total number of units entitled, and the maximum density achievable for
projects within the following zones:
+ RM — Multiple Residential Zoning District: The RM Zone District is intended to provide for areas
appropriate for multi -unit residential developments containing attached or detached dwelling units. The
zone permits a density range of 0.0 to 52 dwelling units per acre.
+ MU -MM — Mixed -Use Mariners' Mile: The MU -MM Zoning District is intended to provide areas for the
development of mixed-use structures that vertically integrate residential dwelling units above the
ground floor with retail uses including office, restaurant, and retail. The zone permits a density range of
20.1— 26.7 dwelling units per acre.
+ MU -DW — Mixed -Use Dover/Westcliff: This zoning district applies to properties located in the Dover
Drive/Westcliff Drive area. Properties may be developed for professional office or retail uses, or as
horizontal or vertical mixed-use projects that integrate multi -unit residential dwelling units with retail
and/or office uses. The zone permits a density range of 20.1— 26.7 dwelling units per acre.
+ MU -W2 — Mixed -Use Water: This zoning district applies to waterfront properties in which marine -
related uses may be intermixed with general commercial, visitor -serving commercial and residential
dwelling units on the upper floors. This zone permits a density range of up to 15 dwelling units per acre.
Section 3: Housing Constraints, Resources, and AFFH 73
(DRAFT MARCH 2021)
SS3-521
City of Newport Beach
2021-2029 HOUSING ELEMENT
+ MU-CV/15th Street — Mixed -Use Cannery Village and 15`h Street: This zoning district applies to areas
where it is the intent to establish a cohesively developed district or neighborhood containing multi -unit
residential dwelling units with clusters of mixed-use and/or commercial structures on interior lots of
Cannery Village and 15th Street on Balboa Peninsula. Allowed uses may include multi -unit dwelling
units; nonresidential uses; and/or mixed-use structures, where the ground floor is restricted to
nonresidential uses along the street frontage. Residential uses and overnight accommodations are
allowed above the ground floor and to the rear of uses along the street frontage. Mixed-use or
nonresidential structures are required on lots at street intersections and are allowed, but not required,
on other lots. This zone permits a density range of 20.1— 26.7 dwelling units per acre.
+ MU-Wi — Mixed -Use Water: This zoning district applies to waterfront properties along the Mariners'
Mile Corridor in which nonresidential uses and residential dwelling units may be intermixed. A minimum
of fifty (50) percent of the allowed square footage in a mixed-use development shall be used for
nonresidential uses in which marine -related and visitor -serving land uses are mixed. This zone permits
a density range of up to 15 dwelling units per acre.
Potential constraints, to the extent they are known, such as environmentally sensitive areas and steep
slopes were considered, and deductions made where those factors decreased the net buildable area of a
parcel. Additionally, existing units' non -vacant parcels were analyzed to determine the number of existing
units currently on the parcel. Replacement of existing units was included as a factor to prevent no net
loss of existing housing stock.
nezunes to Accommodate the Modera and Above Moderate RHNA
In additional to residential use on specific plans and ADUs, the City of Newport Beach has identified 133
sites to be rezones from commercial use to residential use, as well as 90 sites to be rezoned to a higher
residential density. The sites for rezone are further detailed in Appendix B and a rezone program is
identified in Section 4: Housing Plan. Figure XX displays the focus areas for rezone, accompanied by a
corresponding table of strategy information shown below as Table 3-19.
Table 3-19: Moderate/Above Moderate -Income Rezone Strategy by Focus Area
Potential
Moderate
Potential
Feasible
% Projected
Rezone
Above
Focus Area
Income
Moderate -
Acreage (AC)
to Redevelop
Density
Moderate -
Affordability
Income Units
Income Units
Airport
162 AC
30%
20%
50 du/ac
485 units
0 units
Vicinity Area
West
Newport
48 AC
20%
20%
45 du/ac
86 units
0 units
Mesa Area
Dover -
Westcliff
14 AC
10%
5%
30 du/ac
2 units
35 units
Area
Section 3: Housing Constraints, Resources, and AFFH
(DRAFT MARCH 2021)
74
SS3-522
City of Newport Beach
2021-2029 HOUSING ELEMENT
Table 3-19: Moderate/Above Moderate -Income Rezone Strategy by Focus Area
Potential
Moderate
Potential
Feasible
% Projected
Rezone
Above
Focus Area
Income
Moderate -
Acreage (AC)
to Redevelop
Density
Moderate -
Affordability
Income Units
Income Units
Newport
158 AC
25%
5%
45 du/ac
89 units
1515 units
Center Area
Coyote
22 AC
100%
10%
40 du/ac
88 units
704 units
Canyon Area
Banning
46 AC
100%
15%
30 du/ac
207 units
962 units
Ranch Area
TOTAL
450 AC
--
--
--
957 units
3,217 units
Development of Non -Vacant Sites and Converting to Residential Uses
To analyze the potential for redevelopment of non -vacant sites, the City sent out more than 500 letters
to property owners. Responses to the letters were recorded and are included within the inventory of sites
within Appendix B. Although a positive response to the redevelopment interest letters does not guaranty
the redevelopment of a parcel to residential as a primary use within the planning period, it is a strong
indicator of likelihood of redevelopment and is used as sufficient evidence for inclusion within the
Adequate Sites Inventory.
ACCESSORY DWELLING UNIT PRODUCTION
One of the proposed methods for meeting the City's moderate and above moderate RHNA is through the
promotion and development of accessory dwelling units (ADUs). A number of State Assembly and Senate
Bills were passed in 2019 that promote and remove barriers that may inhibit the development of ADUs
within communities. The following is a summary of those bills:
+ AB 68 and 881
o Prohibit minimum lot size requirements
o Cap setback requirements at 4', increasing the size and location opportunities for ADUs
o Prohibit the application of lot coverage, FAR, or open space requirements that would prevent
an 800 square foot ADU from being developed on a lot
o Remove the need for replacement parking when converting an existing garage to an ADU
o Limit local discretion in establishing min and max unit size requirements
o Mandate a 60 -day review period for ADU applications through a non -discretionary process
+ SB 13
o Prohibit owner -occupancy requirements for 5 years
o Reduce impact fees applicable to ADUs
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o Provide a program for homeowners to delay compliance with certain building code
requirements that do not relate to health and safety
+ AB 670
o Prohibits Homeowner's Associations (HOAs) from barring ADUs
These bills, as well as other significant legislation relating to ADUs creates a development environment
that is likely to increase the number of ADUs developed within Newport Beach over the 2021-2029
planning period. Newport Beach, with a large proportion of single -unit residential properties (many on
larger lots), is well-oriented for the development of ADUs.
As a result of this legislation, the City expects to approve more ADUs in the 2021-2029 planning period.
The City processed three ADUs in 2018, six in 2019 and 55 in 2020. Calculating the average of the three
years, assumed at a rate doubled each year during the 6th Cycle, the City assumes a total of 334 ADUs
from 2021-2029. Utilizing the Southern California Association of Governments (SCAG) approved ADU
affordability assumptions, 228 ADUs will be allocated to the low and very low income RHNA, 100 will be
allocated to the City's moderate income RHNA and 6 will be allocated to the above moderate. The
complete methodology is outline in Appendix B.
Through the Housing Element, Newport Beach commits to creating an ADU tracking program and
performing a mid-cycle assessment of their ADU development performance. As stated in HCD guidance,
the City may use other justifiable analysis to calculate anticipated ADU performance. This program is
detailed in Section 4: Housing Plan.
Sites Suitable for Lower Income Housing
This section contains a description and listing of the candidate sites identified to meet the Newport
Beach's very low and low income RHNA need. A full list of these sites is presented in Appendix B.
Projects in the Pipeline and Accessory Dwelling Units
The City has identified a number of projects currently in the entitlements process which are likely to be
developed during the planning period and count as credit towards the 2021-2029 RHNA allocation.
Projects with planned affordable components include:
+ Newport Airport Village (17 Very Low -Income Units Planned)
+ Uptown Newport (102 Very Low -Income Units Planned)
+ Residences at 4400 Von Karman (13 Very Low -Income Units Planned)
+ Newport Crossings (78 Low -Income Units Planned)
The City currently has approved an average of 21 ADUs per year for development between January 1,
2018 and December 30, 2020. HCD guidance states that ADUs may be calculated based on the City's
production from January 1, 2018 through December 31, 20210. To calculate a total number of ADUs
assumed to be produced from 2021-2029, the average of all ADUs developed from 2018 to 2020 was
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calculated then multiplied by two for each year of the 6th cycle. Through this method, this city identified
a total of 334 ADUs assumed for the 8 years.
The City of Newport Beach utilized SCAGs affordability assumptions for ADUs in Orange County. This
equates to an anticipated ADU development of 334 ADUs over the next 8 years, 228 of which are
anticipated to be affordable. The ADUs not designated to meet the City's lower income RHNA need are
anticipated to be 100 affordable at moderate income levels and 6 affordable at the above moderate -
income level. The City has identified programs within the Section 4: Housing Plan to encourage the
production of ADUs in Newport Beach.
The total anticipated development of Projects in the Pipeline and Accessory Dwelling Units is summarized
in Table 3-20 below:
Table 3-20: Low and Very Low -Income Remaining Need
Very Low Income
Low Income
RHNA Allocation
1,456
930
Pipeline Projects
43
78
Accessory Dwelling Units
84
144
Remaining Low/Very Low -Income Need
1,326
706
Sites Identified for Rezone to Accommodate Low and Very low
After the identification of projects in the pipeline and ADUs to accommodate the City's low and very low
RHNA, a remaining 2,032 units must be accommodated to meet the City's RHNA. To account for this
remaining need, the City conducted a community -driven process to identify several parcels for inclusion
in the Adequate Sites Inventory. This process was led by the Housing Element Update Advisory Committee
(HEUAC). To guide the identification of adequate sites, the committee created focus areas Sites identified
by the committee and the public to meet the City's very low and low income RHNA were selected based
on the AB 1397 size requirements of at least 0.5 acres but not greater than 10 acres.
The 223 parcels are currently zoned as the following:
+ 133 parcels are zoned commercially
+ 90 parcels are zoned residentially at a lower density.
All parcels are non -vacant and will be rezoned to higher densities (densities are specific to each focus
area) able to accommodate the development of lower-income housing. Figure 3-11 below displays the
sites identified to accommodate the City's low and very low income RHNA allocation. The Housing Plan
section outlines actions the City will take to promote the development of affordable units within the
following focus areas:
+ Airport Vicinity Area
+ West Newport Mesa Area
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+ Dover -Westcliff Area
+ Newport Center Area
+ Coyote Canyon Area
+ Banning Ranch Area
The key assumptions and unit projections related to each focus area are shown below in Table 3-21 and
the focus areas are shown geographically below in Figure 3-10.
Table 3-21: Low/Very Low -Income Rezone Strategy by Focus Area
Low/Very Low-
Potential
Feasible
%Projected to
Focus Area
Income
Rezone Density
Low/Very Low -
Acreage (AC)
Redevelop
Affordability
Income Units
Airport Vicinity
162 AC
80%
50 du/ac
30%
1,941 units
Area
West Newport
48 AC
80%
45 du/ac
20%
347 units
Mesa Area
Dover -Westcliff
14 AC
10%
30 du/ac
10%
4 units
Area
Newport
158 AC
10%
45 du/ac
25%
178 units
Center Area
Coyote Canyon
22 AC
10%
40 du/ac
100%
88 units
Area
Banning Ranch
46 AC
15%
30 du/ac
100%
206 units
Area
TOTAL
450 AC
--
--
--
2,764 units
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Figure 3-10: Focus Areas for Rezones
Development of Nonvacant Sites to Accommodate Low and Very Low Income
Of the 239 non -vacant sites, 19 were also identified in the 5t" cycle. In accordance with AB 1397 the City
will establish a program that permits By -Right development for projects that propose 20 percent of all
units to be affordable to low and very low-income units. The program is outline in detail in Section 4:
Housing Plan.
REGIONAL HOUSING NEEDS ALLOCATION
Future Housing Needs
Future housing need refers to the share of the regional housing need that has been allocated to the City.
The State Department of Housing and Community Development (HCD) supplies a regional housing goal
number to the Southern California Association of Governments (SCAG). SCAG is then mandated to allocate
the housing goal to city and county jurisdictions in the region through a RHNA Plan. In allocating the
region's future housing needs to jurisdictions, SCAG is required to take the following factors into
consideration pursuant to Section 65584 of the State Government Code:
+ Market demand for housing.
+ Employment opportunities.
+ Availability of suitable sites and public facilities.
+ Commuting patterns.
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+ Type and tenure of housing.
+ Loss of units in assisted housing developments.
+ Over -concentration of lower income households; and • Geological and topographical constraints.
HCD, through a determination process, allocates units to each region across California. It is then up to
each region to determine a methodology and process for allocating units to each jurisdiction within that
region. SCAG adopted its final Regional Housing Needs Allocation (RHNA Plan) in February 2021. This
RHNA covers an 8 -year planning period (starting in 2021) and addresses housing issues that are related to
future growth in the region. The RHNA allocates to each city and county a "fair share" of the region's
projected housing needs by household income group. The major goal of the RHNA is to assure a fair
distribution of housing among cities and counties within the Southern California region, so that every
community provides an opportunity for a mix of housing for all economic segments.
Newport Beach's share of the SCAG regional growth allocation is 4,845 new units for the current planning
period (2021-2029). Table 3-22, Housing Needs for 2021-2029, indicates the City's RHNA need for the
stated planning period.
Table 3-22: Housing Needs for 2021-2029
Income Category (% of County AMI)
Number of Units
Percent
Extremely Low (30% or less)
728 units
15%
Very Low (31 to 50%)1
728 units
15%
Low (51 to 80%)
930 units
19%
Moderate (81% to 120%)
1,050 units
22%
Above Moderate (Over 120%)
1,409 units
29%
Total
4,845 units
100%
Note 1: Pursuant to AB 2634, local jurisdictions are also required to project the housing needs
of extremely low-income households (0-30%AMI). In estimating the number of extremely low-
income households, a jurisdiction can use 50% of the very low-income allocation or apportion
the very low-income figure based on Census data.
ADEQUACY OF SITES FOR RHW
Newport Beach has identified sites with a capacity to accommodate 4,512 lower income dwelling units,
which is in excess of its 2,386 -unit lower income housing need. Sites designated are on parcels that permit
residential development as a primary use up to 50 dwelling units per acre.
The City of Newport Beach has a total 2021-2029 RHNA allocation of 4,845 units. As demonstrated
previously, the City can take credit for 2,815 units currently within the planning process, lowering the total
RHNA obligation to 2,632 units as shown in Table 3-23. The Housing Element update lists sites that can
accommodate approximately 7,407 additional units, in excess of the required 2,632 units. As described
in this section, the City believes that due to recent State legislation and local efforts to promote accessory
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living unit production, the City can realistically anticipate the development of 336 ADUs within the 8 -year
planning period. Overall, the City has adequate capacity to accommodate its 2021-2029 RHNA.
Table 3-23: Summary of RHNA Status and Sites Inventory
Extremely
Low/
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Total
2021-2029 RHNA
1,456
930
1,050
1,409
4,845
RHNA Credit (Units Built)
TBD
TBD
TBD
TBD
TBD
Remaining RHNA
1,456
930
1,050
1,409
4,845
Total RHNA Obligations
1,456
930
1,050
1,409
4,845
Sites Available
Projects in the Pipeline
121
0
2,183
2,304
Accessory Dwelling Units
228
100
6
334
Existing Zoning Capacity (No
Rezones)
0
342
40
382
Remaining RHNA
2,037
608
--
2,645
Airport Vicinity Rezone
1,941
485
0
2,426
West Newport Mesa Rezone
347
86
0
433
Dover -Westcliff Rezone
4
2
35
41
Newport Center Rezone
178
89
1,515
1,782
Coyote Canyon Rezone
88
88
704
880
Banning Ranch Rezone
206
207
962
1,375
Total Potential Capacity of
Rezones
2,764
957
3,216
6,937
Sites Surplus/Shortfall (+/-)
+727
+349
+3,217
1 +4,292
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Figure 3-11: Sites Inventory and RHNA Obligations
Summary of Sites Inventory and RHNA Obligations
The data and map detailed in Figure 3-11 above shows the City of Newport Beach's ability to meet the
4,845 RHNA allocation in full capacity with a 4,306 -unit buffer. Along with the identifying appropriate
sites to meet the current and future housing needs, the City has established a Housing Plan to support
its efforts in providing housing opportunities for all income levels in Newport Beach.
Financial Resources
Providing an adequate supply of decent and affordable housing requires funding from various sources,
the City has access to the following finding sources.
Section 8 Housing Choice Voucher
The Section 8 Housing Choice Voucher program is a Federal government program to assist very low-
income families, the elderly, and the disabled with rent subsidy payments in privately owned rental
housing units. Section 8 participants can choose any housing that meets the requirements of the program
and are not limited to units located within subsidized housing projects. They typically pay 30 to 40 percent
of their income for rent and utilities. The Orange County Housing Authority administers Section 8 Housing
Choice vouchers within the City of Newport Beach. As of October 30, 2020, the City has allocated 112
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r - —
Section 8 vouchers to residents within the community: 30 for families, 20 for persons with disabilities, and
62 for seniors.
Community Development Block Grants (CDBG)
The Community Development Block Grant (CDBG) program provides annual grants on a formula basis to
cities to develop viable urban communities by providing a suitable living environment and by expanding
economic opportunities, principally for low- and moderate -income persons (up to 80 percent AMI).
CDBG funds can be used for a wide array of activities, including:
• Housing rehabilitation.
• Lead-based paint screening and abatement.
• Acquisition of buildings and land.
• Construction or rehabilitation of public facilities and infrastructure, and:
• Public services for low income households and those with special needs.
According to the Federal regulations, the City of Newport Beach is allowed to spend no more than of 20%
of CDBG funding on program administration, and 15% on community services such as senior meal delivery
or homeless prevention programs. The remaining amount must be used other eligible projects that meet
national objectives that principally benefit low- and moderate -income households or the disabled.
HUD requires Newport Beach to complete a Five -Year Consolidated Plan (Con Plan) to receive HUD's
formula grant programs. The Con Plan identifies the City's 5 -year strategies related to priority needs in
housing, homelessness, community development, and economic development. It also identifies short -
and long-term goals and objectives, strategies, and timetables for achieving its goals. Developed with the
input of citizens and community groups, the Con Plan serves four basic functions:
• It is a planning document for the community built upon public participation and input.
• It is the application for funds under the CDBG Program.
• It articulates local priorities.
• It is a five-year strategy the City will follow in implementing HUD programs.
Additionally, HUD requires the City to prepare a One -Year Action Plan for each of the five years covered
by the Con Plan. The City of Newport Beach reports a total of $372,831 CDBG funds from HUD in the 2020-
2021 Action Plan. In same report, the City reports an anticipated $2.07 million of CDBG resources during
the five-year period from July 1, 2020, through June 30, 2025.
HOME Investment Partnership Program (HOME)
The HOME program provides federal funds for the development and rehabilitation of affordable rental
and ownership housing for households with incomes not exceeding 80 percent of area median income.
The program gives local governments the flexibility to fund a wide range of affordable housing activities
through housing partnerships with private industry and non-profit organizations. HOME funds can be used
for activities that promote affordable rental housing and homeownership by low income households. The
City of Newport Beach does not currently receive HOME funds.
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3. Opportunities for Energy Conservation
Energy Use and Providers
The primary uses of energy in urban areas are for transportation lighting, water heating, and space heating
and cooling. The high cost of energy demands that efforts be taken to reduce or minimize the overall level
of urban energy consumption. Energy conservation is important in preserving non-renewable fuels to
ensure that these resources are available for use by future generations. There are also a number of
benefits associated with energy conservation including improved air quality and lower energy costs.
Southern California Gas Company (SCG) provides natural gas service for the City. Natural gas is a "fossil
fuel" and is a non-renewable resource. Most of the major natural gas transmission pipelines within the
City are owned and operated by SCG. SCG has the capacity and resources to deliver gas except in certain
situations that are noted in state law. As development occurs, SCG will continue to extend its service to
accommodate development and supply the necessary gas lines. Electricity is provided on an as -needed
basis to customers within existing structures in the City. Southern California Edison Company (SCE) is the
distribution provider for electricity in Newport Beach. Currently, SCE has no immediate plans for
expansion of infrastructure, as most of the City is built out. However, every year SCE expands and
improves existing facilities according to demand
cnvigy Lonservatior,
The City's energy goals, stated in the Natural Resources Element of the General Plan, make every effort
to conserve energy in the City thus reducing dependence on fossil fuels. The City's policies relating to
energy include increasing energy efficiency in City facilities and operations and in private developments
and reducing the City's reliance on fossil fuels. In order to reach the City's goals, objectives include the
following:
• Develop incentives that encourage the use of energy conservation strategies by private and public
developments,
• Promote energy-efficient design features,
• Promote or provide incentives for "Green Building" programs that go beyond the requirements
of Title 24 of the California Administrative Code and encourage energy efficient design elements
as appropriate to achieve "green building" status; and,
• Provide incentives for implementing Leadership in Environmental and Energy Design (LEED)
certified building such as fee waivers, bonus densities, and/or awards recognition programs.12
The City of Newport Beach's Energy Action Plan (EAP) is identified as a roadmap for the City of Newport
Beach to reduce GHG through reductions in energy used in facility buildings and operations. According to
the City's EAP, the City's long-term vision for energy efficiency focusses on the following objectives:
• Reduce the City's carbon footprint and its adverse effect on the environment
• Conserve energy at the local government facilities
• Raise energy conservation awareness in local community and improve the quality of life
12 City of Newport Beach Natural Resource Element, 2006.
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Currently, the City of Newport Beach has developed the "Building Green" construction manual, created
by the City's Task Force on Green Development. The City has also enacted a City-wide streetlight LED
replacement program, replacing 400 units to date, and is continuing marketing. Education, and outreach
to the community regarding every efficiency and conservation.
Section 3: Housing Constraints, Resources, and AFFH
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The Housing Plan describes the City of Newport Beach 2021-2029 policy program. The Housing Plan
describes the specific goals, policies, and programs to assist City decision makers to achieve the long-term
housing objectives set forth in the Newport Beach Housing Element. This Plan identifies goals, policies,
and programs aimed at providing additional housing opportunities, removing governmental constraints
to affordable housing, improving the condition of existing housing, and providing equal housing
opportunities for all residents. These goals, policies, and programs further the City's overall housing policy
goal is to Inspire a more diverse, sustainable, and balanced community through implementation of
strategies and programs that will result in economically and socially diversified housing choices that
preserve and enhance the special character of Newport Beach.
The Southern California Association of Governments (SCAG) has conducted a Regional Housing Needs
Assessment (RHNA) to determine the City's share of the affordable housing needs for the Orange County
region. The RHNA quantifies Newport Beach's local share housing needs for the region by income
category. Income categories are based on the most current Median Family Income (MFI) for Orange
County. The current 2020 MFI (for an assumed family of 4 persons) for Orange County is $103,000. The
MFI may change periodically, as it is updated on an annual basis. The City's 2021-2029 RHNA growth need
of 4,845 housing units is allocated into the following income categories:
• 1,456 units - Very low income (0-50% County MFI)
• 930 units - Low income (51-80% of County MFI)
• 1,050 units - Moderate income (81-120% of County MFI)
• 1,409 units - Above moderate income (120% or more of County MFI)
A. Housing Goals
The City of Newport Beach has identified the following housing goals as part of this Housing Element
Update:
Housing Goal #1: Provision of adequate sites to accommodate projected housing unit growth needs
identified by the 2021-2029 RHNA.
Housing Goal #2: Quality residential development and the preservation, conservation, and appropriate
redevelopment of housing stock.
Housing Goal #3: A variety of housing types, designs, and opportunities for all social and economic
segments, while protecting the quality of life in the City. (These goals are overly broad and there should
be at least some type of consideration of other equally important issues.)
Housing Goal #4: Housing opportunities for as many renter- and owner -occupied households as possible
in response to the market demand and RHNA obligations for housing in the City.
Housing Goal #5: Preservation of the City's housing stock for extremely low-, very low-, low-, and
moderate -income households.
Section 4: Housing Plan (DRAFT MARCH 2021) 4-2
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Housing Goal #6: Housing opportunities for special needs populations.
Housing Goal #7: Equal housing opportunities in the City for all people.
Housing Goal #8: Effective and responsive housing programs and policies.
- - -�,..; ...�� • _ =:
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The goals listed above are described below and on following pages with accompanying policies and
programs to achieve them.
Housing Policies and Program Actions
This Housing Element expresses the Newport Beach community's overall housing goals and supporting
policies, and programs actions to achieve them. The stated Housing Program Actions are based on a
review of past performance of the 5th Cycle Housing Element, analysis of current constraints and
resources, and input from Newport Beach residents and stakeholders.
Housing Goal #1
Provision of adequate sites to accommodate projected housing unit growth needs.
Housing Policy 1.1: identify a variety of sites to accommodate housing growth need by income categories
to serve the needs of the entire community
IMPLEMENTATION ACTIONS
Adequate Sites to Accommodate 2021-2029 RHNA
The City of Newport Beach has a total Regional Housing Needs Assessment (RHNA) allocation of 4,845
units. State law requires the City of Newport Beach to identify adequate sites to accommodate its fair
share allocation for the 6th Cycle Housing Element. This City has identified a variety of candidate sites
through extensive analysis in collaboration with the City's Housing Element Update Advisory Committee,
interested residents at a variety of workshops, and consultation with property owners. The City of
Newport Beach has identified an adequate amount of land that has been determined as "feasible" or
"Potentially Feasible" for future development. Only a portion of these candidate sites will be necessary to
accommodate the City's RHNA planning obligation. These sites have undergone a rigorous process to
evaluate site features, development potential, developer/owner interest and other factors to deem them
appropriate for housing during the 2021-2029 Planning Period. Not sure I would call the site evaluation
rigorous as the only thing really considered at this point is the size and/or if the site could potentially be
converted to residential uses.
As pert 0A*wbAabAi6riviadequate sites, the City has comprehen6i6 btimw[opportunity sites citywide
and liavWd§VKjk0ebt ptjwry areas of opportunity: • Coyote Canyon
• Dover/Westcliff •
• Newport Center •
Section 4: Housing Plan (DRAFT MARCH 2021)
5th Cycle Housing Element Sites
Accessory Dwelling Units
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In addition, the City has identified several opportunity sites in the 5th Cycle that will be utilized in the 6th
Cycle Housing Element. These sites will require additional policy considerations as stated in this Policy
Program
These opportunities sites are described in map and tabular format in Appendix B of this Housing Element.
Policy Action 1A: Airport Environs Sub Area
The City will establish a housing opportunity overlay district, or similar rezoning strategy, in the Airport
Environs area for 162 acres of land to provide for the accommodation of at least 2,426 housing units in
the Very Low, Low, Moderate and Above Moderate -income categories. A Map and Table Summary of
these sites are provided in Appendix B of this Housing Element. The overlay, or similar rezone strategy,
will allow development of variety of residential product types at a permitted density of
50 dwelling units per acre.
Implementation of this program will also include development standards, entitlement procedures to
encourage the development housing for persons of Very Low and Low incomes. In developing the overlay,
or similar rezone strategy, the City will evaluate the potential to include a variety of incentive tools as
appropriate, including but not limited to floor area bonus, density bonus, entitlement streamlining, fee
waivers or reductions. .
Timeframe: Complete Code Amendments within 36 months of Housing Element Adoption
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 1B: Newport Mesa
The City will establish a housing opportunity overlay, or similar rezoning strategy, in the Newport Mesa
area for 48 acres of land to provide for the accommodation of at least 433 housing units in the Very Low,
Low, Moderate and Above Moderate -income categories. A Map and Table Summary of these sites are
provided in Appendix B of this Housing Element. The overlay, or similar rezone strategy, will allow
development of variety of residential product types at a permitted density of 45 dwelling units per acre.
Implementation of this program will also include development standards, entitlement procedures to
encourage the development housing for persons of Very Low and Low incomes. In developing the overlay,
or similar rezone strategy, the City will evaluate the potential to include a variety of incentive tools as
appropriate, including but not limited to floor area bonus, density bonus, entitlement streamlining, fee
waivers or reductions and other considerations.
Timeframe: Complete Code Amendments within 36 months of Housing Element Adoption
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
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Policy Action IC: Newport Center
The City will establish a housing opportunity overlay, or similar rezoning strategy, in the Newport Center
area for 158 acres of land to provide for the accommodation of at least 1,782 housing units in the Very
Low, Low, Moderate and Above Moderate -income categories. A Map and Table Summary of these sites
are provided in Appendix B of this Housing Element. The overlay, or similar rezone strategy, will allow
development of variety of residential product types at a permitted density of 45 dwelling units per acre.
Implementation of this program will also provide for development standards, entitlement procedures to
encourage the development housing for persons of Very Low and Low incomes. In developing the Overlay,
or similar rezone strategy, the City will evaluate the potential to include a variety of incentive tools as
appropriate, including but not limited to floor area bonus, density bonus, entitlement streamlining, fee
waivers or reductions and other considerations.
Timeframe: Complete Code Amendments within 36 months of Housing Element Adoption
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 1D: Dover/ Westcliff
The City will establish an overlay, or similar rezoning strategy, in the Dover / Westcliff an area for 14 acres
of land to provide for the accommodation of at least 41 housing units in the Very Low, Low, Moderate
and Above Moderate -income categories. A Map and Table Summary of these sites are provided in
Appendix B of this Housing Element. The overlay, or similar rezone strategy, will permit development of
variety of residential product types at a permitted density of 30 dwelling units per acre.
Implementation of this program will also include development standards, entitlement procedures to
encourage the development housing for persons of Very Low and Low incomes. In developing the overlay,
or similar rezone strategy, the City will evaluate the potential to include a variety of incentive tools as
appropriate, including but not limited to floor area bonus, density bonus, entitlement streamlining, fee
waivers or reductions and other considerations.
Timeframe: Complete Code Amendments within 36 months of Housing Element Adoption
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 1E: Banning Ranch
The City has identified the Banning Ranch area as a potential site to accommodate future housing need.
The City has previously approved housing development on this site, but the approved project was
subsequently denied by the California Coastal Commission. The City believes this site is still a viable
opportunity to provide housing for a variety of income levels and will continue to support development
potential in the Banning Ranch Area.
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The site is currently within the City's Sphere of Influence. The City will work collaboratively with the County
of Orange for annexation of the property and pursue entitlement of the area to provide opportunities for
up to 1,357 units at an average density of 30 dwelling units per acre.
Implementation of this program will also include development standards, entitlement procedures to
encourage the development housing for persons of Very Low and Low incomes.
Timeframe: Complete necessary Code, General Plan and LCP Amendments within 36 months of Housing Element
Adoption
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action IF: Coyote Canyon
The Coyote Canyon area is a closed landfill that is owned and managed by the County or Orange. The
area is of substantial acreage and has limitation of growth and development due to various environmental
considerations. The City evaluated the entire landfill area and has concluded that 22 acres of the area
are not subject to environmental constraints. Additionally, the County has expressed interest in
participating in a transfer of a portion of the property to accommodate residential opportunity.
The City will rezone at least 22 acres of land on the Coyote Canyon site, as shown in Appendix B, to
accommodate up to 880 housing units at an average density of 40 dwelling units per acre.
Implementation of this program will also include development standards, entitlement procedures to
encourage the development housing for persons of Very Low and Low incomes.
Timeframe: Complete Code Amendments within 36 months of Housing Element Adoption
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 1G: 5t" Cycle Housing Element Sites
The City has identified 28 acres of sites in its sites inventory contained in Appendix B of this Housing
Element that contain infill sites that were identified in the 5th Cycle Housing Element. To comply with
State law, the City will amend Title 20 of the Newport Beach Municipal Code (NBMC) to permit residential
uses by -right for housing development projects in which at least 20 -percent of the units are affordable to
lower income households. For the purpose of implementation of this program, by -right shall mean the
City will not require a Site Development Review, Conditional Use Permit, a Planned Unit Development
Permit, or other discretionary permit application that what would constitute a "project" as described in
Section 21100 of the Public Resources Code. For sites in the coastal zone, the City will continue to require
coastal development permits to determine compliance with the City's certified Local Coastal Program.
Timeframe: Complete Code Amendments within 36 months of Housing Element Adoption
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
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Policy Action 1H: Accessory Dwelling Unit Cons truction(shouldn't this include JADUs)
The City of Newport Beach believes Accessory Dwelling Units (ADUs) are a demonstrated method to
provide affordable housing in the City. Due to recent legislation, the ability to entitle and construct ADUs
has increased significantly. The City recognizes the significance of this legislation as evidenced by a
marked increase in ADU permit applications. Due to this legislation, the City believes aggressive support
for ADU construction will result in increased opportunities for housing including affordable units.
The City will aggressively support and accommodate the construction of at least 336 ADUs by a variety of
methods, including but not limited to: (The ADUs should be closer to 800 - we can do better than 336)
• Developing a implementing a public awareness campaign for construction of ADUs with a
systematic approach utilizing all forms of media and outreach distribution
• Preparing and maintaining a user-friendly website committed to information related to codes,
processes, and incentives pertaining to the development of ADUs and JADUs in the City.
• Evaluating and assessing the appropriateness of additional incentives to encourage ADU
development.
• and implement Developing permit -ready standard plans to permit new ADU and JADU
construction to minimize design costs, expedite permit processing, and provide
development certainty for property owners.
Policy Action 11: Accessory Dwelling Units Monitoring Program (include JADUs?)
The City will establish an ADU Monitoring Program during the 2021-2029 Housing Element Planning Perioc
to formally track ADU development. The analysis will track applications for ADUs, location, and other
important features. The intent of the Monitoring Program is to track progress in meeting 2021-2029 ADU
construction goals and to evaluate the need to adjust programs and policies if the pace of construction is
less than anticipated.
Timeframe: Ongoing, Annual
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 1J: Accessory Dwelling Units Amnesty Program (include JADUs too)
The City will establish a program to allow owners with existing unpermitted ADUs to obtain permits to
legalize the ADUs during the 2021-2029 planning period. The intent of the Amnesty Program's is permit,
inspect, and legalize existing unpermitted ADUs of any size.
Timeframe: Develop Amnesty Program within 24 months of Housing Element adoption
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
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Policy Action 1K: Inclusionary Housing
The City has a substantial RHNA obligation of affordable housing that will be challenged by project
development costs to accommodate them. Therefore, the City must evaluate a variety of policy
prescriptions that will encourage and facilitate the construction of below market -rate workforce housing.
The City will investigate inclusionary housing policy options as a means to provide a variety of housing
types and opportunities for very low, low- and moderate -income households in Newport Beach. The City
will adopt an interim inclusionary policy and then assess and analyze a variety of inclusionary housing
policy options as appropriate. Based upon this assessment, the City will determine the appropriateness
and application of inclusionary policies, and adopt policies, programs or regulations addressing
inclusionary housing.
The City has determined that a base inclusionary requirement of 15-percnt percent for new
residential development to be affordable to very low, low- and moderate -income households is
appropriate. Applicability of this requirement will not be limited to projects of a certain size.
Timeframe: Adopt interim inclusionary policy within 6 months of Housing Element adoption. Evaluate
Inclusionary Options within 24 months of Housing Element adoption. Adopt Inclusionary Policies, as appropriate
within 36 months of Housing Element Adoption.
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Housing Goal #2
Quality residential development and preservation, conservation, and appropriate redevelopment of
housing stock.
Housing Policy 2.1: 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.
IMPLEMENTATION ACTIONS
Policy Action 2A: Neighborhood Preservation
The City will continue to improve housing quality and prevent deterioration of existing neighborhoods by
strictly enforcing applicable Building Code, Fire Code, and Zoning Code regulations and abating Code
violations and nuisances. The City of Newport Beach will continue to prepare a quarterly report on code
enforcement activities in the 6t" cycle.
Timeframe: Ongoing, Semi -Annual
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
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Policy Action 2B: Residential Building Record Program
The City will maintain and 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 applicable
zoning and building requirements
The City will continue to implement program as RBR applications are submitted to the City. The City will
continue to 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.
Timeframe: Ongoing, Annual
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 3C: Preservation of At -Risk Units
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. The City will 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 3-17 of Chapter 3 of this Housing Element. The City may assist in the non-profit acquisition
of the units to ensure long-term affordability, 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 will maintain registration as a Qualified Preservation entity with HCD and continuously the
implement policy as notices are received from property owners in the 6th Cycle.
Timeframe: Ongoing, Annual
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Housing Goal #3
A variety of housing types, designs, and opportunities for all social and economic segments.
Housing Policy 3.1: Encourage preservation of existing and provision of new housing affordable to
extremely low-, very low-, low-, and moderate -income households.
Housing Policy 3.2: Encourage housing developments to offer a wide spectrum of housing choices,
designs, and configurations.
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Policy Action 3A: Objective Design Standards
State Housing law includes various exemptions for projects with an affordable housing component, which
limits the City's ability to apply discretionary design review requirements to certain residential projects.
State Housing law specifies having objective design standards available to apply to housing projects where
the City's discretion over design review is otherwise preempted per State law. The City of Newport Beach
will review existing entitlement processes for housing development and will eliminate discretionary
review for all housing development proposals that include affordable housing. The City will also review
the appropriateness of its current development standards to ensure that it reasonably accommodates the
type and density of housing it is intended to support. The City will also amend existing development
standards to replace or remove all subjective standards with appropriate objective standards to support
the type and density of housing it is intended to allow.
Policy Action 3B: SB 35 Streamlining
The City will establish written procedures to comply with California Government Code Section 65913.4
and publish those procedures for the public, as appropriate, to comply with the requirements of SB 35,
Chapter 366 Statues 2017. These requirements apply at any point in time when the City does not meet
the State mandated requirements, based upon the SB 35 Statewide Determination Summary Report for
Housing Element progress and reporting on Regional Housing Needs Assessment (RHNA)., the City will
process development projects with at least 50 percent affordable units through a streamlined permit
process (i.e., 90 days for projects with up to 150 units). All projects covered by SB 35 are still subject to
the objective development standards of the Newport Beach Municipal Code that includes the Building
and Fire Codes. However, qualifying projects cannot be subject to Design Review or public hearings; and
in many cases the City cannot require parking. Per SB 35 requirements, no parking requirements may be
imposed on a SB 35 qualified streamlining project if it is located:
1. within a half -mile of public transit;
2. within an architecturally and historically significant historic district;
3. in an area where on -street parking permits are required but not offered to the occupants of the
development; or
4. where there is a car -share vehicle located within one block of the proposed project.
One parking space per unit may be required of all other SB 35 projects. The City currently has consistently
exceeded RHNA performance goals during the 5th Cycle. The City's status regarding SB 35 could change
during the 6th Cycle dependent upon RHNA progress throughout the 2021-2029 Planning Period.
Timeframe: Adopt procedures within 24 months of Housing Element adoption
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
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Policy Action 3C: Preservation of Rental Opportunities
The City will continue to maintain rental opportunities by restricting conversions, demolition and
reconstruction/reconfiguration of rental units to condominiums in a development containing 15 or more
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 Newport Beach Municipal Code Chapter 19.64. The City will complete a vacancy
rate survey upon submittal of condominium conversion application of 15 or more units.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 3D: Priority of Affordable Housing
The City will continue to 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. The City will continue to implement this program as affordable housing projects
are submitted to the City.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 3E: Mortgage Revenue Bonds
The City will continue to 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. The City will continue to implement program per project
submittal as the developer applies for these bonds. The City will adjust this policy to include the promotion
of available bonds to the public and developers in the 6t" Cycle.
Timeframe: Ongoing, Annual
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 3F: Annual Reporting Program
The City will conduct an annual compliance -monitoring program for units required to be occupied by very
low-, low-, and moderate -income households. The City of Newport will 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.
Timeframe: Ongoing. Annual
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
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Policy Action 3G: Entitlement Assistance
The City will 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 55 years . The affordable units provided shall be granted a waiver of park in -lieu
fees (if applicable) and City traffic fair share fees.
The City will continue to implement this program as affordable housing projects are submitted to the City
in the 6th cycle.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 3H: Prioritization of Affordable Housing Funds
The City will continue to give highest priority for use of Affordable Housing Fund monies to affordable
housing developments providing units affordable to extremely low-income households. The City will
continue to implement program as affordable housing projects are submitted to the City.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: Affordable Housing Fund
Policy Action 31: Public Information About Affordable Housing
The City will continue to 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 and other interested parties.
The City will update the 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.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
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Policy Action 3J: Priority in Kind Assistance for Affordability
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. The City
will continue to implement program as housing projects are submitted to the City in the 6th Cycle.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 3K: Coastal Zone Development Affordability
The City shall follow Government Code Section 65590 and implement Municipal Code Titles 20.34 and
2134 "Conversion or Demolition of Affordable Housing" for new developments proposed in the Coastal
Zone areas of the City. All required affordable units shall have restrictions to maintain their affordability
for a minimum of 55 years.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 3L: Proactive Education and Outreach to Prospective Developers
The City will continue to advise and educate existing landowners and prospective developers of affordable
housing development opportunities available within Banning Ranch, the Airport Area, West Newport
Mesa, Newport Center, Mariners' Mile, and Balboa Peninsula areas. The City of Newport Beach will
continue to implement program as prospective developers contact City seeking development information.
The City will maintain designated staff persons that can be contacted to provide housing opportunity
information and incentives for development of affordable housing within the 6th cycle.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 3M: Regional Coordination of Housing Issues
The City will continue to participate in other programs that assist production of housing. The City will
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 in the 6th cycle.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
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Policy Action 3N: Housing Impact Studies
The City will continue to study housing impacts of proposed larger -scale, significant 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. The City will continue to implement program as major
commercial/industrial projects are submitted to the City in the 6t" Cycle.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Housing Goal #4
Housing opportunities for as many renter- and owner -occupied households as possible in response
to the market demand and RHNA obligations for housing in the City.
Housing Policy 4.1: Mitigate potential governmental constraints to housing production and affordability
by increasing the City's role in facilitating construction of market -rate housing and affordable housing for
all income groups.
Housing Policy 4.2: Enable construction of new housing units sufficient to meet City quantified goals by
identifying adequate sites for their construction.
IMPLciviENTATI01v HL i i0rV_
Policy Action 4A: Affirmatively Furthering Fair Housing
Pursuant to AB 686, Chapter 958, Statutes 2018, the City will affirmatively further fair housing by taking
meaningful actions in addition to resisting discrimination, that overcomes patterns of segregation and
foster inclusive communities free from barriers that restrict access to opportunity based on protected
classes, as defined by State law.
To accomplish this, the City or designated contracted organization will collaborate with local and regional
organizations to review any housing discrimination complaints, assist in dispute resolution, and, where
necessary, refer complainants to appropriate state or federal agencies for further investigation, action, and
resolution.
Section 3 of this Housing Element contains an analysis of fair housing activities in Newport Beach and the
Orange County region. The analysis found that:
► The City does not have any racial or ethnic groups that score higher than 60 on the dissimilarity
index, indicating that while there are racial and ethnic groups with higher levels of segregation
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than others within Newport Beach, none meet the standard score to identify segregated
groups.
► The City does not have any racially or ethnically concentrated census tracts (R/ECAPs) as
identified by HUD. This indicates that there are no census tracts within Newport Beach with a
non-white population of 50 percent or more or any census tracts that have a poverty rate that
exceeds 40 percent or is three or more times the average tract poverty rate for the
metropolitan/micropolitan area. However, one R/ECAP was identified in the neighboring City
of Irvine, near the University of California Irvine. This will be considered in the housing plan as
students within the R/ECAP may look for housing in Newport Beach.
► The UC Davis Regional Opportunity Index shows that most residents within Newport Beach
have a high level of access to opportunity throughout the majority of the City, with only two
census tracts showing a moderate level of access to opportunity. No census tracts were shown
as having the lowest level of access to opportunity.
► The analysis of the TCAC/HCD opportunity Area Maps shows that most census tracts in
Newport Beach are classified with the "Moderate Resource" "High Resource" or "Highest
Resource" designation. This indicates that these census tracts are within the top 40 percent in
the region in terms of areas that lower-income residents may thrive if given the opportunity
to live there. All but two census tracts within Newport Beach register within the top 20 percent
in the index. One census tract registered as a "Low Resource" area, citing high economic
opportunity and low educational opportunity.
► The Opportunity Indices identify overall high access to quality resources including economic
and job proximity, educational access, and transportation access. However, there is a low
health index, indicating increased pollution and low environmental quality across all
racial/ethnic groups in the City. Additionally, the opportunity indices identify low affordable
transportation options to both the Asian or Pacific Islander (Non -Hispanic) and Native
American (Non -Hispanic).
The City will continue to collaborate with the community, stakeholders, and appropriate organizations to
address potential constraints to fair housing. This may include, but not limited to:
• Analysis and identification of barriers to entry into homeownership or rental opportunities,
• Review of historic policies or restrictions that may have prevented and/or may still prevent
disadvantaged groups from locating in Newport Beach
• Specific actions that contribute to Newport Beach's ability to foster a more inclusive community
to all racial, social, and economic groups.
Timeframe: Ongoing 2021-2029
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
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Policy Action 4B: Streamlined Project Review
The City will provide a streamlined "fast-track" development review process for proposed affordable
housing developments. The City of Newport will continue to implement this program as affordable
housing projects are submitted to the City in the 6th Cycle.
Timeframe: Evaluate program features within 24 months, Adopt updated procedures within 36 months of
Housing Element adoption
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 4C: Density Bonus and Incentives for Affordable Housing
The City will update its Density Bonus Ordinance to be consistent with State Law, as amended.
Additionally, the City shall either grant a density bonus as required by state law if requested, or provide
other incentives of equivalent financial value when a residential developer agrees to construct housing
for persons and families of very low, low, and moderate income above mandated requirements. The City
will continue to implement provisions of Chapter 20.32, as amended (Density Bonus) of the Zoning Code
as housing projects are submitted to the City during the 6th Cycle. The City will further encourage
affordable housing and the potential use of density bonus statutes to accommodate additional affordable
units.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 4D: List of Pre -Approved Development Incentives
The City will 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.). The City
will continue to work with the Affordable Housing Task Force to develop the list within the 6th Cycle.
Timeframe: Evaluate program features within 24 months, Adopt procedures within 36 months of Housing
Element adoption
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 4E: Airport Area Policy Exceptions for Affordable Housing
The City recognizes that General Plan Policy LU6.15.6 may result in a potential constraint to the
development of affordable housing in the Airport Area, and as a result, the City shall maintain an exception
to the minimum 10 -acre village 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
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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. The City
of Newport Beach will maintain the exception and continue to implement this program as projects are
submitted to the City in the 6th Cycle.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 4F: Encourage Development of Opportunity Sites
The City will continue to encourage and facilitate residential and mixed-use development on sites listed
in Appendix B by providing technical assistance to interested developers with site identification and
entitlement processing. The City will continue to support developers funding applications from other
agencies and programs.
The City shall post the Sites Inventory, as showing in Appendix B on the City's webpage and produce
marketing materials for residential and mixed-use opportunity sites, and it will equally encourage and
market the sites for both for -sale development and rental development. 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 to encourage the development
of affordable housing within residential and mixed-use developments. The City will continuously
implement program as housing projects are submitted to the City. Review and update as necessary the
Site Inventory and provide information to interested developers.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 4G: Annual RHNA Sites Inventory Monitoring
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. The City of Newport will respond to market
conditions and will revise or add additional sites where appropriate or add additional incentives, if
identified strategies are not successful in generating development interest. The City will include the report
in its annual General Plan Status Report including Housing Element Report to OPR and HCD by April 1st
each year.
Timeframe: Ongoing, Annual
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
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Policy Action 4H: Definition of Family
Pursuant to State law, the City will update, as appropriate, the definition of "family" and "single -
housekeeping unit" and "Dwelling, single unit" to ensure compliance with all federal and state fair housing
laws. To comply with State law, the definitions should not distinguish between related and unrelated
persons and should not impose limitations on the number of people that may constitute a family.
Timeframe: Complete Code Amendments within 12 months of Housing Element adoption
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Housing Goal #5
Preservation of the City's housing stock for extremely low-, very low-, low-, and moderate -income
households.
Housing Policy 5.1: 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.
Housing Policy 5.2: Improve energy efficiency of all housing unit types (including mobile homes).
IMPLEMENTATION ACTION:,
Policy Action 5A: Preservation of Affordability Covenants
The City will contact owners of affordable units approaching the expiration of affordability covenants 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 beyond the years noted.
The City will conduct an annual compliance monitoring program and a contact list shall be maintained on
City website and updated annually during the 6th Cycle
Timeframe: Ongoing, as necessary
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
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Policy Action 5B: Section 8 Participation
The City shall 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.
The City will 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.
Timeframe: Ongoing, Annual
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 5D: Incentivize for Preserving of Affordability Covenants
The City will investigate the potential for providing additional modify its current policy to incentivize to
property owners for the maintenance of the affordability of units on their property during the 6t" Cycle.
Timeframe: Investigate and adopt incentives, as appropriate, within 24 months of Housing Element Adoption
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 5E: Mobile Home Park Conversions
The City will continue to employ the provisions of NBMC Title 20 provision of the Mobile Home Park
Overlay to maintain and protect mobile home parks in a stable environment with a desirable residential
character. The City will review the existing provisions of the Mobile Home Park Overlay for consistency
with State law in accordance with Government Code Section 65863.7. The City will continue to implement
the program as projects are submitted to the City.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 5F: Orange County Housing Authority Advisory Committee
The City of Newport Beach will continue to participate as a member of the Orange County Housing
Authority (OCHA) Advisory Committee and work in cooperation with the OCHA to provide Section 8 Rental
Housing Assistance to residents of the community. The City will continue to 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.
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
Section 4: Housing Plan (DRAFT MARCH 2021) 4-19
SS3-552
City of Newport Beach
2021-2029 HOUSING ELEMENT
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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.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 5G: Water Efficiency for Residential Projects
The City will continue to implement and enforce the Water Efficient Landscape Ordinance and Landscape
and Irrigation Design Standards in compliance with AB 1881 (Chapter 559 Statutes 2006). The ordinance
establishes standards for planning, designing, installing, and maintaining and managing water -efficient
landscapes in new construction and rehabilitated projects. The City will continue to implement the
program as housing projects are submitted to the City. The City will also encourage the retrofit
of existing residential developments to install water efficient appliances and fixtures.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 5H: Energy Efficiency in Residential Projects
The City of Newport Beach will continue to require that any 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 that will contribute to reduced housing costs for future occupants of the units. The City will
continue to implement program as housing projects are awarded funds from the City in the 6th Cycle.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund & Community Development Block Grant (CDBG) funds
Housing Goal #6
Housing opportunities for special needs populations.
Housing Policy 6.1: Encourage approval of housing opportunities for senior citizens and other special
needs populations.
Section 4: Housing Plan (DRAFT MARCH 2021) 4-20
SS3-553
City of Newport Beach
2021-2029 HOUSING ELEMENT
IMPLEMENTATION ACTIONS
11W *Orml
�—
Policy Action 6A: Homeless Program Assistance
In the 5th Cycle, the City was successful in providing funding to local organizations for providing shelter
and services the individuals experiencing homelessness.
The City will continue to apply annually for United States Department of Urban Development Community
Development Block Grant (CDBG) funds and allocate a portion of such funds to subrecipients who provide
shelter and other services for the homeless as well as submit Annual Action Plan to HUD in May of each
year.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 6B: Repair Loans and Grant Programs for Seniors, Persons with Physical
and Development Disabilities and Lower Income Households
The City, in partnership with OASIS Senior Center and Habitat for Humanity Orange County, has developed
a Senior Home Repair Assistance Program (SHARP) that is aimed at assisting low income seniors in need
of critical home repair or modifications due to accessibility needs, safety concerns, health and well-being.
The program is available to homeowners aged 60 and older who fall withing the 501h percentile of the
Orange County median income.
Additionally, The City will continue to 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.
The City will continue to 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.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 6C: Leverage CDGB and other Federal Formula Grant Funding
The City receives annual allocation of CDBG and Funds for use in a variety of housing -related activities.
The City shall make every effort to leverage these annual funds from various agencies to further the City's
housing goals. These may include, but are not limited to, the follow State, Regional and private resources:
Section 4: Housing Plan (DRAFT MARCH 2021) 4-21
SS3-554
City of Newport Beach
2021-2029 HOUSING ELEMENT
State Resources
• State Low -Income Housing Tax Credit Program
• Building Equity and Growth in Neighborhoods Program (BEGIN)
• CalHome Program
• Multifamily Housing Program (MHP)
• Housing Related Parks Grant
• CaIHFA Single and Multi -Family Program
• Mental Health Service Act (MHSA) Funding
Regional Resources
• Orange County Housing & Finance Agency (OCHFA) Funding
• Southern California Home Financing Authority (SCHFA) Funding
• Orange County Continuum of Care Program
• Orange County Housing Authority (OCHA) Programs
Private Resources
• Federal Home Loan Bank Affordable Housing Program (AHP)
• Community Reinvestment Act Programs
• United Way Funding
• Private Contributions
• Public -Private Partnerships
In addition, the City of Newport Beach will continue to maintain a list of "Public and Private Resources
Available for Housing and Community Development Activities" and maintain a list of resources on City
website and update as necessary in the 6th Cycle.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 6D: Child Daycare Facilities
The City will continue to encourage the development of day care centers as a component of new
affordable housing developments and grant additional incentives in conjunction with the review and
approval of density bonus projects pursuant to NBMC Chapter 20.32 (Density Bonus).
Timeframe: Modify
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 6E: Housing Assistance for Seniors
The City of Newport Beach was successful in assisting the funding of senior housing services through the
5th Cycle including Atria, Vivante and Harbor Pointe senior housing developments . The City shall continue
to encourage senior citizen independence through the promotion of housing and services related to in -
Section 4: Housing Plan (DRAFT MARCH 2021) 4-22
SS3-555
City of Newport Beach
2021-2029 HOUSING ELEMENT
- - ler_ -�,..; � ...�� • _ =:
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.
The City will encourage and approve senior housing developments if there is a market demand provided
the projects include appropriate support services including transportation. Projects that provide housing
and services for low- and moderate -income seniors shall take precedence over market -rate senior
housing.
The City will continue to provide social services, support groups, health screenings, fitness classes, and
educational services at the City's OASIS Senior Center or other facilities. 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 during the 6t" Cycle.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 6F: Emergency Shelters, Transitional and Supportive Housing
To comply with State law, the City of Newport Beach will amend certain sections of its Municipal Code to
address the following requirements:
• Supportive Housing Streamlined Approvals (AB 2162) - To comply with AB 2162 (Chapter 753,
Statues 2018), the City of Newport Beach will amend its Municipal Code to permit supportive
housing as a use permitted by right in all zones where multiple family and mixed-use development
is permitted.
• Emergency and Transitional Housing Act of 2019 (AB 139) —The City will update its Municipal Code
to comply with the requirements of Gov Code 65583 to address permit requirements, objective
standards, analysis of annual and season needs, and parking and other applicable standards and
provisions.
• Amend the City of Newport Beach Municipal Code to comply with the definitions for "Supportive
Housing", Supportive Services", "Target Population" consistent with applicable sections the
California Government Code.
• Amend the Newport Beach Municipal Code to ensure Emergency Shelters, Transitional and
Supportive Housing are permitted in appropriate zones, consistent with State law.
Timeframe: Adopt Code Amendments within 12 months of Housing Element adoption
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Section 4: Housing Plan (DRAFT MARCH 2021) 4-23
SS3-556
City of Newport Beach
2021-2029 HOUSING ELEMENT
Housing Goal #7
Equal housing opportunities in the City for all people.
Housing Policy 6.1: Support fair and equal housing opportunities, and environmental justice
considerations for all housing opportunities in the City.
ii✓II-'Lciviciv iA IIUiv HL.IIUNJ
Policy Action 7A: Supportive Housing / Low Barrier Navigation Centers
State law has been updated to require approval 'by right' of supportive housing with up to 50 units and low
barrier navigation centers that meet the requirements of State law. Low barrier navigation centers are
generally defined as service -enriched shelters focused on the transition of persons into permanent housing.
Low barrier navigation centers provide temporary living facilities will persons experiencing homelessness
to income, public benefits, health services, shelter, and housing. (fix this sentence - it doesn't make
sense). To comply with State law, the City of Newport Beach will adopt policies, procedures, and
regulations for processing this type of use as to establish a non -discretionary local permit approval
process must be provided (delete) to accommodate supportive housing and lower barrier navigation
centers per State law. In the interim, any submitted application for this use type will be processed in
accordance with State law.
The City will provide for annual monitoring of the effectiveness and appropriateness of existing adopted
policies. Should any amendments be warranted to existing policies pursuant to State law, the City
will modify its existing policies, as appropriate.
Timeframe: Adopt Code Amendments within 24 months of Housing Element adoption
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 7B: Transitional and Supportive Housing
In compliance with Senate Bill 2 (Chapter 364, Statutes 2017)and SB 745 Chapter 185, Statutes 2013 )the
City will ensure the Zoning Code is amended to encourage and facilitates emergency shelters and limits
the denial of emergency shelters and transitional and supportive housing under the Housing
Accountability Act. This Program would permit transitional and supportive housing by -right in all zones
allowing residential uses, subject only to those regulations that apply to other residential uses of the same
type in the same zone. In addition, the Zoning Code will be amended to define "supportive housing',
"target population" and "transitional housing" pursuant to state law. The City will continue to monitor
the inventory of sites appropriate to accommodate transitional and supportive housing and will work with
the appropriate organizations to ensure the needs of homeless and extremely low-income residents are
met. The City if committed to prioritizing funding and other available incentives for projects that provide
housing for homeless and extremely low-income residents whenever possible.
Section 4: Housing Plan (DRAFT MARCH 2021) 4-24
SS3-557
City of Newport Beach
2021-2029 HOUSING ELEMENT
Timeframe: Adopt Code Amendments within 12 months of Housing Element adoption
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
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Policy Action 7C: Housing for Persons with Developmental Disabilities
The housing needs of persons with developmental disabilities are typically not fully addressed by local
zoning regulations. Persons with disabilities may require, in addition to basic affordability, slight
modifications to existing units, and in some instances, a varying range of supportive housing facilities. To
accommodate residents with developmental disabilities, the City will review and prioritize housing
construction and rehabilitation including supportive services targeted for persons with developmental
disabilities.
Newport Beach will also explore the granting of regulatory incentives, such as expedited permit
processing, and fee waivers and deferrals, to projects targeted for persons with developmental
disabilities. To further facilitate the development of units to accommodate persons with developmental
disabilities, the City will encourage development of projects targeted for special needs groups. As housing
is developed or identified, Newport Beach will collaborate 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. The City will provide information at City Hall and on
the City's website.
Timeframe: Adopt Code Amendments within 24 months of Housing Element adoption
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 7D: Fair Housing Services
The City was successful in reaching out to the community about fair housing services during the 5th Cycle.
The City of Newport Beach will continue to 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 a minimum two public outreach and
educational workshops a year, and distribute pamphlets containing information related to fair housing in
the 6th Cycle.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Section 4: Housing Plan (DRAFT MARCH 2021) 4-25
SS3-558
City of Newport Beach
2021-2029 HOUSING ELEMENT
Housing Goal #8
Effective and responsive housing programs and policies.
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Housing Policy 8.1 (not 7.1): Review the Housing Element on a regular basis to determine
appropriateness of goals, policies, programs, and progress of Housing Element implementation.
IMPLEMENTATION ACTIONS
Policy Action 8A: Annual Reporting Program
The City of Newport Beach shall report on the status of all housing programs as part of its annual General
Plan Review and Annual Progress Report (APR). The Annual Progress Report discusses Housing Programs
and is submitted to the California Department of Housing and Community Development in accordance
with California state law. The City will continue to annually report its efforts within the annual General
Plan Status Report including Housing Element Report provided to OPR and HCD by April 1st each year.
Timeframe: Ongoing, Annual
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 8B: Water and Sewer Service Providers
Pursuant to SB 1087, Chapter 727, Statues of 2005, the City of Newport Beach is required to deliver its
adopted housing element and any amendments thereto to local water and sewer service providers. This
legislation allows for coordination between the City and water and sewer providers when considering
approval of new residential projects, to ensure that the providers have an opportunity to provide input
on the Element. Additionally, review of the Housing Element ensures that priority for water and sewer
services is granted to projects that include units affordable to lower-income households. The City will
submit the adopted 6th Cycle Housing Element to local water and sewer providers for their review and
input.
Timeframe: Transmit document immediately upon adoption of future amendment
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Summary of Quantified Objectives
[TBD]
Section 4: Housing Plan (DRAFT MARCH 2021)
4-26
SS3-559
From: Rick Westberg <rfwestberg@hotmail.com>
Sent: Thursday, April 08, 20214:26 PM
To: Planning Commissioners; Zdeba, Benjamin; Avery, Brad
Subject: Feedback: Initial Draft of the General Housing Element Update
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
Hello Mr. Zdeba & Planning Commissioners,
Thank you for your hard work and service on the Housing Element Update. This stuff is so
complicated, I'm not sure many people understand it - I have certain insights, but there is
certainly a lot of information corresponding to SCAG and RHNA that require a knowledge of
state and local policy that I am lacking.
I'd like to give a little feedback on the draft. It's interesting to see so many units assigned to
Banning Ranch after the saga over the last 10 years and added complication of Coastal
Commission oversight.
I would like to share the following observations / opinions:
- I assume the "inventory area" is acreage, I see Banning Ranch is listed at 46 acres. Is this net
acres, not inclusive of sensitive habitat? If this has not been vetted, the assumed density may
not be accurate or comparable if you have to cram more units on less footprint.
- It doesn't seem logical to me to include Banning Ranch as 1 of 3 major focus areas (ie. Airport
Area - 2,022 units, Newport Center - 1,814 units and Banning Ranch - 1,375). These are fairly
comparable total net unit numbers, but the locations are vastly different. The Airport Area and
Newport Center both clearly meet the SCAG/RHNA requirements for focusing 50% on transit -
oriented locations and 50% on those with job accessibility. The allocation of units between
these 3 areas doesn't seem to be proportionate to the goals. Beyond this, Banning Ranch
seems to be a much more environmentally sensitive area.
- Lastly, it seems very aggressive and unfeasible to propose 1,375 units on Banning Ranch after
the last plan that Coastal Commission voted down was based on a developer -proposed
"reasonable" number of 895 units. Increasing the proposed unit target over what has already
been rejected seems like an exercise in futility.
We need housing. The Banning Ranch site needs to be considered. But perhaps it is more
practical to target +/-895 units.
Good luck with proceeding on your planning.
Thank you,
SS3-560
Rick Westberg
304 Colton Street
Newport Beach, CA 92663
619-708-8797
SS3-561
Planning Commission - April 8, 2021
Item No. 3b - Additional Materials Received
Intitial Draft of the General Plan Housing Element Update (PA2014-141)
From:
Jan Varner
To:
Plannina Commissioners
Cc:
Dent - City Council; Avery, Brad
Subject:
Re: RHNA Development in Corporate Plaza, Newport Center
Date:
Monday, April 5, 20216:14:53 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Dear Mayor Avery and Members of the City Council
Our Harbor View Hills Community Association is made up of 146 homes, who
along with residents of 100 homes in Harbor View Broadmoor, have for over 60
years enjoyed the height limit protection of the City's Sight Plane Ordinance
(#1596). The ordinance limits the height of all buildings and landscaping to a
maximum height of 32 feet and never to invade the Sight Plane.
It is important to remember the historical basis for this ordinance. In 1960, The
Irvine Company began selling homes in Harbor View Hills with views of the
Bay, Ocean and City. The Company also owned most of the vacant land in
Newport Center. Agreeing they could not sell the same view twice, The Irvine
Company agreed to the Sight Plane Ordinance to protect the views from Harbor
View Hills across the land that is now Corporate Plaza, Corporate Plaza West,
CdM Plaza and the Library and City Hall sites. For over 60 years, hundreds of
residents of Harbor View Hills have purchased their homes and paid a very
substantial premium for this protected view.
We understand that the City has a difficult task to accommodate the demands
of the state in the RHNA numbers. However, we ask that your planning and
recommendations to the City Council respect the long established height limits
reflected in the Sight Plane Ordinance.
Jan Varner
varnerjanmarie am� ailsom
SS3-562
Planning Commission - April 8, 2021
Item No. 3b - Additional Materials Received
Intitial Draft of the General Plan Housing Element Update (PA2014-141)
From: Kenneth Tye
To: Plannina Commissioners
Subject: RE;RHNA Development in Corporate Plaza, Newport Center
Date: Monday, April 5, 2021 7:18:42 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Dear Chair Weigland and Members of the Commission:
Our Harbor View Hills Community Association is made up of 146 homes, who along
with residents of 100 homes in Harbor View Broadmoor, have for over 60 years
enjoyed the height limit protection of the City's Sight Plane Ordinance (#1596). The
ordinance limits the height of all buildings and landscaping to a maximum height of 32
feet and never to invade the Sight Plane.
It is important to remember the historical basis for this ordinance. In 1960, The Irvine
Company began selling homes in Harbor View Hills with views of the Bay, Ocean and
City. The Company also owned most of the vacant land in Newport Center. Agreeing
they could not sell the same view twice, The Irvine Company agreed to the Sight
Plane Ordinance to protect the views from Harbor View Hills across the land that is
now Corporate Plaza, Corporate Plaza West, CdM Plaza and the Library and City
Hall sites. For over 60 years, hundreds of residents of Harbor View Hills have
purchased their homes and paid a very substantial premium for this protected view.
We understand that the City has a difficult task to accommodate the demands of the
state in the RHNA numbers. However, we ask that your planning and
recommendations to the City Council respect the long established height limits
reflected in the Sight Plane Ordinance.
Thank you.
Sincerely yours
Kenneth Tye
1114 Sea Lane
Corona Del Mar
SS3-563
Planning Commission - April 8, 2021
Item No. 3b - Additional Materials Received
Intitial Draft of the General Plan Housing Element Update (PA2014-141)
From:
Karen & Bruce
To:
Planning Commissioners
Subject:
HV Hills sight line
Date:
Tuesday, April 6, 20219:36:35 AM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
Dear Chair Weigland and Members of the Commission:
> The Harbor View Hills Community Association, along with our friends in
> Harbor View Broadmoor, consist of over 500 Newport Beach residents who
> have for over 60 years enjoyed the height limit protection of the
> City's Sight Plane Ordinance (# 1596). This group of residents are
> relying on the City to honors its commitment to us. The ordinance
> limits the height of all buildings and landscaping to a maximum height
> of 32 feet and promises to never invade the Sight Plane.
>
> The historical basis for this ordinance was the understanding and
> agreement in 1960, when it began selling homes in Harbor View Hills
> with views of the Bay, Ocean and City, that it would not be ethical to
> sell the same view twice. Since TIC owned most of the vacant land in
> Newport Center, it agreed to the Sight Plane Ordinance to protect the
> views from Harbor View Hills across the land that is now Corporate
> Plaza, Corporate Plaza West, CdM Plaza and the Library and City Hall
> sites, so that the view it sold to our homeowners would not be
> obstructed in the future. For over 60 years, hundreds of residents of
> Harbor View Hills have purchased their homes and paid a very
> substantial premium for this protected view. The loss of this view
> would certainly have an extremely adverse impact on the value of our
> homes
> While we understand that the City has a difficult task to accommodate
> the demands of the state in the RHNA numbers, it is simply not right
> to ignore our long-standing rights. We ask that your planning and
> recommendations to the City Council respect the the residents of
> Newport Beach and honor the long established height limits reflected
> in the Sight Plane Ordinance.
> Bruce and Karen Clark
> Residents of Harbor View Hills
SS3-564
Planning Commission - April 8, 2021
Item No. 3b - Additional Materials Received
Intitial Draft of the General Plan Housing Element Update (PA2014-141)
From: Shirley Celtik
To: Plannina Commissioners
Subject: RHNA Development in Corporate Plaza, Newport Center
Date: Tuesday, April 6, 2021 12:21:49 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Dear Chair Weigland and Members of the Commission:
Our Harbor View Hills Community Association is made up of 146 homes, who along
with residents of 100 homes in Harbor View Broadmoor, have for over 60 years
enjoyed the height limit protection of the City's Sight Plane Ordinance (#1596). The
ordinance limits the height of all buildings and landscaping to a maximum height of 32
feet and never to invade the Sight Plane.
It is important to remember the historical basis for this ordinance. In 1960, The Irvine
Company began selling homes in Harbor View Hills with views of the Bay, Ocean and
City. The Company also owned most of the vacant land in Newport Center. Agreeing
they could not sell the same view twice, The Irvine Company agreed to the Sight
Plane Ordinance to protect the views from Harbor View Hills across the land that is
now Corporate Plaza, Corporate Plaza West, CdM Plaza and the Library and City
Hall sites. For over 60 years, hundreds of residents of Harbor View Hills have
purchased their homes and paid a very substantial premium for this protected view.
We understand that the City has a difficult task to accommodate the demands of the
state in the RHNA numbers. However, we ask that your planning and
recommendations to the City Council respect the long established height limits
reflected in the Sight Plane Ordinance.
Sincerely,
Shirley Celtik
1026 White Sails Way
Corona del Mar, CA 92625
SS3-565
Planning Commission - April 8, 2021
Item No. 3b - Additional Materials Received
Intitial Draft of the General Plan Housing Element Update (PA2014-141)
From: Margaret Cunningham
To: Planning Commissioners
Subject: Please do not allow high rise towers that block the view plane
Date: Tuesday, April 6, 2021 1:23:11 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
Newport Beach Planning Commission:
My home is in Harbor View Hills, and I urge you not to change the 60 -year old City's Sight Plane Ordinance
(1596). The current height limits should not be changed.
Thank you,
Margaret Thielemeir
SS3-566
Planning Commission - April 8, 2021
Item No. 3c - Additional Materials Received
Intitial Draft of the General Plan Housing Element Update (PA2017-141)
From: Elizabeth Hallett
To: Housina Element Update Advisory Committee; Dept - City Council; Dixon, Diane; Duffield, Duffv; Muldoon, Kevin;
Blom, Noah; Brenner, Joy; C"Neill, William; Avery, Brad
Subject: RHNA Development in Corporate Plaza, Newport Center
Date: Tuesday, April 6, 20218:41:53 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Dear Chair Tucker, Members of the HE Update Advisory Committee,
Mayor Avery and Newport Beach City Council Members,
Our Harbor View Hills Community Association is made up of 146 homes. Our
homeowners, along with residents of 100 homes in Harbor View Broadmoor, have,
for more than 60 years, enjoyed the height limit protection of the City's Sight Plane
Ordinance (#1596). The ordinance limits the height of all buildings and landscaping
to a maximum height of 32 feet and it forbids invasion of the Sight Plane.
Please note the historical basis for this ordinance: In 1960, The Irvine Company
began selling homes in Harbor View Hills with views of the Bay, Ocean and City.
The Irvine Company also owned most of the vacant land in Newport Center. The
Irvine Company recognized that the company could not sell the same view twice, so
it agreed to the Sight Plane Ordinance to protect the views from Harbor View Hills
across the land that is now Corporate Plaza, Corporate Plaza West, CdM Plaza and
the Library and City Hall sites. For more than 60 years, hundreds of residents of
Harbor View Hills have purchased their homes and paid a very substantial premium
for this protected view.
We understand that the HE Update Advisory Committee and the City Council have
a difficult task to accommodate the demands of the state in the RHNA numbers.
However, we ask that you respect the long-established height limits reflected in the
Sight Plane Ordinance.
Thank you for your consideration.
Best regards,
Beth Hallett
SS3-567
Planning Commission - April 8, 2021
Item No. 3c - Additional Materials Received
Intitial Draft of the General Plan Housing Element Update (PA2017-141)
From: Sally Chesebro
To: Plannina Commissioners
Subject: RHNA Development in Corporate Plaza, Newport Center
Date: Wednesday, April 7, 20219:52:16 AM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Dear Chair Weigland and Members of the Commission:
Our Harbor View Hills Community Association is made up of 146 homes, who along with residents of
100 homes in Harbor View Broadmoor, have for over 60 years enjoyed the height limit protection of
the City's Sight Plane Ordinance (#1596). Our home is one of the 146 homes. The ordinance limits
the height of all buildings and landscaping to a maximum height of 32 feet and never to invade the
Sight Plane.
We feel it is important to know the historical basis for this ordinance. In 1960, The Irvine Company
began selling homes in Harbor View Hills with views of the Bay, Ocean and City. The Company also
owned most of the vacant land in Newport Center. Agreeing they could not sell the same view
twice, The Irvine Company agreed to the Sight Plane Ordinance to protect the views from Harbor
View Hills across the land that is now Corporate Plaza, Corporate Plaza West, CdM Plaza and the
Library and City Hall sites. For over 60 years, hundreds of residents of Harbor View Hills have
purchased their homes and paid a very substantial premium for this protected view.
As longtime homeowners of Harbor View Hills it would mean a lot to us if we could continue to enjoy
this protected view that we have loved so much. We understand that the City has a difficult task to
accommodate the demands of the state in the RHNA numbers. However, we ask that your planning
and recommendations to the City Council respect the long established height limits reflected in the
Sight Plane ordinance.
Oren J. and Sally L. Chesebro
1032 White Sails Way
®❑ Virus -free. www.avast.com
SS3-568
Planning Commission - April 8, 2021
Item No. 3c - Additional Materials Received
Intitial Draft of the General Plan Housing Element Update (PA2017-141)
From: Sally Chesebro
To: Plannina Commissioners
Cc: Dixon. Diane; ddduffield; Muldoon. Kevin; Blom, Noah; Brenner. Joy; woneill
Subject: RHNA Development in Corporate Plaza, Newport Center
Date: Wednesday, April 7, 2021 10:07:31 AM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Dear Chair Weiglan
and Members of the Commission:
Our Harbor View Hills Community Association is made up of 146 homes, who along with residents of
100 homes in Harbor View Broadmoor, have for over 60 years enjoyed the height limit protection of
the City's Sight Plane Ordinance (#1596). Our home is one of the 146 homes. The ordinance limits
the height of all buildings and landscaping to a maximum height of 32 feet and never to invade the
Sight Plane.
We feel it is important to know the historical basis for this ordinance. In 1960, The Irvine Company
began selling homes in Harbor View Hills with views of the Bay, Ocean and City. The Company also
owned most of the vacant land in Newport Center. Agreeing they could not sell the same view
twice, The Irvine Company agreed to the Sight Plane Ordinance to protect the views from Harbor
View Hills across the land that is now Corporate Plaza, Corporate Plaza West, CdM Plaza and the
Library and City Hall sites. For over 60 years, hundreds of residents of Harbor View Hills have
purchased their homes and paid a very substantial premium for this protected view.
As longtime homeowners of Harbor View Hills it would mean a lot to us if we could continue to enjoy
this protected view that we have loved so much. We understand that the City has a difficult task to
accommodate the demands of the state in the RHNA numbers. However, we ask that your planning
and recommendations to the City Council respect the long established height limits reflected in the
Sight Plane ordinance.
Oren J. and Sally L. Chesebro
1032 White Sails Way
EN7 Virus -free. www.avast.com
SS3-569
PUBLIC
Planning Commission - April 8, 2021
Item No. 3c - Additional Materials Received
Intitial Draft of the General Plan Housing Element Update (PA2017-141)
•
LAW CENTER
PROVIDINC ACCESS TO JUSTICE
FOR ORANGE COUNTY'S LOW INCOME RESIDENTS
April 7, 2021
City of Newport Beach
Planning Commission
100 Civic Center Drive,
Newport Beach, CA 92660
Dear Commission Members:
The Public Law Center ("PLC") is a 501(c)(3) legal services organization that provides
free civil legal services to low-income individuals and families across Orange County. Our
services are provided across a range of substantive areas of law, including consumer, family,
immigration, housing, and health law. Additionally, PLC provides legal assistance to community
organizations. Further, the mission of our Housing and Homelessness Prevention Unit includes
preserving and expanding affordable housing. Thus, we write on behalf of individuals in need of
affordable housing in Orange County to comment on the City of Newport Beach's ("the City")
Draft 6th Cycle Housing Element (the "Draft").
Through the housing element process, local governments must assess their existing and
projected housing needs and constraints and create a detailed plan to meet those needs and
address any constraints. Some of the requirements include addressing the need for emergency
shelter, identifying adequate sites to meet the jurisdiction's housing need, and implementing
programs and policies to achieve these goals. While we are still in the process of reviewing all of
the Draft, we wish to provide some preliminary comments for the Planning Commission and
City Staff to consider as they continue to revise the Draft. Additionally, we understand from the
Staff Report for the Planning Commission Agenda that the City has already made some changes
to the previously released Draft in an attempt to reduce concentrations of affordable housing in
the vicinity of the airport and distribute affordable housing throughout other areas of focus in the
City. However, we have not been able to locate a copy of any revised Draft as a revised Draft or
more details on these specific changes were not attached to the Staff Report, only data describing
the proposed revisions. Having not had a chance to review these revisions to the Draft, all of our
comments are based on the previously issued Draft without the proposed revisions referenced in
the Staff Report. We have, however, kept in mind that the City is attempting to address previous
comments about the distribution of affordable housing in the site selection.
Housing Need
Emergency Shelters
Under Government Code Section 65583(a)(4)(A), a housing element shall contain an
identification of a zone or zones where emergency shelters are allowed as a permitted use
without a conditional use or other discretionary permit. The identified zone or zones shall
601 Civic Center Drive West • Santa Ana, CA 92701-4002 • (714) 541-1010 • Fax (714) 541-5157
SS3-570
Planning Commission - April 8, 2021
Item No. 3c - Additional Materials Received
Intitial Draft of the General Plan Housing Element Update (PA2017-141)
include sufficient capacity to accommodate the need for emergency shelter.' Each local
government must identify a zone or zones that can accommodate at least one year-round
emergency shelter.2
The City identifies that the Office Airport zoning district ("OA") and the Private
Institutions Coastal zoning district ("PI") permit emergency shelters. By allowing emergency
shelters to be placed on any of the 98 parcels in these districts, the City claims there are adequate
sites available "for the potential development of emergency shelters in the City."3 However,
these claims do not specifically explain whether these zoning districts allow emergency shelters
without a conditional use or other discretionary permit, whether these zones will be able to
accommodate the City's need for emergency shelter, or whether the zone could accommodate a
year-round emergency shelter. To better demonstrate that the City has met this requirement, it
should include more detail about OA and PI zoning and how these zones allow for the required
emergency shelters and what parcels within those zones are realistically available for
development of or conversion to a shelter.
Additionally, the local government must demonstrate that existing or proposed permit
processing, development, and management standards are objective and encourage and facilitate
the development of, or conversion to, emergency shelters.4 Here, the City does not provide the
requisite information about its existing permit processing, development, or management
standards for emergency shelters. The City should include this information to better demonstrate
its ability to encourage and facilitate emergency shelters.
Although State law allows local governments to include a program to amend its zoning
ordinance to meet these requirements, the City's program is vague, making it difficult to assess
whether the City can comply with housing element law in the future.5 Specifically, "Policy
Action 617: Emergency Shelters, Transitional and Supportive Housing" is intended to amend the
City's Municipal Code to "permit supportive housing as a use permitted by right in all zones
where multiple family and mixed-use development is permitted," "address permit requirements,
objective standards, analysis of annual and season needs, and parking and other applicable
standards and provisions," and "ensure Emergency Shelters, Transitional and Supportive
Housing are permitted in appropriate zones, consistent with State law."6
This proposed policy action simply states that the City will comply with State law within
12 months of the Housing Element adoption. It does not provide details about what the standards
will contain or how the standards will encourage and facilitate the development of, or conversion
to, emergency shelters.
1 Cal. Gov. Code Section 65583(a)(4)(A).
2 Cal. Gov. Code Section 65583(a)(4)(A).
3 City of Newport Beach, Draft 2021-2029 Housing Element, 3-25 (March 2021).
4 Cal. Gov. Code Section 65583(a)(4)(A).
5 Cal. Gov. Code Section 65583(a)(4)(A).
6 City of Newport Beach, Draft 2021-2029 Housing Element, 4-23 (March 2021).
601 Civic Center Drive West • Santa Ana, CA 92701-4002 • (714) 541-1010 • Fax (714) 541-5157
SS3-571
Planning Commission - April 8, 2021
Item No. 3c - Additional Materials Received
Intitial Draft of the General Plan Housing Element Update (PA2017-141)
Assessing Emergency Shelter Need
The need for emergency shelter shall be assessed based on (1) the most recent point -in -
time count conducted before the start of the planning period, (2) the need for emergency shelter
based on number of beds available on a year-round and seasonal basis, (3) the number of shelter
beds that go unused on an average monthly basis within a one-year period, and (4) the
percentage of those in emergency shelters that move to permanent housing solutions.7
Here, the City has used a point -in -time count to identify 64 unsheltered people
experiencing homelessness within the jurisdiction.$ However, the City fails to analyze the need
for emergency shelter, the number of shelter beds that are unused, or how many people in
emergency shelters move to permanent housing solutions. Such an analysis would help the City
better determine which of the 98 available parcels are needed to accommodate its need.
Site Inventory
A housing element must include an inventory of land suitable and available for
residential development, including vacant sites and sites having realistic and demonstrated
potential for redevelopment during the planning period to meet the locality's housing need for all
income levels.9 A jurisdiction may identify sites by a variety of methods, such as redesignating
property to a more intense land use category, increasing the density allowed within one or more
categories, and identifying sites for accessory dwelling units ("ADUs").10 The site inventory
must provide for a variety of types of housing, including multifamily rental housing, factory -
built housing, mobilehomes, housing for agricultural employees, supportive housing, single -
room occupancy units, emergency shelters, and transitional housing. I I
Lower Income Sites
If a jurisdiction designates sites that have been previously identified, sites smaller than
half an acre, or sites larger than ten acres to accommodate its lower income housing needs, the
sites must satisfy extra criteria. 12
Previously Identified Sites
If a jurisdiction identifies nonvacant sites to satisfy its lower income housing need, it
must note whether the site has been identified in a prior housing element or has been included in
two or more consecutive planning periods that was not approved to develop a portion of the
locality's housing need. The City has marked the following lower income sites as identified in its
5th Cycle Housing Element: Site 132, 133, and 134.13 However, from our review of the Draft
and the 5th Cycle Housing Element, the City failed to acknowledge that the following sites were
also previously identified:
7 Cal. Gov. Code Section 65583(a)(7).
8 City of Newport Beach, Draft 2021-2029 Housing Element, 2-28 (March 2021).
9 Cal. Gov. Code Section 65583(a)(3).
10 Cal. Gov. Code Section 65583.1(a).
11 Cal. Gov. Code Section 65583.2(c).
12 Cal. Gov. Code Section 65583.2(c).
13 City of Newport Beach, Draft 2021-2029 Housing Element, B-25 (March 2021).
601 Civic Center Drive West • Santa Ana, CA 92701-4002 • (714) 541-1010 • Fax (714) 541-5157
SS3-572
Planning Commission - April 8, 2021
Item No. 3c - Additional Materials Received
Intitial Draft of the General Plan Housing Element Update (PA2017-141)
• Site 66: formerly Area 9 John Wayne Airport Area Site 2b;
• Site 69: formerly Area 9 John Wayne Airport Area Site 2c;
• Site 71: formerly Area 9 John Wayne Airport Area Site lh;
• Site 72: formerly Area 9 John Wayne Airport Area Site If;
• Site 75: formerly Area 9 John Wayne Airport Area Site 2i;
• Site 76: formerly Area 9 John Wayne Airport Area Site 2f;
• Site 79: formerly Area 9 John Wayne Airport Area Site 1 e;
• Site 81: formerly Area 9 John Wayne Airport Area Site 2h;
• Site 84: formerly Area 9 John Wayne Airport Area Site 2j;
• Site 88: formerly Area 9 John Wayne Airport Area Site 2e;
• Site 89: formerly Area 9 John Wayne Airport Area Site 2a;
• Site 137: formerly Area 2 Dover Drive/Westcliff Drive Site 2;
• Site 138: formerly Area 2 Dover Drive/Westcliff Drive Site 3;
• Site 139: formerly Area 2 Dover Drive/Westcliff Drive Site 1; and
• Site 214: formerly Area 8 Newport Center Site 8.14
Further, a nonvacant site identified in a prior housing element cannot be deemed adequate
to accommodate a portion of the housing need for lower income households unless the site is
zoned at an appropriate density and the site is subject to a program in the housing element
requiring rezoning within three years of the beginning of the planning period to allow residential
use by right for housing developments in which at least 20 percent of the units are affordable to
lower income units. 15 Although these sites are subject to "Policy Action 1G: 5th Cycle Housing
Element Sites", which requires rezoning within three years of the beginning of the planning
period to allow residential use by right for housing developments in which at least 20 percent of
the units are affordable to lower income units, the units are not appropriately zoned. 16
The appropriate residential density is based on whether the jurisdiction is an
unincorporated area within a metropolitan county, an incorporated city within a nonmetropolitan
county, a nonmetropolitan county with a micropolitan area, a suburban jurisdiction, or a
jurisdiction within a metropolitan county.17 According to the U.S. Census Bureau, Orange
County is a metropolitan county within the Los Angeles -Long Beach -Anaheim Metropolitan
Statistical Area.18 As a jurisdiction within a metropolitan county, the appropriate residential
density is at least 30 units per acre. 19 As seen below, none of the City's previously identified
nonvacant sites for lower income households are currently zoned at the appropriate density:
• Site 66: existing density - 0, rezoned density - 50;
14 City of Newport Beach, Draft 2021-2029 Housing Element, B -20-B-31 (March 2021).
15 Cal. Gov. Code Section 65583.2(c).
16 City of Newport Beach, Draft 2021-2029 Housing Element, 4-6 (March 2021).
17 Cal. Gov. Code Section 65583.2(c)(3)(B).
18 U.S. Census Bureau,
https://www2.census.gov/geo/maps/metroarea/us_wall/Mar2020/CBSA_WallMap_Mar2020.pdf (last visited Mar.
16, 2021); Employment Development Department of State of California,
https://www.labormarketinfo.edd.ca.gov/definitions/metropolitan-statistical-areas.html (last visited Mar. 16, 2021).
19 Cal. Gov. Code Section 65583.2(c)(3)(B).
601 Civic Center Drive West • Santa Ana, CA 92701-4002 • (714) 541-1010 • Fax (714) 541-5157
SS3-573
Planning Commission - April 8, 2021
Item No. 3c - Additional Materials Received
Intitial Draft of the General Plan Housing Element Update (PA2017-141)
• Site 69: existing density - 0, rezoned density - 50;
• Site 71: existing density - 0, rezoned density - 50;
• Site 72: existing density - 0, rezoned density - 50;
• Site 75: existing density - 0, rezoned density - 50;
• Site 76: existing density - 0, rezoned density - 50;
• Site 79: existing density - 0, rezoned density - 50;
• Site 81: existing density - 0, rezoned density - 50;
• Site 84: existing density - 0, rezoned density - 50;
• Site 88: existing density - 0, rezoned density - 50;
• Site 89: existing density - 0, rezoned density - 50;
• Site 132: existing density - 21, rezoned density - 30;
• Site 133: existing density - 18, rezoned density - 30;
• Site 134: existing density - 15, rezoned density - 30;
• Site 137: existing density - 26, rezoned density - 30;
• Site 138: existing density - 26, rezoned density - 30;
• Site 139: existing density - 26, rezoned density - 30; and
• Site 214: existing density - 0, rezoned density - 45.20
Without meeting the appropriate density, these sites cannot be deemed adequate to accommodate
a portion of the housing need for lower income households. We assume that the "rezoned
density" is the proposed density at which the sites will be rezoned through the "Policy Action
1G," this program should be clearer and include more specifics about how and what sites will be
rezoned to meet state requirements.
Site Size
If a site is smaller than half an acre or larger than ten acres, it cannot be deemed adequate
to accommodate lower income housing unless the locality can demonstrate that sites of an
equivalent size were successfully developed during the prior planning period for an equivalent
number of lower income housing units as projected for the site.21 Alternatively, the locality may
provide other evidence to the California Department for Housing and Community Development
("HCD") that the site is adequate to accommodate lower income housing. 22 The following
identified sites are either smaller than half an acre or larger than ten acres:
• Site 56: gross acreage - .26, net acreage - .26;
• Site 103: gross acreage - .29, net acreage - .29;
• Site 105: gross acreage - .29, net acreage - .29;
• Site 110: gross acreage - 130.87, net acreage - 0;
• Site 111: gross acreage - 74.64, net acreage - 0;
• Site 112: gross acreage - 65.05, net acreage - 0;
• Site 113: gross acreage - 51, net acreage - 0;
• Site 114: gross acreage - 44.78, net acreage - 0;
• Site 115: gross acreage - 41.2, net acreage - 0;
20 City of Newport Beach, Draft 2021-2029 Housing Element, B -20-B-31 (March 2021).
21 Cal. Gov. Code Section 65583.2(c)(2).
22 Cal. Gov. Code Section 65583.2(c)(2).
601 Civic Center Drive West • Santa Ana, CA 92701-4002 • (714) 541-1010 • Fax (714) 541-5157
SS3-574
Planning Commission - April 8, 2021
Item No. 3c - Additional Materials Received
Intitial Draft of the General Plan Housing Element Update (PA2017-141)
• Site 116: gross acreage - 19.35, net acreage - 0;
• Site 117: gross acreage - 15.76, net acreage - 0;
• Site 118: gross acreage - 14.32, net acreage - 0;
• Site 119: gross acreage - 12.5 1, net acreage - 0;
• Site 120: gross acreage - 11.48, net acreage - 0;
• Site 121: gross acreage - 10.81, net acreage - 0;
• Site 122: gross acreage - 6.52, net acreage - 46;
• Site 126: gross acreage - .37, net acreage - .37;
• Site 128: gross acreage - .21, net acreage - .21;
• Site 131: gross acreage - 243.23, net acreage - 22;
• Site 132: gross acreage - .14, net acreage - .14;
• Site 133: gross acreage - .11, net acreage - .11;
• Site 134: gross acreage - .06, net acreage - .06;
• Site 216: gross acreage - .23, net acreage - .23; and
• Site 133: gross acreage - .23, net acreage - .23.23
While the Draft is not clear on what is the difference between gross acreage and net acreage of
identified sites or on which acreage is being used to calculate capacity, regardless the Draft does
not meet the requirements for identifying sites less than 0.5 acres or greater than 10 acres. The
City has not demonstrated that similarly sized sites were successfully developed during the 5th
Cycle for an equivalent number of lower income housing units and has not stated that it is able to
provide HCD with other evidence that the sites are adequate to accommodate lower income
housing. Without this information, these sites cannot be considered adequate for lower income
housing.
Nonvacant Sites
If a jurisdiction designates a site that is nonvacant, it must describe the existing use of the
property. 24 Most of the sites included in the City's site inventory are nonvacant. Further, if a
jurisdiction designates a site that is nonvacant and owned by the jurisdiction, the jurisdiction
must describe the existing use of the property, whether there are any plans to dispose of the
property during the planning period, and how the jurisdiction will comply with the Surplus
Lands Act .25 The City owns the following sites and included them in its site inventory:
• Site 102;
• Site 119;
• Site 124;
• Site 125;
• Site 127;
• Site 222;
• Site 223; and
• Site 224.26
23 City of Newport Beach, Draft 2021-2029 Housing Element, B -20-B-25 (March 2021).
24 Cal. Gov. Code Section 65583.2(b)(3).
25 Cal. Gov. Code Section 65583.2(b)(3).
26 City of Newport Beach, Draft 2021-2029 Housing Element, B -23-B-32 (March 2021).
601 Civic Center Drive West • Santa Ana, CA 92701-4002 • (714) 541-1010 • Fax (714) 541-5157
SS3-575
Planning Commission - April 8, 2021
Item No. 3c - Additional Materials Received
Intitial Draft of the General Plan Housing Element Update (PA2017-141)
However, the City has not described the existing use for any of the nonvacant sites, has not
described any plans to dispose of the City owned properties, and has not described any plans to
comply with the Surplus Lands Act. Without this information, these sites should not be deemed
adequate to accommodate the City's housing need.
Moreover, for nonvacant sites, the jurisdiction shall specify the additional development
potential for each site within the planning period and explain the methodology used to determine
the development potential .2' The methodology shall consider multiple factors, including: (1) the
extent to which existing uses may constitute an impediment to additional residential
development; (2) the jurisdiction's past experience with converting existing uses to higher
density residential development; (3) the current market demand for the existing use; (4) an
analysis of any existing leases or other contracts that would perpetuate the existing use or
prevent redevelopment of the site for additional residential development; (5) development trends;
(6) market conditions; and (7) regulatory or other incentives or standards to encourage additional
residential development on these sites.28
The City general states that it took into account development standards, net acreage and
assumed density, and previous development trends when calculating the unit capacity for each
site .29 However, the City does not include any of the other requisite factors in its methodology.
Without further consideration, it is difficult to assess whether the unit capacity reflects realistic
development potential. To better predict how much of its RHNA can be accommodated on its
identified sites, the City should incorporate more information into its analysis.
Accessory Dwelling Units
The number of ADUs identified is based on the number of ADUs developed in the prior
housing element planning period, whether or not the units are permitted by right; the need for
these units in the community; the resources or incentives available for their department; and any
other relevant factors determined by HCD.30
To predict its ADU production, the City calculated the average of production over the last
planning cycle and assumed the rate doubled each year during the 6th Cycle. As a result, the City
predicts that 334 ADUs will be constructed from 2021 to 2029. However, the City only took into
account prior production and did not consider any of the other factors. Without considering this
information, the City's 334 ADU prediction is unreliable and should be recalculated.
Nonvacant Sites for 50% or More of Housing Need
If the jurisdiction is relying on nonvacant sites to accommodate 50 percent or more of its
housing need for lower income households, the methodology used to determine additional
27 Cal. Gov. Code Section 65583.2(g)(1).
28 Cal. Gov. Code Section 65583.2(g)(1).
29 City of Newport Beach, Draft 2021-2029 Housing Element, B-17, B-36 (March 2021).
30 Cal. Gov. Code Section 65583.1(a).
601 Civic Center Drive West • Santa Ana, CA 92701-4002 • (714) 541-1010 • Fax (714) 541-5157
SS3-576
Planning Commission - April 8, 2021
Item No. 3c - Additional Materials Received
Intitial Draft of the General Plan Housing Element Update (PA2017-141)
development potential shall demonstrate that the existing use identified does not constitute an
impediment to additional residential development during the planning period.31
The City has accommodated almost all of its lower income housing need on nonvacant
sites. However, the City has not addressed any of the existing uses on these sites and has not
explained its methodology to determine whether existing uses are impediments to development.
The City must include this information to continue utilizing a high percentage of nonvacant sites
to accommodate its lower housing need.
Programs
The housing element must include programs that allow the jurisdiction to achieve its
stated housing goals and objectives.32 Programs must set forth a schedule of actions for the
planning period, each with a timeline for implementation. 33 The programs may recognize that
certain programs are ongoing, such that there will be beneficial impacts of the programs within
the planning period.34 The programs may also recognize that the local government is undertaking
or intends to undertake to implement the policies and achieve the goals and objectives of the
housing element through: (1) the administration of land use and development controls; (2) the
provision of regulatory concessions and incentives; (3) the utilization of appropriate federal and
state financing and subsidy programs, when available; and (4) the utilization of moneys in a low -
and moderate -income housing fund of an agency if the locality has established a redevelopment
project area pursuant to Community Redevelopment Law. 3' To make adequate provision for the
housing needs of all economic segments of the community, the program shall address housing
issues such as inadequate site inventories, meeting lower income housing needs, removing
constraints, maintaining affordable housing, promoting affirmatively furthering fair housing,
preserving assisted housing developments, encouraging accessory dwelling units, and facilitating
public participation. 36
While the City identified numerous policies to meet its housing need, many of these
programs are only vaguely described. The City's programs tend to state that the City will meet
the statutory requirements, but does not specifically explain how the City will do so. For
example, "Policy Action 1H: Accessory Dwelling Unit Construction" describes how the City
will "aggressively support and accommodate the construction of at least 336 ADUs by a variety
of methods. ,31 While the City explains they will engage in a public awareness campaign, provide
a user-friendly website, and provide pre -approved plans, one of these methods is described as
"evaluating and assessing the appropriateness of additional incentives to encourage ADU
development. ,38 Here, the City does not explain what other incentives it is considering or how it
31 Cal. Gov. Code Section 65583.2(g)(2).
32 California Department of Housing and Community Development, Building Blocks, Program Overview and
Quantified Objectives, hiips:Hhcd.ca.gov/community-development/building-blocks/pro rag m-requirements/program-
overview.shtml (last visited Apr. 4, 2021).
33 Cal. Gov. Code Section 65583(c).
34 Cal. Gov. Code Section 65583(c).
35 Cal. Gov. Code Section 65583(c).
36 Cal. Gov. Code Section 65583(c).
37 City of Newport Beach, Draft 2021-2029 Housing Element, 4-7 (March 2021).
38 City of Newport Beach, Draft 2021-2029 Housing Element, 4-7 (March 2021).
601 Civic Center Drive West • Santa Ana, CA 92701-4002 • (714) 541-1010 • Fax (714) 541-5157
SS3-577
Planning Commission - April 8, 2021
Item No. 3c - Additional Materials Received
Intitial Draft of the General Plan Housing Element Update (PA2017-141)
will determine the appropriateness of additional incentives. Without such specificity, the City
avoids committing to pro -housing policies by merely making a plan to make a plan. By doing so,
it is not clear whether the City is prepared to adequately provide for the housing needs of all
economic segments of the community.
To create effective programs, HCD recommends jurisdictions include the following:
• Definite time frames for implementation;
• Identification of agencies and officials responsible for implementation;
• Description of the local government's specific role in program implementation;
• Description of the specific action steps to implement the program;
• Proposed measurable outcomes;
• Demonstration of a firm commitment to implement the program; and
• Identification of specific funding sources, where appropriate. 39
By following HCD Guidance and committing to more detailed plans, the City will be able to
enter the planning period with a list of specific policies and actions in mind to provide more
mindful housing opportunities with more realistic chances for development.
Affirmatively Furthering Fair Housing
As mentioned above, we are still in review of the Draft and intend to provide comments that are
more detailed at a later date. As the changes to the distribution of affordable housing referenced
in the Staff Report directly impact the City's obligation to affirmatively further fair housing, we
look forward to discuss this aspect of the Draft when we have had an opportunity to review those
proposed revisions. However, we do want to take the moment to mention that by limiting the
Draft's analysis of fair housing issues to City -specific data and not analyzing these issues on a
regional level, the City fails to truly recognize and address fair housing issues. While the City did
not identify any areas within its borders with concentrations of racial or ethnic minorities, it
failed to recognize that the City as a whole has failed to integrate other populations, which is
evident from a regional perspective. The City must revise its fair housing analysis to more
carefully analyze the issue on a regional level and the role that it has historically played in
promoting segregation throughout Orange County.
39 California Department of Housing and Community Development, Building Blocks, Program Overview and
Quantified Objectives, hl!ps:Hhcd.ca.gov/community-development/buildina-blocks/pro rag m-requirements/pro rg am-
overview.shtml (last visited Apr. 4, 2021) (emphasis added).
601 Civic Center Drive West • Santa Ana, CA 92701-4002 • (714) 541-1010 • Fax (714) 541-5157
SS3-578
Planning Commission - April 8, 2021
Item No. 3c - Additional Materials Received
Intitial Draft of the General Plan Housing Element Update (PA2017-141)
Conclusion
We are optimistic about the City's intentions to revise the Draft and the receptiveness to
feedback thus far. We look forward to continuing to work with the City to ensure that the final
6th Cycle Housing Element complies with state law, meets the needs of all community members,
and creates realistic opportunities for the development of affordable housing.
Sincerely,
THE PUBLIC LAW CENTER, BY:
/s/
Richard Walker, Housing and Homelessness Prevention Unit, Senior Staff Attorney
Alexis Mondares, Housing and Homelessness Prevention Unit, Legal Fellow
601 Civic Center Drive West • Santa Ana, CA 92701-4002 • (714) 541-1010 • Fax (714) 541-5157
SS3-579
From: Lee, Amanda
Sent: Friday, April 02, 202111:11 AM
To: Zdeba, Benjamin
Cc: Palencia, Ketshy
Subject: FW: Low income housing concerns
-----Original Message -----
From: HANAN BUTLER <hananbutler@yahoo.co.uk>
Sent: Friday, April 02, 202110:45 AM
To: CDD <CDD@newportbeachca.gov>
Subject: Low income housing concerns
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Hi,
I am a resident of Newport Beach and have concerns regarding the low income housing project. I picked
Newport Beach to be my home for its exquisite style and I pay a hefty tax fee to keep it this way. Adding
low income housing will impact us negatively so please stop this project.
If you need more information from me or I need to sign an ongoing petition please let me know.
Thanks
Hanan Butler
Newport Coast
SS3-580
From:
Lee, Amanda
Sent:
Tuesday, March 30, 20217:47 AM
To:
Zdeba, Benjamin
Cc:
Palencia, Ketshy
Subject:
FW: Noise Element
From: Joseph Curren <josephcurren@license-defense.org>
Sent: Tuesday, March 30, 20215:06 AM
To: CDD <CDD@newportbeachca.gov>
Subject: Noise Element
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
I'd like to make suggestions about noise reduction in neighborhoods along the PCH corridor. How would
I submit those? Would they be considered under the sound or traffic or housing elements or all three?
Thank you.
Joseph Curren, Attorney at Law
www.license-defense.org
ioseahcurren(@license-defense.orE
407 Poppy Avenue
Corona del Mar, California 92625
Telephone 1-916-873-9237
Fax 1-800-819-7782
CONFIDENTIALITY NOTICE: Do not read this e-mail if you are not the intended recipient. This e-mail
transmission and any documents, files, or previous e-mail messages attached to it may contain
confidential information that is legally privileged. If you are not the intended recipient, or a person
responsible for delivering it to the intended recipient, you are hereby notified that any disclosure,
copying, distribution, or use of any of the information contained in or attached to this transmission is
STRICTLY PROHIBITED. If you have received this transmission in error, please immediately notify me by
reply e-mail and destroy the original transmission and its attachments without reading or saving in any
manner. Legal advice is only given to my established clients; in order to become my client there must
first be a written fee agreement signed both by attorney and client formally establishing that
relationship; email communications and/or phone conversations with attorney do not establish an
attorney/client relationship and, in the absence of a formal written fee agreement, should not be
construed as legal advice. Legal matters may have statutes -of -limitation and other time -sensitive
deadlines requiring a timely response in order to preserve your rights; retaining an attorney
immediately is recommended if you are uncertain of your legal rights in any legal matter. Thank you.
SS3-581
From: Lee, Amanda
Sent: Monday, March 29, 20212:55 PM
To: Zdeba, Benjamin
Cc: Palencia, Ketshy
Subject: FW: Feedback for City of Newport Beach
From: City of NB Questions <questions@newportbeachca.gov>
Sent: Monday, March 29, 20218:35 AM
To: CDD <CDD@newportbeachca.gov>
Subject: FW: Feedback for City of Newport Beach
From: City of Newport Beach <NoReply@newportbeachca.gov>
Sent: Friday, March 26, 20216:27 AM
To: City of NB Questions <questions@newportbeachca.gov>
Subject: Feedback for City of Newport Beach
You have received this feedback from Christy Sullins < Sullinschristy@gmaiI.com > for the following
page:
https://www.newportbeachca.gov/government/departments/community-development/planning-
division/general-plan-codes-and-regulations/general-plan-update/housing-element-screencheck-draft-
march-10-
2020?utm source=eha&utm medium=email&utm campaign=website&fbclid=lwAR3bXkrlWd5844Ko58
LR4TI75SvRLrsTxOR-bkJ4CYJTUelwca2fUNUMuY
I ask that you please consider a different site area than one near my child's school and around the
corner from our home. We work so hard to live in a safe community and putting this in at this location
negates all we, and our neighbors, have worked so hard for. Thank you, Christy Sullins
SS3-582
Planning Commission - April 8, 2021
Item No. 3d - Additional Materials Received
Intitial Draft of the General Plan Housing Element Update (PA2017-141)
Danielle Silhanek
From: Danielle Silhanek
Sent: Tuesday, March 30, 2021 5:02 PM
To: 'bzdeba@newportbeachca.gov'
Cc: Paul Tanguay; John LoperOloper@palmtreecommunities.com); 'GPUpdate@newportbeachca.gov'
Subject: Housing Element - March 2021 Draft Comments
Attachments: 3-30-21.(LDO)FOR PUBLIC RECORD -Housing Element Inclusion Letter -Via Lido Plaza, NB.pdf
Mr. Zdeba,
Please see the attached letter for your consideration.
Sincerely,
Danielle Silhanek
Fritz Duda Company
3425 Via Lido, Suite 250
Newport Beach, CA 92663
P: 949.723.7102
F: 949.723.1141
dsilhanek@fritzduda.com
www.fritzduda.com
SS3-583
Planning Commission - April 8, 2021
Item No. 3d - Additional Materials Received
ial Draft of the General Plan Housing Element Update (PA2017-141)
1 A
March 30, 2021 •
James Campbell
Benjamin Zdeba
City of Newport Beach
100 Civic Center Drive
Newport Beach, CA 92660
Re: Housing Element — March 2021 Draft Comments
After reviewing the March 2021 Draft Housing Element, we request that the Housing Element include a mixed-use zone
for Via Lido Plaza to allow up to 30 units per acre plus commercial uses for the property bounded by Newport Blvd, Via
Lido, Via Oporto and the shared property line with the Lido House Hotel. Via Lido Plaza includes the following addresses:
3415 - 3475 Via Lido, Newport Beach.
The current zoning on the property is Commercial General (CG) with a 0.5 FAR for commercial uses. The property contains
several retail and office buildings including West Marine and Via Lido Drugs. The property also includes the Lido Theater
which would remain in a mixed-use redevelopment.
The property is surrounded with mixed use or residential zoning including:
■ North — Lido Marina Village with MU -W2 zone which allows 26 du/acre and commercial uses
■ South — South of 32"d Street is the MU -CV 15t' Street zoning which allows 26 du/acre and commercial uses
■ East - Along Via Oporto is MU -V zone which allows 26 du/ac and commercial uses and PC -59 which allows attached
3 -story residential project of for -sale units.
In addition, the March 2021 Draft Housing Element is proposing to increase the zoning from 15 du/acre to 30 du/acre for
property on the south side of 32nd street (Site #134, Parcel 047-041-25 on page B-10 of Appendix B - March 2021 Draft
Housing Element). The Draft Housing Element also includes several parcels in Lido Marina Village (Parcels 2 & 14 on
Page B-10 of Appendix B) as potential development sites so Via Lido Plaza is surrounded on the north and south by sites
identified for housing in the current March draft.
Besides being surrounded by mixed use or residential zoned property, the property is an ideal candidate for being
redeveloped into a mixed-use development with a significant residential component. The property currently consists of
functionally obsolete multi-level retail spaces and has very large surface parking fields. We have developed plans to
redevelop the project as a mixed-use project with retail/office uses fronting Via Lido and Newport Blvd, residential uses
fronting Via Oporto and residential on the upper floors. The centerpiece of the redevelopment would be the rejuvenated
Lido Theater.
Accordingly, we request that Via Lido Plaza be included in the Draft Housing Element with a mixed-use zoning that would
provide for 30 du/acre plus a mixture of retail and office uses.
Sincerel
Pau a ay
Vice President
3425 Via Lido • Suite 250 • Newport Beach, CA 92663 • 949.723.7100 • Fax 949.723.1141
Dallas, Texas I Newport Beach, California I Reno, Nevada
www.FritzDuda.com
SS3-584
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received
March 31, 2021
Chair Larry Tucker and Committee Members
City of Newport Beach
100 Civic Center Drive
Newport Beach, CA 92660
RE: Item c. Discuss Initial Draft Housing Element (Attachment 3)
Dear Chair Tucker and Members of the Committee:
www.kennedyconmiission.org
17701 Cowan Ave., Suite 200
Irvine, CA 92614
949 250 0909
The Kennedy Commission (the Commission) is a broad-based coalition of residents and community
organizations that advocates for the production of homes affordable for families earning less than
$27,000 annually in Orange County. Formed in 2001, the Commission has been successful in
partnering and working with Orange County jurisdictions to create effective housing and land -use
policies that has led to the new construction of homes affordable to lower income working families.
During the current 5th cycle planning period the City had a total Regional Housing Needs
Assessment (RHNA) of five, one at very low-income, one at low-income, one at moderate and two
at above moderate. To date, the City has approved two housing units at moderate and 1,744 at
above moderate..'. At very -low income the City has approved 92 units and five at low-income.
Although the City had exceeded 5th Cycle targets for each income category, there is an unbalanced
production of moderate and above moderate units. The number of moderate and above moderate
units approved in the last seven years was 17 times more than those at low and very low income.
The need for an inclusionary requirement is exemplified by the City's current disproportionate
production numbers.
As the Committee reviews the proposed scenario to redistribute housing among the focus areas, we
recommend the adoption of an inclusionary requirement ensure these sites are truly feasible and
effectively provide affordable housing. The City will also have to consider No Net Loss when it
identifies opportunity sites. It is crucial that affordable housing moves along with market -rate
housing given the limited sites that are available. In light of the state's No Net Loss requirements, if
the sites identified for affordable housing are developed for market -rate housing, the City will have
to rezone new sites for the appropriate density..2
We ask that the City prioritize the housing needs of large families of very low and extremely low
income, who encounter difficulties in finding decent, affordable housing during the development of
its new Housing Element.
The Commission looks forward to partnering with the City of Newport Beach to create
opportunities to increase affordable homes for lower income households in the City. If you have any
questions, please free to contact me at (949) 250-0909 or cesarcAkennedycommission.org.
'Newport Beach 2020 Housing Element Annual Progress Report, Table B
2 Government Code § 65863
SS3-585
Page 2 of 2
Sincerely,
Cesar Covarrubias
Executive Director
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received
Discuss Initial Draft Housing Element
SS3-586
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Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
The Housing Plan describes the City of Newport Beach 2021-2029 policy program. The Housing Plan
describes the specific goals, policies, and programs to assist City decision makers to achieve the long-term
housing objectives set forth in the Newport Beach Housing Element. This Plan identifies goals, policies,
and programs aimed at providing additional housing opportunities, removing governmental constraints
to affordable housing, improving the condition of existing housing, and providing equal housing
opportunities for all residents. These goals, policies, and programs further the City's overall housing policy
goals to encourage ire a more diverse, sustainable, and balanced community through
implementation of strategies and programs that will result in economically and socially diversified housing
choices that preserve and enhance the special character of Newport Beach.
The Southern California Association of Governments (SCAG) has conducted a Regional Housing Needs
Assessment (RHNA) to determine the City's share of the affordable housing needs for the Orange County
region. The RHNA quantifies Newport Beach's local share housing needs for the region by income
category. Income categories are based on the most current Median Family Income (MFI) for Orange
County. The current 2020 MFI (for an assumed family of 4 persons)- for Orange County is $103,000. The
MFI may change periodically, as it is updated on an annual basis. The City's 2021-2029 RHNA growth need
of 4,845 housing units is allocated into the following income categories:
• 1,456 units -Very low income (0-50% County MFI)
• 930 units - Low income (51-80% of County MFI)
• 1,050 units - Moderate income (81-120% of County MFI)
• 1,409 units - Above moderate income (120% or more of County MFI)
4. Housing Goals
The City of Newport Beach has identified the following housing goals as part of this Housing Element
Update:
Housing Goal #1: Provision of adequate sites to accommodate projected housing unit growth needs
identified by the 2021-2029 RHNA.
Housing Goal #2: Quality residential development and the preservation, conservation, and appropriate
redevelopment of housing stock.
Housing Goal #3: A variety of housing types, designs, and opportunities for all social and economic
segments.
Housing Goal #4: Housing opportunities for as many renter- and owner -occupied households as possible
in response to the market demand and RHNA obligations for housing in the City.
Housing Goal #5: Preservation of the City's housing stock for extremely low-, very low-, low-, and
moderate -income households.
SS3-588
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Housing Goal #6: Housing opportunities for special needs populations.
Housing Goal #7: Equal housing opportunities in the City for all people.
Housing Goal #8: Effective and responsive housing programs and policies.
The goals listed above are described below and on following pages with accompanying policies and
programs to achieve them.
Housing Policies and Program Actions
This Housing Element expresses the Newport Beach community's overall housing goals and supporting
policies; and programs actions to achieve them. The stated Housing Program Actions are based on a
review of past performance of the 5th Cycle Housing Element, analysis of current constraints and
resources, and input from Newport Beach residents and stakeholders.
Housing Goal #1
Provision of adequate sites to accommodate projected housing unit growth needs.
Housing Policy 1.1: identify a variety of sites to accommodate housing growth need by income categories
to serve the needs of the entire community
IMPLEMENTATION ACTIONS
Adequate Sites to Accommodate 2021-2029 RHNA
The City of Newport Beach has a total Regional Housing Needs Assessment (RHNA) allocation of 4,845
units. State law requires the City of Newport Beach to identify adequate sites to accommodate its
share allocation for the 6th Cycle Housing Element. This City has identified a variety of candidate sites
through extensive analysis in collaboration with the City's Housing Element Update Advisory Committee
(Committee), interested residents at a variety of Housing Committee public meetings, workshops, and
consultation with property owners. The City of Newport Beach has identified an adequate amount of land
that has been determined by the Committee as "fFeasible" or "Potentially Feasible" for future
development. Only a portion of these candidate sites will be necessary to accommodate the City's RHNA
planning obligation. These sites have undergone a rigorous process to evaluate site features, development
potential, developer/owner interest and other factors to deem them appropriate for housing during the
2021-2029 Planning Period. [Note, the Committee still needs to review the sites to reach a conclusion as
to their "suitabilitv." Since most will arobably be found suitable. a submittal can be made to the State.
but before the final version of the Housine Element can be submitted. the Committee will need accent
input from Committee members and the public.l
As part of the analysis o4s adequate sites, the City has comprehensively reviewed opportunity sites
citywide and has#a-ve identifiedy eight primary areas of opportunity:
• Airport Area Environs • West Newport Mesa
SS3-589
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
• Dover/Westcliff • Coyote Canyon
• Newport Center • 5th Cycle Housing Element Sites
• Banning Ranch • Accessory Dwelling Units
Sincein addition, the City has identified several opportunity sites in the 5t" Cycle that will be utilized in the
6t" Cycle Housing Element,_. These sites will Feq iFe additional policy considerations will need to bea-s
stated in this Policy Program.
These opportunities sites are described in map and tabular format in Appendix B of this Housing Element.
Policy Action 1A: Airport Environs Sub Area
The City will establish a housing opportunity overlay district, or similar rezoning strategy, in the Airport
Environs area for 162 acres of land to provide for the accommodation of at least 2,426 housing units in
the Very Low, Low, Moderate and Above Moderate -income categories. A Map and Table Summary of
these sites are provided in Appendix B of this Housing Element. The overlay, or similar rezone strategy,
will allow development of a variety of residential product types at a permitted density of
50 dwelling units per acre.
Implementation of this program will also include but not be limited to development standards, overlay
text and entitlement procedures to among other things encourage the development of housing for
persons of Very Low and Low incomes. In developing the overlay, or similar rezone strategy, the City will
evaluate the potential to include a variety of incentive tools as appropriate, including but not limited to
floor area bonus, density bonus, entitlement streamlining, fee waivers or reductions and other
considerations. -
Timeframe: Complete Code Amendments within 36 months of Housing Element Adoption
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 1B: West Newport Mesa
The City will establish a housing opportunity overlay, or similar rezoning strategy, in the West Newport
Mesa area for 48 acres of land to provide for the accommodation of at least 433 housing units in the Very
Low, Low, Moderate and Above Moderate -income categories. A Map and Table Summary of these sites
are provided in Appendix B of this Housing Element. The overlay, or similar rezone strategy, will allow
development of a variety of residential product types at a permitted density of 45 dwelling units per acre.
Implementation of this program will also include but not be limited to development standards, overlay
text and entitlement procedures to among other things encourage the development of housing for
persons of Very Low and Low incomes. In developing the overlay, or similar rezone strategy, the City will
evaluate the potential to include a variety of incentive tools as appropriate, including but not limited to
floor area bonus, density bonus, entitlement streamlining, fee waivers or reductions and other
considerations.
SS3-590
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Timeframe: Complete Code Amendments within 36 months of Housing Element Adoption
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 1 C: Newport Center
The City will establish a housing opportunity overlay, or similar rezoning strategy, in the Newport Center
area for 158 acres of land to provide for the accommodation of at least 1,782 housing units in the Very
Low, Low, Moderate and Above Moderate -income categories. A Map and Table Summary of these sites
are provided in Appendix B of this Housing Element. The overlay, or similar rezone strategy, will allow
development of a variety of residential product types at a permitted density of 45 dwelling units per acre.
Implementation of this program will also include but not be limited toprevidefer development standards,
overlay text and entitlement procedures to among other things encourage the development of housing
for persons of Very Low and Low incomes. In developing the Overlay, or similar rezone strategy, the City
will evaluate the potential to include a variety of incentive tools as appropriate, including but not limited
to floor area bonus, density bonus, entitlement streamlining, fee waivers or reductions and other
considerations.
Timeframe: Complete Code Amendments within 36 months of Housing Element Adoption
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 1D: Dover/ Westcliff
The City will establish an overlay, or similar rezoning strategy, in the Dover / Westcliff an area for 14 acres
of land to provide for the accommodation of at least 41 housing units in the Very Low, Low, Moderate
and Above Moderate -income categories. A Map and Table Summary of these sites are provided in
Appendix B of this Housing Element. The overlay, or similar rezone strategy, will permit development of
a variety of residential product types at a permitted density of 30 dwelling units per acre.
Implementation of this program will also include but not be limited to development standards, overlay
text and entitlement procedures to among other things encourage the development of housing for
persons of Very Low and Low incomes. In developing the overlay, or similar rezone strategy, the City will
evaluate the potential to include a variety of incentive tools as appropriate, including but not limited to
floor area bonus, density bonus, entitlement streamlining, fee waivers or reductions and other
considerations.
Timeframe: Complete Code Amendments within 36 months of Housing Element Adoption
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
SS3-591
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Policy Action 1E: Banning Ranch
The City has identified the Banning Ranch area as a potential site to accommodate future housing needs.
The City has previously approved housing development on this site, but the approved project was
subsequently denied by the California Coastal Commission. The City believes this site is still a viable
opportunity to provide housing for a variety of income levels and will continue to support development
potential in the Banning Ranch Area.
The site is currently within the City's Sphere of Influence. The City will work collaboratively with the County
of Orange for annexation of the property and pursue entitlement of the area to provide opportunities for
up to 1,375 ? 57 units at an average density of 30 dwelling units per acre.
Implementation of this program will also include development standards and; entitlement procedures to
encourage the development housing for persons of Very Low and Low incomes.
Timeframe: Complete necessary Code, General Plan and LCP Amendments within 36 months of Housing Element
Adoption
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 1F.- Coyote Canyon
The Coyote Canyon propertyafea is a closed landfill that is owned and managed by the County or Orange
but leased to a private developer. The area is of substantial acreage buta+�4 has limitedatien of glcewt
a+�d development potential due to various environmental considerations. The developer hascity
evaluated the entire landfill area and- has concluded that 22 acres of the propertya+,e a e is not subject
to environmental constraints. Additionally, the City has been advised that the County has expressed
interest in participating in a transfer of a portion of the property to accommodate residential opportunity.
The City will rezone at least 22 acres of land on the Coyote Canyon site, as shown in Appendix B, to
accommodate up to 880 housing units at an average density of 40 dwelling units per acre.
Implementation of this program will also include development standards and; entitlement procedures to
encourage the development of housing for persons of Very Low and Low incomes.
Timeframe: Complete Code Amendments within 36 months of Housing Element Adoption
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 1 G: 51 Cycle Housing Element Sites
The City has identified 28 acres of sites in its sites inventory contained in Appendix B of this Housing
Element that contain infill sites that were identified in the 5th Cycle Housing Element. To comply with
State law, the City will amend Title 20 of the Newport Beach Municipal Code (NBMC) to permit residential
uses by -right for housing development projects in which at least 20 -percent of the units are affordable to
lower income households. For the purpose of implementation of this program, by -right shall mean the
SS3-592
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
City will not require a Site Development Review, Conditional Use Permit, a Planned Unit Development
Permit, or other discretionary permit application that -what would constitute a "project" as described in
Section 21100 of the Public Resources Code. For sites in the coastal zone, the City will continue to require
coastal development permits to determine compliance with the City's certified Local Coastal Program.
Timeframe: Complete Code Amendments within 36 months of Housing Element Adoption
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 1H: Accessory Dwelling Unit Construction
The City of Al.,wpeFt geaeh heli.yes Accessory Dwelling Units (ADUs) are an accepted , d-^^,^^-s+ra �
method oft -9 providinge affordable housing in the City. Due to recent legislation, the ability to entitle and
construct ADUs has increased significantly. The City recognizes the significance of this legislation as
evidenced by a marked increase in ADU permit applications. Due to this legislation, the City believes
aggressive support for ADU construction will result in increased opportunities for housing including
affordable units.
The City will aggressively support and accommodate the construction of at least 3346 ADUs by a variety
of methods, including but not limited to:
• Developing and implementing a public awareness campaign for construction of ADUs with a
systematic approach utilizing all forms of media and outreach distribution
• Preparing and maintaining a user-friendly website committed to information related to codes,
processes, and incentives pertaining to the development of ADUs and JADUs in the City.
• Evaluating and assessing the appropriateness of additional incentives to encourage ADU
development.
• Approlgand implement Develeping permit -ready standard plans to permit new ADU construction
to minimize design costs, expedite permit processing, and provide development certainty for
property owners.
Timeframe: Analyze methods within 12 months of Housing Element adoption; Establish programs within 24
months of Housing Element adoption.
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 11: Accessory Dwelling Units Monitoring Program
The City will establish an ADU Monitoring Program during the 2021-2029 Housing Element Planning Period
to formally track ADU development. The analysis will track applications for ADUs, location, and other
important features. The intent of the Monitoring Program is to track progress in meeting 2021-2029 ADU
construction goals and to evaluate the need to adjust programs and policies if the pace of construction is
less than anticipated.
Timeframe: Ongoing, Annual
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
SS3-593
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Policy Action 1J: Accessory Dwelling Units Amnesty Program
The City will establish a program to allow owners with existing unpermitted ADUs to obtain permits to
legalize the ADUs during the 2021-2029 planning period. The intent of the Amnesty Program's is to
permit, inspect, and legalize existing unpermitted ADUs of any size to the extent feasible.
Timeframe: Develop Amnesty Program within 24 months of Housing Element adoption
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 1 K. Inclusionary Housing
The City has a substantial RHNA obligation of affordable housing that will be a challengedby r=t
dove'^.,... ent eests to accommodate due to prosect development coststhem. Therefore, the City must
evaluate a variety of policy prescriptions that will encourage and facilitate the construction of below
market -rate weickfeicee housing. The City will investigate inclusionary housing policy options as a means
to provide a variety of housing types and opportunities for very low, low- and moderate -income
households in Newport Beach. The City will adopt an interim inclusionary policy and then assess and
analyze a variety of inclusionary housing policy options as appropriate. Based upon this assessment, the
City will determine the appropriateness and application of inclusionary policies, and adopt policies,
programs or regulations encouraging developments that are affordable to very low, low and moderate
income householdsaddF^«i^^ inelusienaFy he ng
The City has determined that a base interim inclusionary requirement of 104r5 -percent for new residential
development to be affordable to very low and; low- -And medera+lic-AMP income households is
appropriate. Applicability -of this requirement will apply^^+ beprojects of a certain size, with
smaller projects paying an in -lieu fee.
Timeframe: Adopt interim inclusionary policy within 6 months of Housing Element adoption. Evaluate
Inclusionary Options within 24 months of Housing Element adoption. Adopt Inclusionary Policies, as appropriate
within 36 months of Housing Element Adoption.
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Housing Goal #2
Quality residential development and preservation, conservation, and appropriate redevelopment of
housing stock.
Housing Policy 2.1: 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.
SS3-594
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
IMPLEMENTATION ACTIONS
Policy Action 2A: Neighborhood Preservation
The City will continue to improve housing quality and prevent deterioration of existing neighborhoods by
strictly enforcing applicable Building Code, Fire Code, and Zoning Code regulations and abating Code
violations and nuisances. The City of Newport Beach will continue to prepare a quarterly report on code
enforcement activities in the 6th c -Cycle.
Timeframe: Ongoing, Semi -Annual
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 2B: Residential Building Record Program
The City will maintain and 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 applicable
zoning and building requirements.
The City will continue to implement this program as RBR applications are submitted to the City. The City
will continue to promote the availability of program to the public and local real estate professionals by
maintaining information on its website and developing brochures and other promotional materials.
Timeframe: Ongoing, Annual
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 23C: Preservation of At -Risk Units
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. The City will 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 3-17 of Chapter 3 of this Housing Element. The City may assist in the non-profit acquisition
of the units to ensure long-term affordability, 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 will maintain registration as a Qualified Preservation entity with HCD and continuously-t#e
implement such policy as notices are received from property owners in the 6th Cycle.
Timeframe: Ongoing, Annual
Responsible Agency: City of Newport Beach Community Development
SS3-595
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Funding Sources: General Fund
Housing Goal #3
A variety of housing types, designs, and opportunities for all social and economic segments.
Housing Policy 3.1: Encourage preservation of existing and provision of new housing affordable to
extremely low-, very low-, low-, and moderate -income households.
Housing Policy 3.2: Encourage housing developments to offer a wide spectrum of housing choices,
designs, and configurations.
IMPLEMENTATION ACTIONS
Policy Action 3A: Objective Design Standards
State Housing law includes various exemptions for projects with an affordable housing component, which
limits the City's ability to apply discretionary design review requirements to certain residential projects.
State Housing law specifies having objective design standards available to apply to housing projects where
the City's discretion over design review is otherwise preempted per State law. The City of Newport Beach
will review existing entitlement processes for housing development and will eliminate discretionary
review for all housing development proposals that include a minimum affordable housing component.
The City will also review the appropriateness of its current development standards to ensure that it
reasonably accommodates the type and density of housing it is intended to support. The City will also
amend existing development standards to replace or remove all subjective standards for protects with a
minimum affordable housing component with appropriate objective standards to support the type and
density of housing it is intended to allow.
Policy Action 3B: SB 35 Streamlining
The City will establish written procedures to comply with California Government Code Section 65913.4
and publish those procedures for the public, as appropriate, to comply with the requirements of SB 35,
Chapter 366 Statues 2017. These requirements apply at any point in time when the City does not meet
the State mandated requirements, based upon the SB 35 Statewide Determination Summary Report for
Housing Element progress and reporting on Regional Housing Needs Assessment (RHNA)., the City will
process development projects with at least 50 percent affordable units through a streamlined permit
process (i.e., 90 days for projects with up to 150 units). All projects covered by SB 35 are still subject to
the objective development standards of the Newport Beach Municipal Code that includes the Building
and Fire Codes. However, qualifying projects cannot be subject to Design Review or public hearings; and
in many cases the City cannot require parking. PeF S9 35 requirements, n Parking requirements would
notes be imposed on a SB 35 qualified streamlining project to the extent SB 35 prohibits such a parking
requirement:{ i+{ is lArp pd:
1. within a half -mile of public transit;
2. within an architecturally and historically significant historic district;
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3. in an area where on -street parking permits are required but not offered to the occupants of the
development; or
4. where there is a car -share vehicle located within one block of the proposed project.
One parking space per unit may be required of all other SB 35 projects.
The City currently has consistently exceeded RHNA performance goals during the 5t" Cycle. The City's
status regarding SB 35 could change during the 6t" Cycle dependent upon RHNA progress throughout the
2021-2029 Planning Period.
Timeframe: Adopt procedures within 24 months of Housing Element adoption
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
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Item No. V(c) - Additional Materials Received from Larry Tucker
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Policy Action 3C: Preservation of Rental Opportunities
The City will continue to maintain rental opportunities by restricting conversions, demolition and
reconstruction/reconfiguration of rental units to condominiums in a development containing 15 or more
units unless the vacancy rate in Newport Beach for rental housing is an average of 5 percent or higher for
four (4) consecutive quarters [where did 15 or more units and 5% vacancy rate and 4 quarter duration
come from?], and unless the property owner complies with condominium conversion regulations
contained in Newport Beach Municipal Code Chapter 19.64. The City will complete a vacancy rate survey
upon submittal of a condominium conversion application of 15 or more units.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 3D: Priority of Affordable Housing
The City will continue to 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. The City will continue to implement this program as affordable housing projects
are submitted to the City.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 3E: Mortgage Revenue Bonds
The City will continue to 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. The City will continue to implement program per project
submittal as the developer applies for these bonds. The City will adjust this policy to include the promotion
of available bonds to the public and developers in the 6t" Cycle.
Timeframe: Ongoing, Annual
Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 3F: Annual Reporting Program
The City will conduct an annual compliance -monitoring program for units required to be occupied by very
low-, low-, and moderate -income households. The City of Newport will complete review by the last
quarter of each year and report within the annual General Plan Status Report including the Housing
Element Report provided to OPR and HCD by April 1st each year.
Timeframe: Ongoing. Annual
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Responsible Agency: City of Newport Beach Community Development
Funding Source: General Fund
Policy Action 3G: Entitlement Assistance
The City will provide entitlement assistance, expedited entitlement processing, and waive application
processing fees for developments in which 5 percent of units are affordable to jextremely�l low-income
households. To be eligible for a fee waiver, the units shall be subject to an affordability covenant for a
minimum duration of 55 years-. The affordable units provided shall be granted a waiver of park in -lieu
fees (if applicable) and City traffic fair share fees.
The City will continue to implement this program as affordable housing projects are submitted to the City
in the 6t" CCycle.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 3H: Prioritization of Affordable Housing Funds
The City will continue to give highest priority for use of Affordable Housing Fund monies to affordable
housing developments providing units affordable to extremely --low-income households. The City will
continue to implement this program as affordable housing projects are submitted to the City.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: Affordable Housing Fund
Policy Action 31: Public Information About Affordable Housing
The City will continue to 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.
APrevide a copy of this brochure shall be located at the Planning Counter, on the City's website and shall
also be provided oto potential developers.
The City will update the 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.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
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Policy Action 3J: Priority in Kind Assistance for Affordability
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. The City
will continue to implement the program as housing projects are submitted to the City in the 6th Cycle.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 3K: Coastal Zone Development Affordability
The City shall follow Government Code Section 65590 and implement Municipal Code Titles 20.34 and
2134 "Conversion or Demolition of Affordable Housing" for new developments proposed in the Coastal
Zone areas of the City. All required affordable units shall have restrictions to maintain their affordability
for a minimum of 55 years.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 3L: Proactive Education and Outreach to Prospective Developers
The City will continue to advise and educate existing landowners and prospective developers of affordable
housing development opportunities available within Banning Ranch, the Airport Area, West Newport
Mesa, Dover -Westcliff, Newport Center, Mariners' Mile, and Balboa Peninsula areas. The City of Newport
Beach will continue to implement its program as prospective developers contact the City seeking
development information. The City will maintain designated staff persons that can be contacted to
provide housing opportunity information and incentives for development of affordable housing
durin wry the 6th CCycle.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 3114: Regional Coordination of Housing Issues
The City will continue to participate in other programs that assist production of housing. The City will
attend quarterly CICHA (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 in the 6th CCycle.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
SS3-600
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Policy Action 3N: Housing Impact Studies
The City will continue to study housing impacts of proposed larger -scale, significant 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
CLityt#e —"Charter Section 423" initiative. The City will continue to implement such program as major
commercial/industrial projects are submitted to the City in the 6t" Cycle.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Housing Goal #4
Housing opportunities for as many renter- and owner -occupied households as possible in response
to the market demand and RHNA obligations for housing in the City.
Housing Policy 4.1: Mitigate potential governmental constraints to housing production and affordability
by increasing the City's role in facilitating construction of market -rate housing and affordable housing for
all income groups.
Housing Policy 4.2: Enable construction of new housing units sufficient to meet City quantified goals by
identifying adequate sites for their construction.
IMPLEMENTATION AGT10fv_
Policy Action 4A: Affirmatively Furthering Fair Housing
Pursuant to AB 686, Chapter 958, Statutes 2018, -the City will affirmatively further fair housing by taking
meaningful actions in addition to resisting discrimination, that overcomes patterns of segregation and
fosters inclusive communities free from barriers that restrict access to opportunity based on protected
classes, as defined by State law.
To accomplish this, the City or designated contracted organization will collaborate with local and regional
organizations to review any housing discrimination complaints, assist in dispute resolution, and, where
necessary, refer complainants to appropriate state or federal agencies for further investigation, action, and
resolution.
Section 3 of this Housing Element contains an analysis of fair housing activities in Newport Beach and the
Orange County region. The analysis found that:
► The City does not have any racial or ethnic groups that score higher than 60 on the dissimilarity
index, indicating that while there are racial and ethnic groups with higher levels of segregation
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than others within Newport Beach, none meet the standard score to identify segregated
groups.
► The City does not have any racially or ethnically concentrated census tracts (R/ECAPs) as
identified by HUD. This indicates that there are no census tracts within Newport Beach with a
non-white population of 50 percent or more or any census tracts that have a poverty rate that
exceeds 40 percent or is three or more times the average tract poverty rate for the
metropolitan/micropolitan area. However, one R/ECAP was identified in the neighboring City
of Irvine, near the University of California Irvine. This will be considered in the housing plan as
students within the R/ECAP may look for housing in Newport Beach.
► The UC Davis Regional Opportunity Index shows that most residents within Newport Beach
have a high level of access to opportunity throughout the majority of the City, with only two
census tracts showing a moderate level of access to opportunity. No census tracts were shown
as having the lowest level of access to opportunity.
► The analysis of the TCAC/HCD opportunity Area Maps shows that most census tracts in
Newport Beach are classified with the "Moderate Resource" "High Resource" or "Highest
Resource" designation. This indicates that these census tracts are within the top 40 percent in
the region in terms of areas that lower-income residents may thrive if given the opportunity
to live there. All but two census tracts within Newport Beach register within the top 20 percent
in the index. One census tract registered as a "Low Resource" area, citing high economic
opportunity and low educational opportunity.
► The Opportunity Indices identify overall high access to quality resources including economic
and job proximity, educational access, and transportation access. However, there is a low
health index, indicating increased pollution and low environmental quality across all
racial/ethnic groups in the City. Additionally, the opportunity indices identify low affordable
transportation options to both the Asian or Pacific Islander (Non -Hispanic) and Native
American (Non -Hispanic).
The City will continue to collaborate with the community, stakeholders, and appropriate organizations to
address potential constraints to fair housing. This may include, but not limited to:
• Analysis and identification of barriers to entry into homeownership or rental opportunities,
• Review of historic policies or restrictions that may have prevented and/or may still prevent
disadvantaged groups from locating in Newport Beach,
• Specific actions that contribute to Newport Beach's ability to foster a more inclusive community
to all racial, social, and economic groups.
Timeframe: Ongoing 2021-2029
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
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Policy Action 4B: Streamlined Project Review
The City will provide a streamlined "fast-track" development review process for proposed affordable
housing developments. The City of Newport will continue to implement this program as affordable
housing projects are submitted to the City in the 6th Cycle.
Timeframe: Evaluate program features within 24 months, Adopt updated procedures within 36 months of
Housing Element adoption
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 4C: Density Bonus and Incentives for Affordable Housing
The City will update its Density Bonus Ordinance to be consistent with State Law, as amended.
Additionally, the City -shall either -grant a density bonus as required by state law if requested, or- provide
other incentives of equivalent financial value when a residential developer agrees to construct housing
for persons and families of very low, low, and moderate income above mandated requirements. The City
will continue to implement provisions of Chapter 20.32, as amended (Density Bonus) of the Zoning Code
as housing projects are submitted to the City during the 6th Cycle. The City will further encourage
affordable housing and the potential use of density bonus statutes to accommodate additional affordable
units.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 4D: List of Pre -Approved Development Incentives
The City will develop a pre -approved list of incentives and qualifications for such incentives to promote
the development of affordable housing. Such incentives could include the waiver of application and
development fees or modification to development standards (e.g., setbacks, lot coverage, etc.). The City
will continue to work with the Affordable Housing Task Force to develop the list within the 6th Cycle.
Timeframe: Evaluate program features within 24 months, Adopt procedures within 36 months of Housing
Element adoption
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 4E: Airport Area Policy Exceptions for Affordable Housing
The City recognizes that General Plan Policy LU6.15.6 may result in a potential constraint to the
development of affordable housing in the Airport Area, and as a result, the City shall maintain an exception
to the minimum 10 -acre village 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
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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. The City
of Newport Beach will maintain the exception and continue to implement this program as projects are
submitted to the City in the 6t" Cycle.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 4F: Encourage Development of Opportunity Sites
The City will continue to encourage and facilitate residential and/or mixed-use development on sites listed
in Appendix B by providing technical assistance to interested developers with site identification and
entitlement processing. The City will continue to support developers funding applications from other
agencies and programs.
The City shall post the Sites Inventory, as showing in Appendix B on the City's webpage and produce
marketing materials for residential and mixed-use opportunity sites, and it will equally encourage and
market the sites for both for -sale development and rental development. 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 to encourage the development
of affordable housing within residential and mixed-use developments. The City will continuously
implement this program as housing projects are submitted to the City. Review and update as necessary
the Site Inventory and provide information to interested developers.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 4G: Annual RHNA Sites Inventory Monitoring
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. The City of Newport will respond to market
conditions and will revise or add additional sites where appropriate or add additional incentives, if
identified strategies are not successful in generating development interest. The City will include the report
in its annual General Plan Status Report including Housing Element Report to OPR and HCD by April 1st
each year.
Timeframe: Ongoing, Annual
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
SS3-604
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
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Policy Action 4H: Definition of Family
Pursuant to State law, the City will update, as appropriate, the definition of "family" and "single -
housekeeping unit" and "Dwelling, single unit" to ensure compliance with all federal and state fair housing
laws. To comply with State law, the definitions should not distinguish between related and unrelated
persons and should not impose limitations on the number of people that may constitute a family.
Timeframe: Complete Code Amendments within 12 months of Housing Element adoption
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Housing Goal #5
Preservation of the City's housing stock for extremely low-, very low-, low-, and moderate -income
households.
Housing Policy 5.1: 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.
Housing Policy 5.2: Improve energy efficiency of all housing unit types (including mobile homes).
Policy Action 5A: Preservation of Affordability Covenants
The City will contact owners of affordable units approaching the expiration of affordability covenants 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 beyond the years noted.
The City will conduct an annual compliance monitoring program and a contact list shall be maintained on
City website and updated annually during the 6t" Cycle_
Timeframe: Ongoing, as necessary
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
SS3-605
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Policy Action 5B: Section 8 Participation
The City shall 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.
The City will 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.
Timeframe: Ongoing, Annual
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
[What happened to 501
Policy Action 5D: Incentivize for Preserving of Affordability Covenants
The City will investigate the potential for providing additional incentives or modify its current policy to
incentivize -to property owners to maintainF^F the imaintenanee e the affordability of units on their
property during the 6t" Cycle.
Timeframe: Investigate and adopt incentives, as appropriate, within 24 months of Housing Element Adoption
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 5E: Mobile Home Park Conversions
The City will continue to employ the provisions of NBMC Title 20 provision of the Mobile Home Park
Overlay to maintain and protect mobile home parks in a stable environment with a desirable residential
character. The City will review the existing provisions of the Mobile Home Park Overlay for consistency
with State law in accordance with Government Code Section 65863.7. The City will continue to implement
program as projects are submitted to the City.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 5F: Orange County Housing Authority Advisory Committee
The City of Newport Beach will continue to participate as a member of the Orange County Housing
Authority (OCHA) Advisory Committee and work in cooperation with the OCHA to provide Section 8 Rental
Housing Assistance to residents of the community. The City will continue to 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.
SS3-606
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
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.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 5G: Water Efficiency for Residential Projects
The City will continue to implement and enforce the Water Efficient Landscape Ordinance and Landscape
and Irrigation Design Standards in compliance with AB 1881 (Chapter 559 Statutes 2006). The ordinance
establishes standards for planning, designing, installing, and maintaining and managing water -efficient
landscapes in new construction and rehabilitated projects. The City will continue to implement such
program as housing projects are submitted to the City. The City will also encourage the retrofit of existing
residential developments to install water efficient appliances and fixtures.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 5H: Energy Efficiency in Residential Projects
The City of Newport Beach will continue to require that any 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, to include installation of energy efficient appliances
and devices that will contribute to reduced housing costs for future occupants of the units. The City will
continue to implement program as housing projects are awarded funds from the City in the 6th Cycle.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund & Community Development Block Grant (CDBG) funds
Housing Goal #6
Housing opportunities for special needs populations.
Housing Policy 6.1: Encourage approval of housing opportunities for senior citizens and other special
needs populations.
SS3-607
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
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IMPLEMENTATION ACTIONS
Policy Action 6A: Homeless Program Assistance
In the 5th Cycle, the City was successful in providing funding to local organizations for providing shelter
and services the individuals experiencing homelessness.
The City will continue to apply annually for United States Department of Urban Development Community
Development Block Grant (CDBG) funds and allocate a portion of such funds to subrecipients who provide
shelter and other services for the homeless as well as submit Annual Action Plan to HUD in May of each
year.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 6B: Repair Loans and Grant Programs for Seniors, Persons with Physical
and Developmental Disabilities and Lower Income Households
The City, in partnership with OASIS Senior Center and Habitat for Humanity Orange County, has developed
a Senior Home Repair Assistance Program (SHARP) that is aimed at assisting low --income seniors in need
of critical home repair or modifications due to accessibility needs, safety concerns, health and well-being.
The program is available to homeowners aged 60 and older who fall withing the 501h percentile of the
Orange County median income.
Additionally, Tthe City- will continue to 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.
The City will continue to 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.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 6C: Leverage CDGB and other Federal Formula Grant Funding
The City receives annual allocation of CDBG and other Federal formula grant funds for use in a variety of
housing -related activities. The City shall make every effort to leverage these annual funds from various
agencies to further the City's housing goals. These may include, but are not limited to, the followiDE State,
Regional and private resources:
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Item No. V(c) - Additional Materials Received from Larry Tucker
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State Resources
• State Low -Income Housing Tax Credit Program
• Building Equity and Growth in Neighborhoods Program (BEGIN)
• CalHome Program
• Multifamily Housing Program (MHP)
• Housing Related Parks Grant
• CalHFA Single and Multi -Family Program
• Mental Health Service Act (MHSA) Funding
Regional Resources
• Orange County Housing & Finance Agency (OCHFA) Funding
• Southern California Home Financing Authority (SCHFA) Funding
• Orange County Continuum of Care Program
• Orange County Housing Authority (OCHA) Programs
Private Resources
• Federal Home Loan Bank Affordable Housing Program (AHP)
• Community Reinvestment Act Programs
• United Way Funding
• Private Contributions
• Public -Private Partnerships
In addition, the City of Newport Beach will continue to maintain a list of "Public and Private Resources
Available for Housing and Community Development Activities" and maintain a list of resources on City
website and update as necessary in the 6t" Cycle.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 6D: Child Daycare Facilities
The City will continue to encourage the development of day care centers as a component of new
affordable housing developments and grant additional incentives in conjunction with the review and
approval of density bonus projects pursuant to NBMC Chapter 20.32 (Density Bonus).
Timeframe: Modify
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 6E: Housing Assistance for Seniors
The City of Newport Beach was successful in assisting the funding of senior housing services through the
5t" Cycle including Atria, Vivante [isn't Vivante in Costa Mesa?land Harbor Pointe senior housing
developments -. The City shall continue to encourage senior citizen independence through the promotion
SS3-609
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of housing and 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.
The City will encourage and approve senior housing developments if there is a market demand provided
the projects include appropriate support services including transportation. Projects that provide housing
and services for low- and moderate -income seniors shall take precedence over market -rate senior
housing.
The City will continue to provide social services, support groups, health screenings, fitness classes, and
educational services at the City's OASIS Senior Center or other facilities, ander 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 during the 6th Cycle.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 6F: Emergency Shelters, Transitional and Supportive Housing
To comply with State law, the City of Newport Beach will amend certain sections of its Municipal Code to
address the following requirements:
• Supportive Housing Streamlined Approvals (AB 2162) - To comply with AB 2162 (Chapter 753,
Statues 2018), the City of Newport Beach will amend its Municipal Code to permit supportive
housing as a use permitted by right in all zones where multiple family and mixed-use development
is permitted.
• Emergency and Transitional Housing Act of 2019 (AB 139) —The City will update its Municipal Code
to comply with the requirements of Gov Code 65583 to address permit requirements, objective
standards, analysis of annual and season needs, and parking and other applicable standards and
provisions.
• Amend the City of Newport Beach Municipal Code to comply with the definitions for "Supportive
Housing", Supportive Services", "Target Population" consistent with applicable sections the
California Government Code.
• Amend the Newport Beach Municipal Code to ensure Emergency Shelters, Transitional and
Supportive Housing are permitted in appropriate zones, consistent with State law.
Timeframe: Adopt Code Amendments within 12 months of Housing Element adoption
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
SS3-610
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
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Housing Goal #7
Equal housing opportunities in the City for all people.
Housing Policy 6.1: Support fair and equal housing opportunities, and environmental justice
considerations for all housing opportunities in the City.
IIV1PLt1V/tN I A I IUN A(:IIUNS
Policy Action 7A: Supportive Housing / Low Barrier Navigation Centers
State law has been updated to require approval 'by right' of supportive housing with up to 50 units and low
barrier navigation centers that meet the requirements of State law. Low barrier navigation centers are
generally defined as service -enriched shelters focused on the transition of persons into permanent housing.
Low barrier navigation centers provide temporary living facilities will persons experiencing homelessness
to income, public benefits, health services, shelter, and housing. To comply with State law, The City of
Newport Beach will adopt policies, procedures, and regulations for processing this type of use as to
establish a -non-discretionary local permit approval process must be provided to accommodate supportive
housing and lower barrier navigation centers per State law. In the interim, any submitted application for
this use type will be processed in accordance with State law.
The City will provide for annual monitoring of the effectiveness and appropriateness of existing adopted
policies. Should any amendments be warranted to existing policies pursuant to State law, the City will
modify its existing policies, as appropriate.
Timeframe: Adopt Code Amendments within 24 months of Housing Element adoption
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 7B: Transitional and Supportive Housing
In compliance with Senate Bill 2 -(Chapter 364-, Statutes 2017)_and SB 745 -Chapter 185, Statutes 2013-)
the City will ensure the Zoning Code is amended to encourage and facilitates emergency shelters and
limits the denial of emergency shelters and transitional and supportive housing under the Housing
Accountability Act. This Program would permit transitional and supportive housing by -right in all zones
allowing residential uses, subject onlyto those regulations that apply to other residential uses of the same
type in the same zone. In addition, the Zoning Code will be amended to define "supportive housing",
"target population" and "transitional housing" pursuant to state law. The City will continue to monitor
the inventory of sites appropriate to accommodate transitional and supportive housing and will work with
the appropriate organizations to ensure the needs of homeless and extremely low-income residents are
met. The City if committed to prioritizing funding and other available incentives for projects that provide
housing for homeless and extremely low-income residents whenever possible.
SS3-611
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Timeframe: Adopt Code Amendments within 12 months of Housing Element adoption
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 7C: Housing for Persons with Developmental Disabilities
The housing needs of persons with developmental disabilities are typically not fully addressed by local
zoning regulations. Persons with disabilities may require, in addition to basic affordability, slight
modifications to existing units, and in some instances, a varying range of supportive housing facilities. To
accommodate residents with developmental disabilities, the City will review and prioritize housing
construction and rehabilitation including supportive services targeted for persons with developmental
disabilities.
Newport Beach will also explore the granting of regulatory incentives, such as expedited permit
processing, and fee waivers and deferrals, to projects targeted for persons with developmental
disabilities. To further facilitate the development of units to accommodate persons with developmental
disabilities, the City will encourage development of projects targeted for special needs groups. As housing
is developed or identified, Newport Beach will collaborate 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. The City will provide information at City Hall and on
the City's website.
Timeframe: Adopt Code Amendments within 24 months of Housing Element adoption
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 7D: Fair Housing Services
The City was successful in reaching out to the community about fair housing services during the 5th Cycle.
The City of Newport Beach will continue to 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 a minimum two public outreach and
educational workshops a year, and distribute pamphlets containing information related to fair housing in
the 6th Cycle.
Timeframe: Ongoing
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
SS3-612
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Housing Goal #8
Effective and responsive housing programs and policies.
Housing Policy 7.1: Review the Housing Element on a regular basis to determine appropriateness of goals,
policies, programs, and progress of Housing Element implementation.
IMPLEMENTATION ACTIONS
Policy Action 8A: Annual Reporting Program
The City of Newport Beach shall report on the status of all housing programs as part of its annual General
Plan Review and Annual Progress Report (APR). The Annual Progress Report discusses Housing Programs
and is submitted to the California Department of Housing and Community Development in accordance
with California state law. The City will continue to annually report its efforts within the annual General
Plan Status Report including Housing Element Report provided to OPR and HCD by April 1st each year.
Timeframe: Ongoing, Annual
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Policy Action 8B: Water and Sewer Service Providers
Pursuant to SB 1087, Chapter 727, Statues of 2005, the City of Newport Beach is required to deliver its
adopted housing element and any amendments thereto to local water and sewer service providers. This
legislation allows for coordination between the City and water and sewer providers when considering
approval of new residential projects, to ensure that the providers have an opportunity to provide input
on the Element. Additionally, review of the Housing Element ensures that priority for water and sewer
services is granted to projects that include units affordable to lower-income households. The City will
submit the adopted 6t" Cycle Housing Element to local water and sewer providers for their review and
input.
Timeframe: Transmit document immediately upon adoption of future amendment
Responsible Agency: City of Newport Beach Community Development
Funding Sources: General Fund
Summary of Quantified Objectives
[TBD]
SS3-613
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
SS3-614
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Candidate Sites Analysis Overview
The Candidate Sites Analysis process in Newport Beach was community -driven and lead by the Housing
Element Update Advisory Committee (HEWACCommittee)chaired h., Mr. Larry Tweke he ECommittee
consistsed of a variety of professionals with relevant experience in affordable housing development and
financing, housing policy, local development, environmental matters and community engagement. The
primary role of the c -Committee was to provide analysis and feedback on the selection of sites to be
included in the Adequate Sites Inventory. The "Focus Areas" for housing development, which are detailed
in this document, were identifiedeFeated by the CommitteeC. Within each €Focus aArea,-t#e
subcommittees of the c -Committees assigned parcels a feasibility rating— analyzing the parcel's propensity
to redevelop during the planning period. T^ f-A-1heir beelst ,.-+his ssees-w ent +The City then sent letters to
each property owner whose property was deemed "fFeasible" or "Potentially Feasible" for residential
development by the CommitteeHEAUC. This information iswas the basis for the sites inventory presented
in this document.
The Housing Element is required to identify sites by income category to meet the City's RHNA Allocation.
The sites identified within the Housing Element represent the City's ability to develop housing at the
designated income levels within the planning period (2021-2029). These sites are e+t#er-LiLresidentially
zoned but for which no project has been proposed, ,.•;+"i^ c--Feeifae plan (ii) have been entitled for a
residential development project (but will not yet have received building permits and a certificate of
occupancy by June 30, 2021) or (iii) have been identified fora a rezone to a residential use from a non-
residential use, or (b) for an overlay to allow affordable housing and potentially other housing uses in
addition to or in the place of a non-residential use.
A summary of this information is included within the Housing Resources section (Section 3) of the City's
2021-2029 Housing Element.
Table B-1 shows the City's 2021-2029 RHNA need by income category as well as a summary of the sites
identified to meet that need. The analysis within Appendix B shows that the City of has the capacity to
meet its#�e4 2021-2029 RHNA allocation through a variety of methods, including:
+ Identification of additional increased capacity on existing, residentially zoned sites
+ Identification of residential property for rezone to higher -density residential primary use
+ Identification of non-residential property for rezone to residential primary use
+ Development of approved projects which do not have certificates of occupancy
+ Future development of accessory dwelling units (ADUs)
Water, Sewer, And Dry Utility Availability
SS3-615
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Each site has been evaluated to ensure there is adequate access to water and sewer connections as well
as dry utilities. Each site is situated with a direct connection to a public street that has the appropriate
water and sewer mains and other infrastructure to service the candidate site.
The City's Sewer System Management Plan provides for the identification of sewer system distribution
throughout the community. All sites identified in the sites inventory have existing sewer system capacity
and a sewer system capacity assurance plan is provide as part of the Management Plan to ensure the
availability of future capacity citywide. Threshold criteria have been adopted to trigger any capacity
enhancements necessary based upon changes to land use and other considerations.
The City's Jurisdictional Runoff Management Plan addresses stormwater management throughout the
City as it provides for the identification and management of facilities to manage stormwater throughout
the community. According to the City's Runoff Management Plan, facilities and mitigations for potential
peak stormwater flows are not deemed a constraint to future residential development.
The Newport Beach Utilities Department, the Municipal Water District of Orange County, and the Irvine
Ranch Water District provide water service and management of the City's potable water system. As a
built -out community, the City's existing water system services all areas within the City limits through
various trunk lines and mains. Fire flow considerations are the primary factor in determining the adequacy
of service for future residential development. The City conducts regular monitoring of the water system
in the community and provides for system upgrades via capital improvement program to ensure
continued adequate water availability and service to existing and future planned residential development.
Southern California Gas Company provides natural gas services to the City of Newport Beach. SoCal Gas
is a gas -only utility and, in addition to serving the residential, commercial, and industrial markets, provides
gas for enhanced oil recovery (EOR) and EG customers in Southern California. Southern California Edison
(SCE) is the electrical service provider for Newport Beach. SCE is regulated by the California Public Utilities
Commission (CPUC) and the Federal Energy Regulatory Commission (FERC) and includes 50,000 square
miles of SCE service area across Central, Coastal, and Southern California. SCE will continue to provide
adequate services to Newport Beach including increased household growth as projected by the City's
RHNA allocation.
In accordance with the California Public Utilities Commission all electric and gas service will be provided
for future development in Newport Beach as requested. SoCal Gas and Southern California Edison
regularly partner with the City to provide services and obtain authorization to construct any required
facilities. The City has a mature energy distribution system that will be able to add additional service
connections for future residential land uses.
Adequacy of Sites to Accommodate RHNA
Newport Beach has identified sites with a capacity to accommodate 4,512 lower income dwelling units,
which is in excess of its 2,386 -unit lower income housing need. The identified sitesSites desig^a are
on parcels that will permit residential development as a primary use at a base density of between 30
andae 50 dwelling units per acre.
SS3-616
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
The City has a total 2021-2029 RHNA allocation of 4,845 units. AS ^elmleRsArated pFevioust�, +The City is
able to take credit for 2,815 units currently within the planning process, lowering the total RHNA planning
needebiga#e-p to 2,632 units as shown in Table B-1. The Housing Element update lists sites that would
be able toe-aR accommodate as many asa �ately 7,407 additional units, well in excess of the
remainingfeq-u4ed 2,632 units RHNA need.
-As described later in this section, the City believes that due to recent State legislation and local efforts to
promote accessory dwelling4v+Rg unit ADI production, the City can realistically anticipate the
development of 334 ADUs within the 8 -year planning period. Overall, the City has adequate capacity to
accommodate its 2021-2029 RHNA.
Table B-1: Summary of RHNA Status and Sites Inventory
Extremely
Low/
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Total
2021-2029 RHNA
1,456
930
1,050
1,409
4,845
RHNA Credit (Units Built)
TBD
TBD
TBD
TBD
TBD
Total RHNA Obligations
1,456
930
1,050
1,409
4,845
Sites Available
Projects in the Pipeline
121
0
2,183
2,304
Accessory Dwelling Units
228
100
6
334
Existing Zoning Capacity (No
Rezones)
0
342
40
382
Remaining RHNA
2,037
608
--
2,645
Airport Area Environs Rezone
1,941
485
0
2,426
West Newport Mesa Rezone
347
86
0
433
Dover -Westcliff Rezone
4
2
35
41
Newport Center Rezone
178
89
1,515
1,782
Coyote Canyon Rezone
88
88
704
880
Banning Ranch Rezone
206
207
962
1,375
Total Potential Capacity of
Rezones
2,764
957
3,216
6,937
Sites Surplus/Shortfall (+/-)
+727
+349
+3,217
+4,292
3. Very Low- and Low -Income Sites Inventory
This section contains a description and listing of the candidate sites identified to meet the City's very low
and low income RHNA need. A full list of these sites is presented in Table B-10.
Projects in the Pipeline
The City has identified a number of projects currently in, or that have completed the entitlements process
which are likely to be developed and/or first occupied during the planning period and count as credit
towards the 2021-2029 RHNA allocation. Projects with planned affordable components include:
SS3-617
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
+ Newport Airport Village (" VeFy Low InEeme Units Planned)
+ Uptown Newport, Second Phase (1 02 very Low Incerne Units Planned)
+ Residences at 4400 Von Karman (" VeFy Lew Ince-me Units Planned)
+ Newport Crossings (78 Lew (neem^ D1anne_E
Accessory Dwelling Units (ADUs)
The City currently has approved an average of 21 ADUs per year for development between January 1,
2018 and December 30, 2020. HCD guidance states that ADUs may be calculated based on the City's
production from January 1, 2018 through December 31, 202-10. To calculate a total number of ADUs
assumed to be produced from 2021-2029, the average of all ADUs developed from 2018 to 2020 was
calculated then multiplied by 2 for each year of the 6t" CCycle. Through this method, the City identified a
total of 334 ADUs assumed for the 8 years. In accordance with State law, ADUs are allowed in all zones
that allow single dwelling unit or multiple dwelling unit development. Junior Accessory Dwelling Units
JADU (JrADUs) are permitted only in single dwelling unit zones.
As part of the site's analysis found within this aAppendix, the City has accounted for future ADU and JADU
production using the City's 2020 performance to date. SCAG conducted a regional analysis of current
market rents that can be used to assign ADUs to income categories in Sixth Cycle Housing Elements, the
analysis surveyed, market rents of 158 existing ADUs. The analysis then determined the proportion of
ADUs within each income category for both one-person and two -person households and made
assumptions for what percentage of ADUs are rented for free based on existing literature and allocate
those towards extremely low income€14. Finally, the analysis combined rented and non -rented ADUs into
single affordability breakdown by county. Newport Beach utilized SCAGs affordability assumptions for
ADUs in Orange County. This equates to an anticipated ADU development of 334 ADUs over the next 8
years, 228 of which are anticipated to be affordable. The ADUs not designated to meet the City's lower
income RHNA need are anticipated to be 100 affordable at moderate income levels and 6 affordable at
the above moderate -income level. The City has identified the following program within the Section 4:
Housing Plan to encourage the production of ADUs in Newport Beach:
+ Policy Action 1H: Accessory Dwelling Units Construction
+ Policy Action 11: Accessory Dwelling Units Monitoring Program
+ Policy Action 1J: Accessory Dwelling Units Amnesty Program
Remaining Need
Table B-2 below displays the City's total RHNA allocation ^",s for the years 2021-2029 as well as
the City's net RHNA allocationabligatiens after the inclusion of Projects in the Pipeline and ADUs.
Table B-2: Low and Very Low -Income Remaining Need
Very Low Income Low Income
SS3-618
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
RHNA Allocation
1,456
930
Pipeline Projects
43
78
Existing Zoning
0
0
Accessory Dwelling Units
84
144
Remaining Low/Very Low -Income Need
1,326 1 329??
706 708??
SS3-619
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Selection of Sites
Sites identified to meet the City's very low and low income RHNA were selected based on the AB 1397
size requirements of at least 0.5 acres but not greater than 10 acres. Based on a public process, sites were
selected based on their realistic viability to accommodate lower income housing within the 2021-2029
planning period.
Sites were also evaluated based on access to resources, proximity to additional residential development,
transportation and major streetway access, and resources and opportunity indicators. Section 3:
Affirmatively Furthering Fair Housing, outlines all fair housing, opportunity indicators, and environmental
resources in Newport Beach.
The City has identified sites with capacity to accommodate the City's 2021-2029 RHNA. This capacity is
based on a rezone strategy for several Focus Areas throughout the City. These Focus Areas are as follows:
+ Airport Area Environs
+ West Newport Mesa Area
+ Dover -Westcliff Area
+ Newport Center Area
+ Coyote Canyon Area
+ Banning Ranch Area
The City has analyzed potential capacity based on rezone strategies specific to each area. Each of the
following sections describes the identified areas and contains a table of redevelopment assumptions and
projected unit capacities. Additionally, each #Focus aArea is followed by a map detailing the adequate
sites inventory, organized by area.
Airport Area Environs
The Airport Area Environs has been an active area feeds for development infe+the City for several years.
The development of higher -density residential units within this (Focus aArea can be expectedwill
crmtcal to accommodatei+ng lower income units. Increasing density within the Airport Area was also a key
strategy as part of the City's 4th and 5th Cycle Housing Element Updates. Table B-3 below displays the
capacity and opportunity in this Focus aArea which can help accommodate the City's RHNA allocation.
Figure B-1 below maps the sites identified within this Focus Area which can help accommodate a portion
of the City's RHNA allocation. FigWFe-B-1- maps -the s+i*^ � iIdcn ocf d-�ci*"ir^ this FcgieR wi "
can
.ddat. the City's DLI NIA -IL r_-a*Ol .,
Table B-3: Airport Area Environs - Redevelopment Analysis
Feasible
Projected
Affordability
Assumed
Net Units
Lower
Income
Moderate
Income
Low Very
Low
Moderate
Above
Moderate
Total
Acreage
to
Redevelop
Density
SS3-620
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
162
2,426
30%
80%
20%
50 du/ac
1,941 units
485 units
0 units
acres
units
SS3-621
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Figure B-1: Airport Area Environs — Sites Inventory
Newport Housing Element - 6th CycEe
March 20211 DRAFT
Site Inventory:
Airport Area Environs
LEGEND
-- City Boundary
Project in Pipeline
5th Housing Cycle Site
Consideration Parcels
SS3-622
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
West Newport Mesa Area
West Newport Mesa has been identified by the City as aFRajeF reinvestment and redevelopment
opportunity, where older industrial, smaller scale development can transition to support future residential
development. The adjacent Hoag hospital and supportive medical -related activities supports the
opportunity to provide housing OPPOPWRities for local workers of various income levels. Table B-4 below
displays the capacity and opportunity in this Focus aArea which can help accommodate the City's RHNA
allocation. Figure B-2 below maps the sites identified within this Focus Areareg+en which can help
accommodate the City's RHNA allocation.
Table B-4: West Newport Mesa Area - Redevelopment Analysis
%
Affordability
Net Units
Feasible
Projected
Assumed
Lower
Moderate
Low Very
Above
Acreage
to
Density
Moderate
Total
Income
Income
Low
Moderate
Redevelop
433
48 acres
20%
80%
20%
45 du/ac
347 units
86 units
0 units
units
SS3-623
est Ne,
A
Ms
� �. � _� r� � :,;+ter � ■ ■+rr �._-•_ �.�..,,,�- =� -
1� -Tal
I
w'w
ow
Alr
_N.
�'
Air
w 4F
w OO —•ate• ks : , ;.�:+
� i� A /ate � * ..: i•` ��:�
�.- - �•. ¢ air_ i�7.
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Dover -Westcliff Area
Dover -Westcliff has been identified as an area with opportunity to support increased density that is
compatible with adjacent higher density residential uses and other uses that will support residential
development. Table B-5 below displays the capacity and opportunity in this Focus aArea which can help
accommodate the City's RHNA allocation. Figure B-3 below maps the sites identified within this Focus
Area -I:,-- � which can help accommodate the City's RHNA allocation.
Table B-5: Dover -Westcliff Area - Redevelopment Analysis
Affordability
Net Units
Feasible
Projected
Assumed
Lower
Moderate
Low Very
Above
Acreage
to
Density
Moderate
Total
Income
Income
Low
Moderate
Redevelop
14 acres
10%41
10/
5/
30 du/ac
4 units
2 units
35 units
units
SS3-625
q !,
ALJ kvr w. } ..T 1 ��� � f � � i � ��TT'� � J(��J,,yP/ �yx ■
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
AJawnnrf Canfiar drag
Newport Center has recently had construction of several new residential developments. The City expects
the continuation of these development opportunities that creates housing adjacent to major employment
opportunities and support retail. Table B-6 below displays the capacity and opportunity in this Focus
aArea which can help accommodate the City's RHNA allocation. Figure B-4 below maps the sites identified
within this Focus AreaFegieR which can accommodate the City's RHNA allocation.
Table B-6: Newport Center Area - Redevelopment Analysis
%
Affordability
Net Units
Projected
Feasible
Assumed
to
Lower
Moderate
Low Very
Above
Acreage
Density
Moderate
Total
Redevelo
Income
Income
Low
Moderate
p
158
1,515
1,782
25%
10%
5%
45 du/ac
178 units
89 units
acres
units
units
SS3-627
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Figure B-4: Newport Center Area — Sites Inventory
Newport Housing Element - 6th Cycie
Ma rth 20211 aRAFr
Site Inventory:
Newport Center Area
LEGEND
-- City Boundary
Project in Pipeline
5th Housing Cycle Site
Consideratim Parcels
SS3-628
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
3oyote Canyon Area
Coyote Canyon property is mostly a closed landfill area with limited opportunities for active uses.
However, Aa portion of the propertyarea is not subject to these restrictions and is considered an ideal
opportunity for future residential development. Table B-7 below displays the capacity and opportunity in
this Focus aArea which can help accommodate the City's RHNA allocation. Figure B-5 below maps the
portion of the property within Coyote Canyon -sites *d'^„tif*P_ _ i.yathmp this Fegien which can help
accommodate the City's RHNA allocation.
Table B-7: Coyote Canyon Area - Redevelopment Analysis
Affordability
Net Units
Feasible
Projected
Assumed
Acreage
to
Redevelop
Lower
Income
Moderate
Income
Density
Low Very
Low
Moderate
Above
Moderate
Total
22
100%
10%
10%
40 du/ac
88 units
88 units
704 units
880 units
SS3-629
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Banning Ranch has been identifieclutilized in prior planning periods as a site to accommodate future
housing needs. Banning Ranch was approved for development by the City, but the project was
subsequently denied by the Coastal Commissionpin . The City understands that future
opportunities may still exist for housing development on+4the Banning Ranch aFea and would like to keep
the site under consideration for the 2021-2029 planning period. Table B-8 below displays the capacity and
opportunity for Banning Ranch^, area which can help accommodate the City's RHNA allocation. Figure
B-6 below maps the Sitesy.oithO^ *" TBanning Ranch—i^^ —ki," GaR accemmedate the City
Table B-8: Banning Ranch Area - Redevelopment Analysis
%
Affordability
Net Units
Feasible
Projected
Assumed
Above
Lower
Moderate
Low Very
Moderat
Acreage
to
Density
Moderat
Total
Income
Income
Low
e
Redevelo p
e
1,375
46
30%
15%
15%
30 du/ac
206 units
207 units
962 units
units
SS3-631
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Figure B-6: Banning Ranch Area — Sites Inventory
Newport Housing Element • 6th Cycle
Me rah 2821 I ORAFT
Site Inventory:
Banning Ranch Area
LEGEND
-- City Boundary
Project in Pipeline
5th Housing Cycle Site
Consideration Parcels
SS3-632
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Through a public process, the City has assessed the feasibility of parcels in the Focus Areas to redevelop
residentially during the planning period. Those parcels deemed fFeasible were then analyzed to ensure
compliance with HCD's criteria for sites designated to accommodate lower income development
(including sizing criteria). The inventory of feasible acreageat=ea for redevelopment within each fFocus
aArea was developed with this process. Table B-9 below summarizes the key statistics for the rezone
strategies for all Focus Areas.
Table 13-9: Low/Very Low -Income Rezone Strategy by Focus Area
Focus Area
Feasible
Acreage
% Projected to
Redevelop
Low/Very Low -Income
Affordability
Rezone
Density
Potential Low/Very
Low -Income Units
Airport Area Environs
162
30%
80%
50 du/ac
1,941 units
West Newport Mesa Area
48
20%
80%
45 du/ac
347 units
Dover -Westcliff Area
14
10%
10%
30 du/ac
4 units
Newport Center Area
158
25%
10%
45 du/ac
178 units
Coyote Canyon Area
22
100%
10%
40 du/ac
88 units
Banning Ranch Area
46
100%
15%
30 du/ac
206 units
TOTAL
450
--
--
--
2,764 units
The City's recent history of granting entitlement tod^veleping residential uses with affordable units is
shown below:
+ Newport Airport Village (17 Very Low -Income Units Planned)
+ Uptown Newport (102 Very Low -Income Units Planned)
+ Residences at 4400 Von Karman (13 Very Low -Income Units Planned)
+ Newport Crossings (78 Low -Income Units Planned)
These projects show that affordable units can be developed at this density. The Section 4: Housing Plan
outlines actions the City will take to promote the development of affordable units within the Focus Areas.
Calculation of Unit Capacity
Taking into account development standards, unit capacity for sites identified to accommodate low and
very low units was calculated by multiplying the net acreage of the site by the assumed density, as
established in the City's General Plan Land Use buildout [is that true?l. Depending on the Focus Area, the
City assumes that each identified site will develop with between 10% and -80% percent (The 80% number
may be changingl affordable units. To support this assumption, the City has identified programs and
policies to encourage affordable—developer interest and financial feasibility_; _tThese programs and
policies are detailed in Section 4: Housing Plan. Additionally, based on previous development trends, the
City assigneds each (Focus aArea a percentage of its land area which the City projectse4 to redevelop —
meaningthe percentage of land areaslte-s within eacht4e f Focus aArea expected to "turn over", ordevelop
with residential units during the planning period.
SS3-633
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Table B-10: Sites Inventory to Accommodate Low and Very Low -Income RHNA Allocation
HCD
Net
Income
Income
RezoneLetter
Unique
Parcel
5th
Existing
Gross
Net
Density
Density
Owner
Zoning
GPLU
Vacancy
Size
Units
Category
Category
Focus
ID
Number
Cycle
Units
Acreage
Acreage
(Existing)
(Rezoned)
Interest?
Criteria
Final
(Zoned)
(Rezoned)
Area
439 241
Palm Mesa
Low and
Airport
17
SP -7
RM
No
148
5.88
5.88
Yes
0
50
6
20
Ltd
Very Low
Area
427 121
Beachwood
Low and
Airport
18
OA
AO
No
0
0.67
0.67
Yes
0
50
9
24
Properties LLC
Very Low
Area
427 121
Beachwood
Low and
Airport
19
OA
AO
No
0
0.67
0.67
Yes
0
50
9
24
Properties LLC
Very Low
Area
445 121
Low and
Airport
20
Irvine Co
PC
CO -G
No
0
0.91
0.91
Yes
0
50
13
17
Very Low
Area
445 161
Todd
MU-
Low and
Airport
21
PC
No
0
0.69
0.69
Yes
0
50
10
03
Schiffman
H2
Very Low
Area
445 161
Todd
MU-
Low and
Airport
22
PC
No
0
1.04
1.04
Yes
0
50
15
03
Schiffman
H2
Very Low
Area
119 300
Newport Golf
Low and
Airport
23
SP -7
PR
No
0
1.38
1.38
Yes
0
50
20
Y
17
Club LLC
Very Low
Area
119 310
Newport Golf
Low and
Airport
24
SP -7
PR
No
0
3.70
3.70
Yes
0
50
55
Y
04
Club LLC
Very Low
Area
119 300
Newport Golf
Low and
Airport
25
SP -7
PR
No
0
1.52
1.52
Yes
0
50
22
Y
15
Club LLC
Very Low
Area
119 300
Newport Golf
Low and
Airport
26
SP -7
PR
No
0
7.30
7.30
Yes
0
50
109
Y
16
Club LLC
Very Low
Area
Birch
427 131
Low and
Airport
27
Development
OA
AO
No
0
0.67
0.67
Yes
0
50
9
16
Very Low
Area
Co
427 121
Dekk
Low and
Airport
28
OA
AO
No
0
0.73
0.73
Yes
0
50
10
01
Associates LP
Very Low
Area
427 131
Low and
Airport
29
Chiappero
OA
AO
No
0
0.67
0.67
Yes
0
50
9
14
Very Low
Area
427 121
Low and
Airport
30
Birch
OA
AO
No
0
0.67
0.67
Yes
0
50
9
02
Very Low
Area
427 131
Low and
Airport
31
Chiappero
OA
AO
No
0
0.67
0.67
Yes
0
50
9
15
Very Low
Area
445 131
City National
MU-
Low and
Airport
32
PC
No
0
1.10
1.10
Yes
0
50
16
26
Bank
H2
Very Low
Area
4400
445 122
MU-
Low and
Airport
33
Macarthur
PC
No
0
0.71
0.71
Yes
0
50
10
13
H2
Very Low
Area
Property
SS3-634
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Table B-10: Sites Inventory to Accommodate Low and Very Low -Income RHNA Allocation
HCD
Net
Income
Income
RezoneLetter
Unique
Parcel
5th
Existing
Gross
Net
Density
Density
Owner
Zoning
GPLU
Vacancy
Size
Units
Category
Category
Focus
ID
Number
Cycle
Units
Acreage
Acreage
(Existing)
(Rezoned)
Interest?
Criteria
Final
(Zoned)
(Rezoned)
Area
Mandarin
445 133
MU-
Low and
Airport
34
Investment
PC
No
0
0.75
0.75
Yes
0
50
11
Y
06
H2
Very Low
Area
Group
445 131
Von Karman
MU-
Low and
Airport
35
PC
No
0
1.19
1.19
Yes
0
50
17
21
Ventures LLC
H2
Very Low
Area
Carl's Jr
445 121
Low and
Airport
36
Restaurants
PC
CG
No
0
1.38
1.38
Yes
0
50
20
11
Very Low
Area
LLC
445 122
MU-
Low and
Airport
37
Mizan LLC
PC
No
0
0.79
0.79
Yes
0
50
11
06
H2
Very Low
Area
445 131
Big Man On
MU-
Low and
Airport
38
PC
No
0
0.53
0.53
Yes
0
50
7
23
Campus LLC
H2
Very Low
Area
445 131
Hg Newport
MU-
Low and
Airport
39
PC
No
0
2.01
2.01
Yes
0
50
30
15
Owner LLC
H2
Very Low
Area
445 122
MU
Low and
Airport
40
Craig Realty
PC
No
0
0.80
0.80
Yes
0
50
11
05
H2
Very Low
Area
445 131
John Hancock
MU-
Low and
Airport
41
PC
No
0
1.61
1.61
Yes
0
50
24
18
Life
H2
Very Low
Area
445 131
John Hancock
MU-
Low and
Airport
42
PC
No
0
2.30
2.30
Yes
0
50
34
19
Life
H2
Very Low
Area
Olen
445 131
MU-
Low and
Airport
43
Properties
PC
No
0
0.64
0.64
Yes
0
50
9
08
H2
Very Low
Area
Corp
4400
445 122
MU-
Low and
Airport
44
Macarthur
PC
No
0
1.17
1.17
Yes
0
50
17
12
H2
Very Low
Area
Property
Hoag Mem
445 151
MU-
Low and
Airport
45
Hosp
PC
No
0
1.35
1.35
Yes
0
50
20
09
H2
Very Low
Area
Presbyterian
445 122
Ferrado
MU-
Low and
Airport
46
PC
No
0
1.03
1.03
Yes
0
50
15
09
Newport LLC
H2
Very Low
Area
Kcn
445 131
MU-
Low and
Airport
47
Management
PC
No
0
2.58
2.58
Yes
0
50
38
31
H2
Very Low
Area
LLC
445 131
MU-
Low and
Airport
48
PC
No
0
0.74
0.74
Yes
0
50
10
34
H2
Very Low
Area
445 121
Mac Arthur
Low and
Airport
49
PC
CO -G
No
0
0.74
0.74
Yes
0
50
11
05
Court LLC
Very Low
Area
SS3-635
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Table B-10: Sites Inventory to Accommodate Low and Very Low -Income RHNA Allocation
HCD
Net
Income
Income
RezoneLetter
Unique
Parcel
5th
Existing
Gross
Net
Density
Density
Owner
Zoning
GPLU
Vacancy
Size
Units
Category
Category
Focus
ID
Number
Cycle
Units
Acreage
Acreage
(Existing)
(Rezoned)
Interest?
Criteria
Final
(Zoned)
(Rezoned)
Area
445 131
4440 Vka Tic 3
MU-
Low and
Airport
50
PC
Yes
0
0.66
0.66
Yes
0
50
9
Y
09
LLC
H2
Very Low
Area
Comac
445 131
MU-
Low and
Airport
51
America
PC
No
0
0.74
0.74
Yes
0
50
10
10
H2
Very Low
Area
Corporation
445 151
County Of
Low and
Airport
52
PC
PF
No
0
7.78
7.78
Yes
0
50
116
01
Orange
Very Low
Area
445 121
Mac Arthur
Low and
Airport
53
PC
CO -G
No
0
7.81
7.81
Yes
0
50
117
14
Court LLC
Very Low
Area
445 121
Bre & Esa
Low and
Airport
54
PC
CG
No
0
2.65
2.65
Yes
0
50
39
18
Properties LLC
Very Low
Area
445 161
4425
MU-
Low and
Airport
55
PC
No
0
1.69
1.69
Yes
0
50
25
04
Jamboree LLC
H2
Very Low
Area
445 141
Coastal Azul
MU-
Low and
Airport
56
PC
No
0
0.26
0.26
No
0
50
3
Y
04
Management
H2
Very Low
Area
445 131
Tst Mac
Low and
Airport
57
PC
No
0
059
.59
0.59
Yes
0
50
8
13
Arthur LLC
H2
Very Low
Area
445 122
MU-
Low and
Airport
58
Pacific Club
PC
No
0
1.95
1.95
Yes
0
50
29
17
H2
Very Low
Area
445 121
Nf Von
Low and
Airport
59
PC
CG
No
0
1.00
1.00
Yes
0
50
14
09
Karman LLC
Very Low
Area
445 122
M4 Macarthur
MU-
Low and
Airport
60
PC
No
0
0.51
0.51
Yes
0
50
7
19
LLC
H2
Very Low
Area
427 121
Low and
Airport
61
Birch
OA
AO
No
0
1.41
1.41
Yes
0
50
21
27
Very Low
Area
427 173
Bank First And
MU-
Low and
Airport
62
PC
No
0
1.00
1.00
Yes
0
50
14
01
Inc
H2
Very Low
Area
427 332
Low and
Airport
63
Bsp Bristol LLC
PC
CO -G
No
0
2.38
2.38
Yes
0
50
35
02
Very Low
Area
Newport
427 332
Low and
Airport
64
Place
PC
CO -G
No
0
1.70
1.70
Yes
0
50
25
04
Very Low
Area
Investment
427 332
Crown
Low and
Airport
65
PC
CO -G
No
0
1.41
1.41
Yes
0
50
21
03
Building
Very Low
Area
427 221
Ndh America
MU-
Low and
Airport
66
PC
No
0
1.50
1.50
Yes
0
50
22
14
Inc
H2
Very Low
Area
427 181
Macarthur
MU-
Low and
Airport
67
PC
No
0
1.45
1.45
Yes
0
50
21
01
Pacific Plaza
H2
Very Low
Area
SS3-636
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Table B-10: Sites Inventory to Accommodate Low and Very Low -Income RHNA Allocation
HCD
Net
Income
Income
RezoneLetter
Unique
Parcel
5th
Existing
Gross
Net
Density
Density
Owner
Zoning
GPLU
Vacancy
Size
Units
Category
Category
Focus
ID
Number
Cycle
Units
Acreage
Acreage
(Existing)
(Rezoned)
Interest?
Criteria
Final
(Zoned)
(Rezoned)
Area
427 241
Newport Plaza
Low and
Airport
68
PC
CG
No
0
3.95
3.95
Yes
0
50
59
Y
13
Office LLC
Very Low
Area
427 221
1200 Quail St
MU-
Low and
Airport
69
PC
No
0
1.00
1.00
Yes
0
50
14
13
LLC
H2
Very Low
Area
427 174
MU-
Low and
Airport
70
Elite West LLC
PC
No
0
6.32
6.32
Yes
0
50
94
04
H2
Very Low
Area
427 221
MU-
Low and
Airport
71
Nf Dove LLC
PC
No
0
3.99
3.99
Yes
0
50
59
01
H2
Very Low
Area
S andher
427 181
MU-
Low and
Airport
72
Gurcharan
PC
No
0
0.72
0.72
Yes
0
50
10
Y
08
H2
Very Low
Area
Singh
427 222
MU
Low and
Airport
73
Malaguena
PC
No
0
0.90
0.90
Yes
0
50
13
Y
05
H2
Very Low
Area
427 222
Pmc
Mu
Low and
Airport
74
PC
No
0
1.56
1.56
Yes
0
50
23
Y
06
Macarthur LLC
H2
Very Low
Area
Sbs Dove
427 221
MU-
Low and
Airport
75
Street
PC
No
0
1.71
1.71
Yes
0
50
25
10
H2
Very Low
Area
Partners
Hankey
427 221
MU-
Low and
Airport
76
Investment
PC
No
0
1.52
1.52
Yes
0
50
22
11
H2
Very Low
Area
Company
427 221
Ag Dove
MU-
Low and
Airport
77
PC
No
0
3.59
3.59
Yes
0
50
53
06
Owner
H2
Very Low
Area
Sanderson J
427 174
MU-
Low and
Airport
78
Ray
PC
No
0
0.94
0.94
Yes
0
50
14
06
H2
Very Low
Area
Macarthur
427 181
Ridgeway Real
MU-
Low and
Airport
79
PC
No
0
1.10
1.10
Yes
0
50
16
07
Estate
H2
Very Low
Area
427 181
Gs 1600 Dove
MU-
Low and
Airport
80
PC
No
0
2.49
2.49
Yes
0
50
37
03
LLC
H2
Very Low
Area
Feb Dove
427 221
MU-
Low and
Airport
81
Street
PC
No
0
1.51
1.51
Yes
0
50
22
09
H2
Very Low
Area
Partners
427 221
Ow -Aberdeen
Low and
Airport
82
PC
CO -G
No
0
1.46
1.46
Yes
0
50
21
02
Westerly
Very Low
Area
Sanderson J
427 174
MU-
Low and
Airport
83
Ray
PC
No
0
1.50
1.50
Yes
0
50
22
05
H2
Very Low
Area
Macarthur
SS3-637
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Table B-10: Sites Inventory to Accommodate Low and Very Low -Income RHNA Allocation
HCD
Net
Income
Income
RezoneLetter
Unique
Parcel
5th
Existing
Gross
Net
Density
Density
Owner
Zoning
GPLU
Vacancy
Size
Units
Category
Category
Focus
ID
Number
Cycle
Units
Acreage
Acreage
(Existing)
(Rezoned)
Interest?
Criteria
Final
(Zoned)
(Rezoned)
Area
427 342
Fletcher Jr.
MU-
Low and
Airport
84
PC
No
0
3.70
3.70
Yes
0
50
55
02
Jones
H2
Very Low
Area
427 342
Hilbert
MU-
Low and
Airport
85
PC
No
0
1.97
1.97
Yes
0
50
29
01
Properties II
H2
Very Low
Area
427 221
1500 Quail
Low and
Airport
86
PC
CO -G
No
0
4.76
4.76
Yes
0
50
71
16
Property LLC
Very Low
Area
439 401
Young Men's
Low and
Airport
87
PF
PF
No
0
4.03
4.03
Yes
0
50
60
01
Christian
Very Low
Area
Hankey
427 221
MU-
Low and
Airport
88
Investment
PC
No
0
1.75
1.75
Yes
0
50
26
07
H2
Very Low
Area
Company
427 221
Davenport
MU-
Low and
Airport
89
PC
No
0
1.47
1.47
Yes
0
50
21
Y
15
Quail Partners
H2
Very Low
Area
427 141
Sa Abanoub
Low and
Airport
90
PC
CO -G
No
0
0.64
0.64
Yes
0
50
9
14
LLC
Very Low
Area
Jrj
936 790
Low and
Airport
91
Investments
PC
CO -G
No
0
0.97
0.97
Yes
0
50
14
44
Very Low
Area
LP
936 790
Sa Abanoub
Low and
Airport
92
PC
CO -G
No
0
0.86
0.86
Yes
0
50
12
50
LLC
Very Low
Area
427 141
Sa Abanoub
Low and
Airport
93
PC
CO -G
No
0
0.52
0.52
Yes
0
50
7
04
LLC
Very Low
Area
427 141
Sa Abanoub
Low and
Airport
94
PC
CO -G
No
0
0.52
0.52
Yes
0
50
7
11
LLC
Very Low
Area
936 790
Sa Abanoub
Low and
Airport
95
PC
CO -G
No
0
0.72
0.72
Yes
0
50
10
48
LLC
Very Low
Area
427 141
Sa Abanoub
Low and
Airport
96
PC
CO -G
No
0
0.58
0.58
Yes
0
50
8
07
LLC
Very Low
Area
427 141
Sa Abanoub
Low and
Airport
97
PC
CO -G
No
0
0.51
0.51
Yes
0
50
7
08
LLC
Very Low
Area
427 141
Sa Abanoub
Low and
Airport
98
PC
CO -G
No
0
8.61
8.61
Yes
0
50
129
16
LLC
Very Low
Area
445 134
MU
Low and
Airport
99
Tsg-Parcel LLC
PC
No
0
2.58
2.58
Yes
0
50
38
17
H2
Very Low
Area
Uptown
445 134
MU-
Low and
Airport
100
Newport
PC
No
0
0.67
0.67
Yes
0
50
9
22
H2
Very Low
Area
Jamboree LLC
SS3-638
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Table B-10: Sites Inventory to Accommodate Low and Very Low -Income RHNA Allocation
HCD
Net
Income
Income
RezoneLetter
Unique
Parcel
5th
Existing
Gross
Net
Density
Density
Owner
Zoning
GPLU
Vacancy
Size
Units
Category
Category
Focus
ID
Number
Cycle
Units
Acreage
Acreage
(Existing)
(Rezoned)
Interest?
Criteria
Final
(Zoned)
(Rezoned)
Area
445 134
Tpg & Tsg
MU-
Low and
Airport
101
PC
No
0
0.53
0.53
Yes
0
50
7
14
Venture
H2
Very Low
Area
City Of
445 134
MU-
Low and
Airport
102
Newport
PC
No
0
1.03
1.03
Yes
0
50
15
18
H2
Very Low
Area
Beach
445 141
Ncp GI Owner
MU-
Low and
Airport
103
PC
No
0
0.29
0.29
N/A
0
0
Y
11
LLC
H2
Very Low
Area
445 141
Lyon Housing
MU-
Low and
Airport
104
PC
No
0
0.48
0.48
N/A
0
0
Y
12
LLC
H2
Very Low
Area
445 141
Ncp GI Owner
MU-
Low and
Airport
105
PC
No
0
0.29
0.29
N/A
0
0
Y
13
LLC
H2
Very Low
Area
427 171
Caesar Global
Low and
Airport
106
PC
CG
No
0
1.20
1.20
Yes
0
50
17
02
Alliance
Very Low
Area
427 221
Ow -Aberdeen
Low and
Airport
107
PC
CO -G
No
0
1.46
1.46
Yes
0
50
21
03
Westerly
Very Low
Area
Beni
427 171
Low and
Airport
108
Investments
PC
CG
No
0
1.40
1.40
Yes
0
50
20
03
Very Low
Area
stm
936 790
Orange
Low and
Airport
109
PC
CO -G
No
0
0.97
0.97
Yes
0
50
14
46
County Bar
Very Low
Area
Cherokee
114 170
Low and
Banning
110
Newport
PC
OS(RV)
No
0
130.87
0.00
No
0
1,375*
72
Very Low
Ranch
Beach
Cherokee
114 170
Low and
Banning
111
Newport
PC
OS(RV)
No
0
74.64
0.00
No
0
0
0
52
Very Low
Ranch
Beach
Cherokee
114 170
Low and
Banning
112
Newport
PC
OS(RV)
No
0
65.05
0.00
No
0
0
0
S0
Very Low
Ranch
Beach
Cherokee
114 170
Low and
Banning
113
Newport
PC
OS(RV)
No
0
51.00
0.00
No
0
0
0
S2
Very Low
Ranch
Beach
Cherokee
114 170
Low and
Banning
114
Newport
PC
OS(RV)
No
0
44.78
0.00
No
0
0
0
83
Very Low
Ranch
Beach
114 170
United States
Low and
Banning
115
PC
OS(RV)
No
0
41.20
0.00
No
0
0
0
71
Of America
Very Low
Ranch
SS3-639
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Table B-10: Sites Inventory to Accommodate Low and Very Low -Income RHNA Allocation
Unique
Parcel
5th
Existing
Gross
Net
HCD
Density
Density
Net
Income
Income
RezoneLetter
ID
Number
Owner
Zoning
GPLU
Vacancy
Cycle
Units
Acreage
Acreage
Size
(Existing)
(Rezoned)
Units
Category
Category
Focus
Interest?
Criteria
Final
(Zoned)
(Rezoned)
Area
114 170
United States
Low and
Banning
116
OS
OS(RV)
No
0
19.35
0.00
No
0
0
0
76
Of America
Very Low
Ranch
Low and
Banning
117
NO AP #
PC
OS(RV)
No
0
15.76
0.00
No
0
0
0
Very Low
Ranch
114 170
United States
Low and
Banning
118
PC
OS(RV)
No
0
14.32
0.00
No
0
0
0
74
Of America
Very Low
Ranch
City Of
424 041
Low and
Banning
119
10
Newport
PR
PR
No
0
12.51
0.00
No
0
0
0
Very Low
Ranch
Beach
114 170
United States
Low and
Banning
120
OS
OS(RV)
No
0
11.48
0.00
No
0
0
0
78
Of America
Very Low
Ranch
424 041
Low and
Banning
121
PC
OS(RV)
No
0
10.81
0.00
No
0
0
0
04
Very Low
Ranch
Cherokee
114 170
Low and
Banning
122
Newport
PC
OS(RV)
No
0
6.52
46.00
Yes
0
0
0
43
Beach
Very Low
Ranch
114 170
United States
Low and
Banning
123
65
Of America
OS
OS
No
0
5.79
5.79
Yes
0
0
0
Very Low
Ranch
City Of
124
114 170
Newport
OS
OS(RV)
No
0
3.86
3.86
Yes
0
0
0
Low and
Banning
80
Very Low
Ranch
Beach
City Of
424 041
Low and
Banning
125
08
Newport
PR
PR
No
0
1.14
1.14
Yes
0
0
0
Very Low
Ranch
Beach
Cherokee
114 170
Low and
Banning
126
Newport
PC
OS(RV)
No
0
0.37
0.37
No
0
0
0
24
Very Low
Ranch
Beach
City Of
127
114 170
Newport
PC
OS(RV)
No
0
5.33
5.33
N/A
0
0
Low and
Banning
81
Very Low
Ranch
Beach
Cherokee
128
114 170
Newport
PC
OS(RV)
No
0
0.21
0.21
N/A
0
0
Low and
Banning
75
Very Low
Ranch
Beach
Cherokee
129
114 170
Newport
PC
OS(RV)
No
0
1.10
1.10
N/A
0
0
Low and
Banning
49
Very Low
Ranch
Beach
130
114 170
Orange
OS
OS
No
0
1.49
1.49
N/A
0
0
Low and
Banning
66
County Flood
Very Low
Ranch
SS3-640
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Table B-10: Sites Inventory to Accommodate Low and Very Low -Income RHNA Allocation
HCD
Net
Income
Income
RezoneLetter
Unique
Parcel
5th
Existing
Gross
Net
Density
Density
Owner
Zoning
GPLU
Vacancy
Size
Units
Category
Category
Focus
ID
Number
Cycle
Units
Acreage
Acreage
(Existing)
(Rezoned)
Interest?
Criteria
Final
(Zoned)
(Rezoned)
Area
Coyote
120 571
County Of
Low and
131
PR
PR
No
0
243.23
22.00
No
0
40
880
Canyon,
12
Orange
Very Low
etc.
049 122
Carpenter
MU-
Low and
Dover -
132
MU -MM
No
Yes
0
0.14
0.14
No
21
30
0
Moderate
Y
03
Donna
H1
Very Low
Westcliff
Newport
MU-
047 041
MU-
Low and
Dover -
133
Beach Alano
CV/15TH
No
Yes
0
0.11
0.11
No
18
30
0
Moderate
Y
05
H4
Very Low
Westcliff
Club
ST
MU
047 041
Chamberlain
MU-
Low and
Dover -
134
CV/51T5TH
No
Yes
0
0.06
0.06
No
15
30
0
Moderate
Y
25
Patrick
H4
Very Low
Westcliff
117 631
Corp Of The
Low and
Dover -
135
MU -DW
No
0
215
.15
2.15
Yes
26
30
5
Moderate
12
Presiding
H1
Very Low
Westcliff
117 631
Westcliff
MU
Low and
Dover -
136
MU -DW
No
0
1.67
1.67
Yes
26
30
4
Moderate
22
Properties LLC
H1
Very Low
Westcliff
117 631
MU
Low and
Dover -
137
Horning Jr. M
MU -DW
No
0
1.30
1.30
Yes
26
30
3
Moderate
17
H1
Very Low
Westcliff
117 631
901 Dover Ltd
MU
Low and
Dover -
138
MU -DW
No
0
1.10
1.10
Yes
26
30
2
Moderate
18
Partnership
H1
Very Low
Westcliff
117 631
MU
Low and
Dover-
139
Yee Lincoln
MU -DW
No
0
0.87
0.87
Yes
26
30
2
Moderate
Y
11
H1
Very Low
Westcliff
117 811
Environmental
Low and
Dover -
140
OG
CO -G
No
0
1.25
1.25
Yes
0
30
3
20
Nature
Very Low
Westcliff
458 361
Low and
Dover -
141
#N/A
PF
PF
No
0
1.29
1.29
Yes
0
30
3
10
Very Low
Westcliff
117 811
Gallant Donna
Low and
Dover -
142
OG
CO -G
No
0
1.51
1.51
Yes
0
30
4
18
Adele
Very Low
Westcliff
117 811
Fluter Russell
Low and
Dover-
143
OG
CO -G
No
0
0.79
0.79
Yes
0
30
2
Y
19
E R
Very Low
Westcliff
049 271
Reynolds
Low and
Dover -
144
OG
CO -G
No
0
1.64
1.64
Yes
0
30
4
30
Carol Rex
Very Low
Westcliff
Newport
440 281
Low and
145
Ath LLC
PC
PR
No
0
7.60
7.60
N/A
0
45
85
Center
02
Ver Low
Y
Area
Church
Newport
458 341
Low and
146
Newport
PI
PI
No
0
3.03
3.03
Yes
0
45
34
Center
02
Very Low
Center
I
I
I
I
I
I
I
I
I
I
I
I
I
I Area
SS3-641
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Table B-10: Sites Inventory to Accommodate Low and Very Low -Income RHNA Allocation
HCD
Net
Income
Income
RezoneLetter
Unique
Parcel
5th
Existing
Gross
Net
Density
Density
Owner
Zoning
GPLU
Vacancy
Size
Units
Category
Category
Focus
ID
Number
Cycle
Units
Acreage
Acreage
(Existing)
(Rezoned)
Interest?
Criteria
Final
(Zoned)
(Rezoned)
Area
Newport
458 341
Rector
Low and
147
PI
PI
No
0
3.60
3.60
Yes
0
45
40
Center
01
Wardens
Very Low
Area
Newport
442 271
Irvine
Low and
148
PC
CO -R
No
0
0.75
-
No
0
45
8
Center
30
Company
Very Low
Area
Newport
442 271
Irvine
Low and
149
PC
CO -R
No
0
1.08
1.08
Yes
0
45
12
Center
30
Company
Very Low
Area
Newport
442 091
Trail
Low and
150
OR
CO -R
No
0
0.79
0.79
Yes
0
45
8
Center
16
Properties LLC
Very Low
Area
Newport
442 091
Trail
Low and
151
OR
CO -R
No
0
1.42
1.42
Yes
0
45
16
Center
16
Properties LLC
Very Low
Area
Newport
442 021
The Irvine
Low and
152
PC
CR
No
0
0.54
0.54
Yes
0
45
6
Center
47
Company LLC
Very Low
Area
Newport
442 021
The Irvine
Low and
153
PC
CR
No
0
1.76
1.76
Yes
0
45
19
Center
47
Company LLC
Very Low
Area
Newport
440 132
Jgkallins
Low and
154
PR
PR
No
0
1.79
1.79
Yes
0
45
20
Center
40
Investments
Very Low
Area
Newport
442 231
180 Investors
Low and
155
OR
CO -R
No
0
1.17
1.17
Yes
0
45
13
Center
08
LLC
Very Low
Area
Newport
442 091
Trail
Low and
156
OR
CO -R
No
0
1.75
1.75
Yes
0
45
19
Center
12
Properties LLC
Very Low
Area
Newport
442 082
Low and
157
Ncmb No LLC
PC
CO -M
No
0
2.72
2.72
Yes
0
45
30
Center
11
Very Low
Area
Newport
442 082
Low and
158
Ncmb No LLC
PC
CO -M
No
0
4.05
4.05
Yes
0
45
45
Center
14
Ver Low
Very
Area
Newport
442 082
Low and
159
Ncmb No LLC
PC
CO -M
No
0
3.46
3.46
Yes
0
45
38
Center
08
Ver Low
Very
Area
SS3-642
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Table B-10: Sites Inventory to Accommodate Low and Very Low -Income RHNA Allocation
HCD
Net
Income
Income
RezoneLetter
Unique
Parcel
5th
Existing
Gross
Net
Density
Density
Owner
Zoning
GPLU
Vacancy
Size
Units
Category
Category
Focus
ID
Number
Cycle
Units
Acreage
Acreage
(Existing)
(Rezoned)
Interest?
Criteria
Final
(Zoned)
(Rezoned)
Area
Newport
442 082
Low and
160
Ncmb No LLC
PC
CO -M
No
0
1.17
1.17
Yes
0
45
13
Center
12
Very
Ver Low
Area
Amalfi
Newport
442 081
Low and
161
Investments
PC
No
0
0.75
0.75
Yes
0
45
g
Center
05
H3
H3
Very Low
Gp
Area
Newport
442 271
17 Corporate
Low and
162
PC
CO -R
No
0
1.04
1.04
Yes
0
45
11
Center
17
Plaza Assoc
Very Low
Area
Mark
Newport
442 271
Low and
163
Robinson Jr
PC
CO -R
No
0
0.55
0.55
Yes
0
45
6
Center
23
Very Low
LLC
Area
Newport
442 271
Junkins
Low and
164
PC
CO -R
No
0
0.76
0.76
Yes
0
45
8
Center
12
Mitchell
Very Low
Area
Newport
442 271
Property
Low and
165
PC
CO -R
No
0
0.89
0.89
Yes
0
45
9
Center
Y
05
Reserve Inc
Very Low
Area
Newport
442 271
Property
Low and
166
PC
CO -R
No
0
0.89
0.89
Yes
0
45
10
Center
Y
03
Reserve Inc
Very Low
Area
Newport
442 271
Burnham-
Low and
167
PC
CO -R
No
0
0.98
0.98
Yes
0
45
11
Center
32
Newport LLC
Very Low
Area
Newport
Newport
442 271
Low and
168
Corporate
PC
CO -R
No
0
1.02
1.02
Yes
0
45
11
Center
16
Very Low
Plaza
Area
Newport
442 271
Heritage One
Low and
169
PC
CO -R
No
0
0.68
0.68
Yes
0
45
7
Center
15
LLC
Very Low
Area
Pacific
Newport
442 271
Low and
170
Development
PC
CO -R
No
0
0.84
0.84
Yes
0
45
9
Center
01
Very Low
Group
Area
Olen
Newport
442 271
Low and
171
Properties
PC
CO -R
No
0
0.75
0.75
Yes
0
45
8
Center
02
Very Low
Corp
Area
Newport
442 271
Low and
172
Boras Scott
PC
CO -R
No
0
0.51
0.51
Yes
0
45
5
Center
34
Ver Low
Very
Area
SS3-643
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Table B-10: Sites Inventory to Accommodate Low and Very Low -Income RHNA Allocation
HCD
Net
Income
Income
RezoneLetter
Unique
Parcel
5th
Existing
Gross
Net
Density
Density
Owner
Zoning
GPLU
Vacancy
Size
Units
Category
Category
Focus
ID
Number
Cycle
Units
Acreage
Acreage
(Existing)
(Rezoned)
Interest?
Criteria
Final
(Zoned)
(Rezoned)
Area
Newport
442 271
Kinkle George
Low and
173
PC
CO -R
No
0
0.88
0.88
Yes
0
45
9
Center
14
Randy
Very Low
Area
Newport
442 271
Low and
174
Tax Division
PC
CO -R
No
0
0.97
0.97
Yes
0
45
10
Center
Y
04
Very Low
Area
Newport
442 271
Chico
Low and
175
PC
CO -R
No
0
0.76
0.76
Yes
0
45
8
Center
13
Associates Inc
Very Low
Area
Newport
442 271
Low and
176
Irvine Co
PC
CO -R
No
0
1.13
1.13
Yes
0
45
12
Center
19
Ver Low
Y
Area
Olen
Newport
442 271
Low and
177
Properties
PC
CO -R
No
0
1.17
1.17
Yes
0
45
13
Center
29
Very Low
Corp
Area
Newport
442 271
Irvine
Low and
178
PC
CO -R
No
0
3.00
3.00
Yes
0
45
33
Center
31
Company
Very Low
Area
Newport
442 271
24 Corporate
Low and
179
PC
CO -R
No
0
0.98
0.98
Yes
0
45
11
Center
33
Plaza II LLC
Very Low
Area
Newport
442 271
Baldwin Bone
Low and
180
PC
CO -R
No
0
0.70
0.70
Yes
0
45
7
Center
24
Properties
Very Low
Area
Newport
442 011
Low and
181
Fainbarg
PC
PR
No
0
2.98
2.98
Yes
0
45
33
Center
53
Ver Low
Y
Area
Newport
442 011
Golf Realty
MU-
Low and
182
64
Fund LP
PC
H3/PR
No
0
2.96
2.96
Yes
0
45
33
Very Low
Center
Y
Area
Newport
442 262
Pacific Mutual
Low and
183
OR
CO -R
No
0
9.99
9.99
Yes
0
45
112
Center
01
Life
Very Low
Area
Newport
440 132
Low and
184
Fluter Russell
PR
PR
No
0
2.80
2.80
Yes
0
45
31
Center
?
48
Very
Ver Low
Area
Newport
442 231
Southwest
Low and
185
OR
CO -R
No
0
0.51
0.51
Yes
0
45
5
Center
09
Investors
Very Low
Area
SS3-644
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Table B-10: Sites Inventory to Accommodate Low and Very Low -Income RHNA Allocation
HCD
Net
Income
Income
RezoneLetter
Unique
Parcel
5th
Existing
Gross
Net
Density
Density
Owner
Zoning
GPLU
Vacancy
Size
Units
Category
Category
Focus
ID
Number
Cycle
Units
Acreage
Acreage
(Existing)
(Rezoned)
Interest?
Criteria
Final
(Zoned)
(Rezoned)
Area
Newport
442 161
Design Plaza
Low and
186
OR
CO -R
No
0
7.17
7.17
Yes
0
45
80
Center
17
Owners Assn
Very Low
Area
100 Newport
Newport
442 231
Low and
187
Center Drive
OR
CO -R
No
0
0.61
0.61
Yes
0
45
6
Center
13
Very Low
LLC
Area
Newport
442 491
Hhr Newport
Low and
188
CV
CV
No
0
9.54
9.54
Yes
0
45
107
Center
02
Beach LLC
Very Low
Area
Newport
442 082
Low and
189
Irvine Co
PC
COW
No
0
4.10
4.10
Yes
0
45
46
Center
05
Ver Low
Y
Area
Newport
442 021
Low and
190
Irvine Co
PC
CR
No
0
1.74
1.74
Yes
0
45
19
Center
28
Ver Low
Y
Area
Newport
442 021
Irvine
Low and
191
PC
CR
No
0
2.50
2.50
Yes
0
45
28
Center
26
Company LLC
Very Low
Area
Newport
442 231
Low and
192
Irvine Co
PC
CO -R
No
0
2.83
2.83
Yes
0
45
31
Center
11
Ver Low
Y
Area
Newport
442 021
Irvine
Low and
193
PC
CR
No
0
1.73
1.73
Yes
0
45
19
Center
13
Company LLC
Very Low
Area
Newport
442 021
Low and
194
Irvine Co
PC
CR
No
0
0.80
0.80
Yes
0
45
9
Center
08
Ver Low
Y
Area
Newport
442 021
Low and
195
Irvine Co
PC
CR
No
0
0.63
0.63
Yes
0
45
7
Center
32
Ver Low
Y
Area
Newport
442 021
Irvine
Low and
196
PC
CR
No
0
4.09
4.09
Yes
0
45
46
Center
29
Company LLC
Very Low
Area
Newport
442 021
Low and
197
Irvine Co
PC
CR
No
0
1.24
1.24
Yes
0
45
13
Center
30
Very Low
Area
Newport
442 021
Low and
198
Irvine Co
PC
CR
No
0
1.17
1.17
Yes
0
45
13
Center
27
Ver Low
Very
Area
SS3-645
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Table B-10: Sites Inventory to Accommodate Low and Very Low -Income RHNA Allocation
HCD
Net
Income
Income
RezoneLetter
Unique
Parcel
5th
Existing
Gross
Net
Density
Density
Owner
Zoning
GPLU
Vacancy
Size
Units
Category
Category
Focus
ID
Number
Cycle
Units
Acreage
Acreage
(Existing)
(Rezoned)
Interest?
Criteria
Final
(Zoned)
(Rezoned)
Area
Newport
442 021
The Irvine
Low and
199
PC
CR
No
0
0.87
0.87
Yes
0
45
9
Center
40
Company LLC
Very Low
Area
Newport
442 021
The Irvine
Low and
200
PC
CR
No
0
4.11
4.11
Yes
0
45
46
Center
46
Company LLC
Very Low
Area
Newport
442 021
Low and
201
Irvine Co
PC
CR
No
0
0.56
0.56
Yes
0
45
6
Center
35
Very
Ver Low
Area
Newport
442 021
Low and
202
Irvine Co
PC
CR
No
0
4.03
4.03
Yes
0
45
45
Center
33
Ver Low
Y
Area
Newport
442 231
Low and
203
Irvine Co
PC
CO -R
Yes
0
4.10
4.10
Yes
0
45
46
Center
14
Ver Low
Y
Area
Newport
442 101
Island Hotel
MU-
Low and
204
PC
No
0
5.37
5.37
Yes
0
45
60
Center
27
Finance LLC
H3
Very Low
Area
Newport
442 021
Low and
205
Irvine Co
PC
CR
No
0
8.25
8.25
Yes
0
45
92
Center
31
Ver Low
Y
Area
Newport
442 021
Low and
206
Irvine Co
PC
CR
No
0
0.56
0.56
Yes
0
45
6
Center
11
Ver Low
Y
Area
Newport
442 021
Irvine
Low and
207
PC
CR
No
0
1.74
1.74
Yes
0
45
19
Center
17
Company
Very Low
Area
Newport
442 021
The Irvine
Low and
208
PC
CR
No
0
5.43
5.43
Yes
0
45
61
Center
43
Company LLC
Very Low
Area
Newport
442 021
The Irvine
Low and
209
PC
CR
No
0
0.99
0.99
Yes
0
45
11
Center
45
Company LLC
Very Low
Area
Newport
442 021
Irvine Co LLC
Low and
210
PC
CR
No
0
1.25
1.25
Yes
0
45
14
Center
44
The
Very Low
Area
Newport
442 021
The Irvine
Low and
211
PC
CR
No
0
4.16
4.16
Yes
0
45
46
Center
42
Company LLC
Very Low
Area
SS3-646
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Table B-10: Sites Inventory to Accommodate Low and Very Low -Income RHNA Allocation
HCD
Net
Income
Income
RezoneLetter
Unique
Parcel
5th
Existing
Gross
Net
Density
Density
Owner
Zoning
GPLU
Vacancy
Size
Units
Category
Category
Focus
ID
Number
Cycle
Units
Acreage
Acreage
(Existing)
(Rezoned)
Interest?
Criteria
Final
(Zoned)
(Rezoned)
Area
Newport
442 411
Feuerstein
Low and
212
PC
CG
No
0
1.12
1.12
Yes
0
45
12
Center
01
Brett
Very Low
Area
Newport
442 261
MU-
Low and
213
Irvine Co
No
0
2.23
2.23
Yes
0
45
25
Center
21
H3
Very
Ver Low
Area
Newport
442 011
Golf Realty
MU-
Low and
214
No
0
1.11
1.11
Yes
0
45
12
Center
Y
65
Fund LP
H3/PR
Very Low
Area
West
114 170
School Costa
Low and
Newport
215
PF
PF
No
0
11.56
11.56
No
0
45
104
51
Mesa Union
Very Low
Mesa
Area
West
424 141
Taormina
Low and
Newport
216
IG
IG
No
0
0.23
0.23
No
0
45
2
Y
17
Property
Very Low
Mesa
Area
West
424 141
Taormina
Low and
Newport
217
IG
IG
No
0
0.23
0.23
No
0
45
2
Y
17
Property
Very Low
Mesa
Area
West
892 080
Chi Ltd
Low and
Newport
218
RM
RM
No
61
4.34
4.34
Yes
13
45
26
Moderate
Y
02
Ptnrship
Very Low
Mesa
Area
West
424 151
Low and
Newport
219
Chi Limited
RM
RM
No
56
4.77
4.77
Yes
14
45
2
Moderate
Y
01
Very Low
Mesa
Area
West
892 090
Bellerose
Low and
Newport
220
RM
RM
No
56
4.27
4.27
Yes
13
45
0
Moderate
55
Brian
Very Low
Mesa
Area
West
892 109
Patronite
Low and
Newport
221
RM
RM
No
36
1.90
1.90
Yes
13
45
9
Moderate
03
Charlotte
Very Low
Mesa
Area
SS3-647
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Table B-10: Sites Inventory to Accommodate Low and Very Low -Income RHNA Allocation
HCD
Net
Income
Income
RezoneLetter
Unique
Parcel
5th
Existing
Gross
Net
Density
Density
Owner
Zoning
GPLU
Vacancy
Size
Units
Category
Category
Focus
ID
Number
Cycle
Units
Acreage
Acreage
(Existing)
(Rezoned)
Interest?
Criteria
Final
(Zoned)
(Rezoned)
Area
City Of
West
114 170
Low and
Newport
222
Newport
PF
PF
No
0
3.05
0.92
Yes
0
45
27
82
Very Low
Mesa
Beach
Area
City Of
West
424 401
Low and
Newport
223
Newport
PF
PF
No
0
2.00
0.60
Yes
0
45
17
12
Very Low
Mesa
Beach
Area
City Of
West
425 171
Low and
Newport
224
Newport
PF
PF
No
0
7.95
2.38
Yes
0
45
71
01
Very Low
Mesa
Beach
Area
West
424 111
Voorhees
Low and
Newport
225
IG
IG
No
0
0.55
0.55
Yes
0
45
4
05
Michael
Very Low
Mesa
Area
West
424 141
Low and
Newport
226
Scab Wrks LLC
IG
IG
No
0
0.52
0.52
Yes
0
45
4
06
Very Low
Mesa
Area
West
424 111
Trico Newport
Low and
Newport
227
IG
IG
No
0
3.23
3.23
Yes
0
45
29
Y
06
Properties
Very Low
Mesa
Area
West
424 401
Howland
Low and
Newport
228
IG
IG
No
0
1.86
0.56
Yes
0
45
16
04
Associates LLC
Very Low
Mesa
Area
West
424 141
Low and
Newport
229
Flores Alan
IG
IG
No
0
2.73
2.73
Yes
0
45
24
01
Very Low
Mesa
Area
West
424 142
Horness Lois
Low and
Newport
230
IG
IG
No
0
0.74
0.74
Yes
0
45
6
14
For
Very Low
Mesa
Area
424 141
Orangethorpe
Low and
West
231
IG
IG
No
0
0.69
0.69
Yes
0
45
6
04
Properties
Very Low
Newport
SS3-648
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Table B-10: Sites Inventory to Accommodate Low and Very Low -Income RHNA Allocation
HCD
Net
Income
Income
RezoneLetter
Unique
Parcel
5th
Existing
Gross
Net
Density
Density
Owner
Zoning
GPLU
Vacancy
Size
Units
Category
Category
Focus
ID
Number
Cycle
Units
Acreage
Acreage
(Existing)
(Rezoned)
Interest?
Criteria
Final
(Zoned)
(Rezoned)
Area
Mesa
Area
West
424 141
Ducoing Brent
Low and
Newport
232
IG
IG
No
0
0.53
0.53
Yes
0
45
4
05
& Ami
Very Low
Mesa
Area
West
424 131
Riverport
Low and
Newport
233
OM
CO -M
No
0
1.07
1.07
Yes
0
45
9
16
Properties LLC
Very Low
Mesa
Area
West
424 141
DeGraw
Low and
Newport
234
IG
IG
No
0
1.08
1.08
Yes
0
45
9
03
James
Very Low
Mesa
Area
West
424 142
Hixson Metal
Low and
Newport
235
IG
IG
No
0
1.31
1.31
Yes
0
45
11
235
11
Finishing
Very Low
Mesa
Area
West
Newport
424 401
Low and
Newport
236
Business
IG
IG
No
0
1.14
1.14
Yes
0
45
10
236
06
Very Low
Mesa
Center
Area
West
424 141
Hunsaker
Low and
Newport
237
IG
IG
No
0
1.61
1.61
Yes
0
45
14
237
02
Richard
Very Low
Mesa
Area
West
424 401
Allred
Low and
Newport
238
IG
IG
No
0
0.76
0.76
Yes
0
45
6
238
08
Newport LLC
Very Low
Mesa
Area
West
424 141
Van De
Low and
Newport
239
IG
IG
No
0
0.56
0.56
Yes
0
45
5
239
09
Walker Glynn
Very Low
Mesa
Area
Notes: Banning Ranch numbers have not yet been assigned to specific parcels. These numbers will be adjusted before HCD submittal
SS3-649
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Moderate and Above Moderate Sites Inventory
This section contains a description and listing of the candidate sites identified to meet the City's
moderateveFy Iew and above moderatelew income RHNA need. A full list of these sites is presented in
Table B-14.
Projects in the Pipeline
The City has identified a number of projects currently in the entitlements process which are likely to be
developed and/or first occupied during the planning period and count as credit towards the 2021-2029
RHNA allocation. Notably, Projects in the Pipeline can completely accommodate the City's Above
Moderate RHNA allocation. Table B-11 below summarizes the potential units from -pProjects in the
pPipeline:
Table B-11: Moderate and Above Moderate -Income Projects in the Pipeline
Moderate Income
Above Moderate Income
Pipeline Projects
0 units
2,183 units
Accessory Dwelling Units For Moderate and Above Moderate Income
Households (ADUs)
20-1-8 Pecember 30, 2020. MCD g6lidaRee stater-, that may be hasp_d_ eR the City's
calculated rheR multiplied by 2 fee each year of +h 9t4 GYcIe Thre gh this ., ethed this city i. entified a
te-t-al ef -3-311 ADL)s assu.m.ed- fn -.r the _8 years. 1 n aGce-Indance viith State law, A -DI -Is are al le-vVed- in All zene
As part ef the site's aRalysis feund within this appendix, the Gity h -as -ar--ce-i-Inted- fel, fi-Iture ADIJ and jADIJ
pFE)draEti()R as+rag the City's ^^ nEe tete. As noted in Paragraph A3 of this Appendix, Tthe
City anticipates a total of 100 ADUs affordable at moderate income levels and 6 ADUs affordable at the
above moderate -income level. The City has identified programs within the Section 4: Housing Plan to
encourage the production of ADUs in Newport Beach.
Remaining Need
Table B-12 below displays the City's total RHNA allocation need affordable to moderate and above
moderate income house holdseb4ga#en-s for the years 2021-2029 as well as the City's net RHNA allocation
need affordable to moderate and above moderate households^hs after the inclusion of Projects
in the Pipeline and ADUs.
Table B-12: Moderate and Above Moderate -Income Remaining Need
Moderate Income I Above Moderate Income
SS3-650
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
RHNA Allocation
1,050 units
1,409 units
Pipeline Projects
0 units
2,183 units
Existing Zoning
348 units
40 units
Accessory Dwelling Units
100 units
6 units
Remaining Low/Very Low -Income Need
600 units
No remaining need
Selection of Sites
Pursuant tol3ased erg a public process, sites were selected based on their realistic viability to accommodate
lower income housing within the 2021-2029 planning period.
Sites were also evaluated based on access to resources, proximity to additional residential development,
transportation and major streetway access, and resources and opportunity indicators. Section 3:
Affirmatively Furthering Fair Housing, outlines all fair housing, opportunity indicators, and environmental
resources in Newport Beach. _A detailed map and list of candidate sites can be found on the City's website.
The City has identified sites with capacity to accommodate the City's 2021-2029 RHNA. This capacity is
based on a rezone strategy for several Focus Areas throughout the City. These Focus Areas are as follows:
+ Airport Area Environs
+ West Newport Mesa Area
+ Dover -Westcliff Area
+ Newport Center Area
+ Coyote Canyon Area
+ Banning Ranch Area
The City has developed analyzed potential capacity based on rezone strategies specific to each Focus
aArea.
Through a public process, the City has assessed the feasibility of parcels to redevelop residentially during
the planning period. Those parcels deemed feasible were then analyzed to ensure compliance with HCD's
criteria for sites designated to accommodate lower income development (including sizing criteria). The
inventory of feasible sitearea for redevelopment within each #Focus aArea was developed with this
process. Table B-13 below summarizes the key statistics for the rezone strategies.
SS3-651
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Table B-13: Moderate/Above Moderate -Income Rezone Strategy by Focus Area
Potential
Moderate
Potential
Feasible
Projected
Rezone
Above
Focus Area
Income
Moderate -
Acreage
to
Density
Moderate -
Affordability
Income Units
Redevelop
Income Units
Airport Area
162
30%
20%
50
485 units
0 units
Environs
West
Newport
48
20%
20%
45
86 units
0 units
Mesa Area
Dover -
Westcliff
14
10%
5%
30
2 units
35 units
Area
Newport
158
25%
5%
45
89 units
1,515 units
Center Area
Coyote
22
100%
10%
40
88 units
704 units
Canyon Area
Banning
46
100%
15%
30
207 units
962 units
Ranch Area
TOTAL
450
--
--
--
957 units
3,217 units
Calculation of Unit Capacity
Taking into account development standards, unit capacity for sites identified to accommodate moderate
and above moderate -income units was calculated by multiplying the net acreage of the site by the
assumed density, as established in the City's General Plan Land Use buildout [Is that true?l. Depending on
the Focus Area, the City assumes that each identified site will develop with between 10% and -80%
peFeeRt affordable units (the remainder developing as moderate and above moderate income units . To
support this assumption, the City has identified programs and policies to encourage;;f#erd;;hle developer
interest and financial feasibility_,4These programs and policies are detailed in Section 4. Additionally,
based on previous development trends, the City assigneds each #Focus Aarea a percentage of its land area
which the City projectsed to redevelop — meaning the percentage of land areas+tes within eacht4e (Focus
a -Area expected to "turn over", or develop with residential units during the planning period.
SS3-652
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
Table B-14: Sites Inventory to Accommodate Moderate and Above Moderate -Income RHNA Allocation
HCD
Net
Income
IncomeRezone
Unique
Parcel
5th
Existing
Gross
Net
Density
Density
Focus
Letter
Owner
Zoning
GPLU
Vacancy
Size
Units
Category
Category
ID
Number
Cycle
Units
Acreage
Acreage
(Existing)
(Rezoned)
Area
Interest?
Criteria
Final
(Zoned)
(Rezoned)
Mariners
1
049 110 30
MU -MM
MU -H1
No
Yes
0
1.68
1.68
Yes
26
1
Moderate
Center M2 LLC
Lido Group
2
423 122 01
MU -W2
MU -W2
Yes
Yes
0
1.34
1.34
Yes
26
5
Moderate
Retail LLC
Nb Mariner's
Above
3
049 150 26
MU -W1
MU -W1
No
Yes
0
2.18
2.18
Yes
5
1
Mile LLC
Moderate
Mariners Mile
Above
4
049 150 29
MU -W1
MU -W1
No
Yes
0
1.65
1.65
Yes
5
9
LLC
Moderate
Golden Hills
Above
5
049 130 22
MU -W1
MU -W1
No
Yes
0
1.39
1.39
Yes
5
8
Towers LLC
Moderate
Nb Mariner's
Above
6
049 150 21
MU -W1
MU -W1
No
Yes
0
0.92
0.92
Yes
5
5
Mile LLC
Moderate
Chino Hills
Above
7
049 150 16
MU -W1
MU -W1
No
Yes
0
0.52
0.52
Yes
5
3
Mall LLC
Moderate
Mariners Mile
8
425 471 26
MU -MM
MU -H1
No
Yes
0
0.95
0.95
Yes
26
25
Moderate
North LLC
MarinCrrs Mile
9
049 121 23
MU -MM
MU -H1
No
Yes
0
0.96
0.96
Yes
26
25
Moderate
o
MarinCrrs Mile
10
049 121 24
MU -MM
MU -H1
No
Yes
0
0.88
0.88
Yes
26
23
Moderate
o
11
42547157
2436pch LLC
MU -MM
MU -H1
No
Yes
0
0.56
0.56
Yes
26
15
Moderate
12
425 471 23
Susan Cuse Inc
MU -MM
MU -H1
No
Yes
0
0.53
0.53
Yes
26
14
Moderate
Stegmann
13
425 471 24
MU-MMMU-H1
No
Yes
0
0.54
0.54
Yes
25
14
Moderate
Sadie Mary
Wypark
14
423 123 08
Investments
MU -W2
MU -W2
No
Yes
0
0.59
0.59
Yes
25
15
Moderate
Pc
Quay Works
Above
15
049 130 18
MU -W1
MU -W1
No
Yes
0
1.31
1.31
Yes
5
7
LLC
Moderate
Waterfront
Above
16
04913014
Newport
MU -W1
MU -W1
No
Yes
0
1.21
1.21
Yes
5
7
Moderate
Beach
SS3-653
Housing Element Update Advisory Committee - March 31, 2021
Item No. V(c) - Additional Materials Received from Larry Tucker
Discuss Initial Draft Housing Element
SS3-654
Housing Element Update Advisory Committee - March 31, 2021
Item No. III - Additional Materials Received
Public Comments on Non -Agenda Items
From: Jack Finnell
To: Housina Element Update Advisory Committee
Subject: Please Don"t Ruin Our View
Date: Thursday, March 25, 2021 10:56:43 AM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Hello,
I live at 2601 Blue Water Drive, CCM 92625. 1 understand that you are considering giving the okay to
condos that would block our ocean views and damage the value of our family's home. Please don't!
Thanks,
Jack Finnell
GROWTH ACCELERATORS, LLC
http://www.growthaccelerators.com
(714)658-1866
SS3-655
From: Sonja Trauss <sonja@yimbylaw.org>
Sent: Monday, March 22, 20215:37 PM
To: CDD
Subject: Missing Page in the housing element?
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
Hello,
I am reading the housing element, and I got to the bottom of page 72 here:
https://www.newportbeachca.gov/PLN/Housing Element Update/March 10 2021 Draft/Section3 Ho
usingConstraintsandResources. pdf
At the bottom of the page, the last sentence says, "Other programs that affirmatively further fair
housing and implement the AI's recommendations include:" But the next page is the next section. There
is no list of programs.
Thanks
Sonja
SS3-656
From: Linda Giedt <Iclemensgiedt@gmail.com>
Sent: Saturday, March 20, 20213:08 PM
To: CDD
Subject: Proposed changes in zoning of the Airport Vicinity
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
Hello,
I am against the City of Newport Beach changing the land use of the Newport Beach Golf Course and
possibly the YMCA to make way for new housing in the Bayview Heights neighborhood.
We do not want or need the zoning changed to make our area more dense. Our community is a small
one already and now you want to over build it and make it more dense. The city has already approved
rezoning for a multi story senior care facility where Kitayama was on Bristol even though the
neighborhood was against it. Now you want to build 100's of houses on the other side of our
neighborhood on Mesa Dr. Where does it end? It's a total money grab for millions of dollars once the
land is sold for development. Plus, residents enjoy the recreation facilities like the public golf course and
the YMCA. The city is rezoning plenty around other parts of Newport Beach so please leave the Back
Bay alone so we may enjoy the little open space we do have.
Thank you,
Linda Giedt
SS3-657
From: steven fischer <stevenfis@gmail.com>
Sent: Friday, March 19, 20214:47 PM
To: CDD
Subject: 4845 Residental units
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
This is not going to happen...????
How where and why?
Can I build a 60 story 300 unit high rise oceanfront in Com???
You get me the land I can get it built
rediculous
Steven Fischer
510 Poinsettia Ave
Corona del Mar, Ca. 92625
(818)621-7691
stevenfis@gmail.com
SS3-658
From: William Cope <cope2003@sbcgloba1.net>
Sent: Wednesday, March 17, 20215:38 PM
To: CDD
Subject: Housing
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
WE ARE EMPHATICALLY OPPOSED TO NEW CONSTRUCTION AT THE NEWPORT
BEACH GOLF COURSE (Birch Street/Mesa).
This type of development will negatively impact our neighborhood on many levels.
Bill and Lisa Cope
20142 Bayview Ave
Newport Beach, CA 92660
SS3-659
From: Jim Auster <jimauster@hotmail.com>
Sent: Wednesday, March 17, 20213:30 PM
To: CDD
Cc: carrera mullinax bayview group
Subject: Re: City of Newport Beach - DRAFT Circulation and Housing Element
Updates
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
Rezoning Newport Beach Golf Course, a popular and irreplaceable community recreational asset, for
residential will set precedent for development and elimination of other golf courses, parks, sports fields,
beaches, open space, Back Bay, etc. Housing without such extremely negative impacts can be done with
free market incentives by higher density rezoning of existing residential/commercial but never on open
space, a red line that cannot be crossed.
Jim Auster and Merrilee Bliss
20401 Bayview Ave
Newport Beach
9706187692
On Mar 17, 2021, at 1:41 PM, carreramullinax@gmail.com wrote:
Hi All:
After exploring the City's Newport, Together page, where the public outreach for the update to the
City's General Plan is located (which includes the Housing Element, Circulation Element, etc.), I found a
page that specifically discusses the various City areas where the changes to land use/zoning are being
proposed.
This page is probably the most succinct one that sets forth the areas more clearly and shows what the
proposed intent is. Best of all, if you go all the way down to the bottom of the page, you can click on
"Go to Discussion" and leave comments about any of the City areas discussed. (Sadly, there has been
no feedback posted to date!) This is probably the easiest and most efficient way to leave feedback.
After reviewing the information about the proposed updated Housing Element, I would encourage you
to submit some sort of feedback to the City so that your voice is heard!
Sincerely,
Carrera Mullinax
(949) 230-4119
SS3-660
From: Jim Auster <jimauster@hotmail.com>
Sent: Wednesday, March 17, 202110:38 AM
To: Sam Hoelscher <sam.hoelscher@gmail.com>
Cc: Andrea Kane <californiakane@yahoo.com>; Andrea Pronk-Dunn <apronkdunn@yahoo.com>; Angie
Vazirian <angievazirian@gmail.com>; Anne Ima <anneima@yahoo.com>; Anthony Nguyen
<blueporsche3@yahoo.com>; Barb & Bill Goring <bjsihilling@gmail.com>; Beth Darling
<bdarling001@road run ner.com>; Bill & Lisa Cope <cope2003@sbcglobal.net>; Brad Larkins
<brad.larkins@outlook.com>; Brett Mullinax <brettmullinax3@gmail.com>; Brian Barson
<brianbarson@gmail.com>; Bruce & Donna McMeikan <donnamcmeikan@gmail.com>; Caroline
Dobbins <carolinedobbins@icloud.com>; Carrera Mullinax <carreramullinax@gmail.com>; Christina
Larkins <christina_larkins@hotmail.com>; Cole Cannon <colepcannon@gmail.com>; Craig Ima
<craigima@yahoo.com>; Curtis Murrell <curtism@pcwservices.com>; Cyle Kasper
<cylekspr@gmail.com>; Dan & Christy Walker <cityroofing1357@gmail.com>; David Doyle
<DDoyle@avcity.org>; Devon Niccole <dniccole@gmail.com>; Donovan McReynolds
<dcmcreynolds@yahoo.com>; Ed Matthias <ematthias@sbcgloba1.net>; Heather Proud
<hproud949@gmail.com>; Jackie Land <jackieland@sbcgloba1.net>; Jake Winkle
<jakewinkle@gmail.com>; Janice Burns <JanBurns@msn.com>; Jeff Roberts <2jeffroberts@gmail.com>;
Jennifer Michelle Hoelscher <jennifer@ams-ca.com>; Jim Panetta <jpanetta24@gmail.com>; John
Chapman <john.chapman@wpwm.com>; Johnson Andrews <andrewsadvisory@gmail.com>; Julie
Lowery <lowerynewport@yahoo.com>; Justin Cable <jcable@gmail.com>; Kady Carson
<kadycarson@yahoo.com>; Karen & Gary Martin <kymartin@uci.edu>; Kerry Simpson
<ksimpson@moffattnichol.com>; Kimberly Wright <kimberlycabo09@gmail.com>; Kurt Kawczynski
<kurt_kawczynski@yahoo.com>; Kyle Robar <ktrobar@gmail.com>; Lance Emery
<lance.emery@steadfastco.com>; Laura Caputo <caputogirls@yahoo.com>; Leland Berggren
<Iberggren23@gmail.com>; Linda Giedt <Iclemensgiedt@gmail.com>; Louise Grimm
<louisemgrimm@yahoo.com>; Marlene Hester <marlenehester@cox.net>; Matt Clark
<mjlclark@road runner.com>; Matt Nestlerode <nestlerode. matt@gmail.com>; Maureen & Pat Peters
<mo@gsainfo.com>; Meleah Johnson <meleahmail@gmail.com>; Merrilee Bliss
<merrileebliss@gmail.com>; Mickey Steinmeyer <mickeysteinmeyer@gmail.com>; Mike Smith
<mws.aspenroyal@gmail.com>; Nancy Kaufman <nankaufman@gmail.com>; Neil Treffers
<ntreffers@yahoo.com>; Nick Kerr <nkerr22@hotmail.com>; Patricia Delgado
<pdelgadol5@gmail.com>; Peggy Kerr <peggykerr22@hotmail.com>; Philippa Wagoner
<phiIiwag@yahoo.com>; Ray Kang <raykangl0@gmail.com>; Romin Rad <rominrad@gmail.com>; Ron
Mariano <ronmariano@earthlink.net>; Ryan Schleiger <schleige@yahoo.com>; Scott Proud
<Proud858@hotmail.com>; Season Leech <sleech@nmusd.us>; Shane Bradley
<shane.d.bradley@gmail.com>; Stephanie Simpson <kersteph@aol.com>; Summer Ball
<greylikesweddings@gmail.com>; Ted Farry <tedfarry@gmail.com>; Todd Wilson
<toddmwca@aol.com>; Treb Heining <treb@glasshouseballoon.com>; Troy Grover
<troygrover@gmail.com>; Troy Johnson <troy@troyjohnsonstudios.com>; Vince Do
<vincesdo@gmail.com>
Subject: Re: City of Newport Beach - DRAFT Circulation and Housing Element Updates
Sam,
City may move quickly to rezone NB golf course recreational open space for residential, a big loss that
will change character of our neighborhood.
SS3-661
We should respond immediately with strong opposition. Housing can be done with market incentives for
higher densities on existing residential and commercial, but never set precedent for residential rezoning
anywhere on open space, golf courses, sport facilities, beaches, parks, Back Bay, etc.
Jim Auster
20401 Bayview
9706187692
On Mar 17, 2021, at 10:34 AM, Sam Hoelscher <sam.hoelscher@gmail.com> wrote:
Neighbors, hope everyone is well.
I'm providing you this information for your awareness - there's a lot of information attached and will
take some time to digest. I'm no expert nor will I pretend to be educated on the City's process for these
updates, so I'll refrain from offering an opinion or analysis for the time being.
The only information that caught my attention after a quick scan was the Housing Element update,
specifically Section 4: Housing Update (beginning on page 135). The City has included our neighborhood
in the "Airport Area" (their definition). It appears the City has identified 162 acres of possible new
housing sites; the closest parcels to us located within the existing golf course on the opposite side of
Birch across the street from the driving range (reference the map on page 209). The draft plan calls for a
total of 2,426 new units, 80% of which are to be lower income affordability units and 20%
moderate affordability income units. Most of these are likely to be situated closer to the airport, but as
you see in the map a part of the golf course is being considered.
I'm posting these documents in our group's google drive folder to the file size (sorry for the additional
clicks).
https://drive.google.com/drive/folders/llybBvE6WhvFnLGliHo3xXlxphClcTIfa?usp=sharing
Below is the link to the City website where I grabbed the information.
https://www.newportbeachca.gov/government/departments/community-development/planning-
division
Orange Tier here we come!
Sam
Virus -free. www.avq.com
SS3-662
Housing Element Update Advisory Committee - March 17, 2021
Item III 1 - Additional Materials Received
Public Comments on Non -Agenda Items
From: Debbie
To: Housina Element Update Advisory Committee
Cc: ddixon(abneportbeachca.gov; Duffield. Duffy; Muldoon, Kevin; Blom, Noah; Brenner, Jov; 0"Neill, William
Subject: RHNA Development in Corporate Plaza, Newport Center
Date: Thursday, March 4, 2021 11:58:12 AM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Dear Chair Tucker and Members of the Committee:
I've been a resident of Harbor View Hills for 20 years and I can't believe how much
our quality of life here in Newport Beach has changed from over population, pollution
from the airplanes, homelessness issues and it seems to keep getting worse.
I implore you to preserve at least the views we paid a dear price to enjoy from our
community. Our Harbor View Hills Community Association is made up of 146 homes,
who along with residents of 100 homes in Harbor View Broadmoor, have for over 60
years enjoyed the height limit protection of the City's Sight Plane Ordinance (#1596).
The ordinance limits the height of all buildings and landscaping to a maximum height
of 32 feet and never to invade the Sight Plane.
It is important to remember the historical basis for this ordinance. In 1960, The Irvine
Company began selling homes in Harbor View Hills with views of the Bay, Ocean and
City. The Company also owned most of the vacant land in Newport Center. Agreeing
they could not sell the same view twice, The Irvine Company agreed to the Sight
Plane Ordinance to protect the views from Harbor View Hills across the land that is
now Corporate Plaza, Corporate Plaza West, CdM Plaza and the Library and City
Hall sites. For over 60 years, hundreds of residents of Harbor View Hills have
purchased their homes and paid a very substantial premium for this protected view.
We understand that your committee and the City have a difficult task to accommodate
the demands of the state in the RHNA numbers. However, we ask that your planning
and recommendations to the City Council respect the long established height limits
reflected in the Sight Plane Ordinance.
Regards,
Debbie Rincon
1006 Sea Lane
Corona Del Mar, CA 92625
SS3-663
Housing Element Update Advisory Committee - March 17, 2021
Item III 1 -Additional Materials Received
Public Comments on Non -Agenda Items
From: drbeloveCcbaol.com
To: Housing Element Update Advisory Committee
Subject: RHNA Development in Corporate Plaza, Newport Center
Date: Thursday, March 4, 2021 12:26:31 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
TO: Housing Element Update Advisory Committee
HEupdate@newportbeachca . gov
Dear Chair Tucker and Members of the Committee:
TO: Newport Beach City
Council citycouncil@newdortbeachca.gov bevery@newnortbeachca.gov
Re: RHNA Development in Corporate Plaza, Newport Center
Dear Mayor Avery and Members of the City Council
Our Harbor View Hills Community Association is made up of 146 homes, who along
with residents of 100 homes in Harbor View Broadmoor, have for over 60 years
enjoyed the height limit protection of the City's Sight Plane Ordinance (#1596).
The ordinance limits the height of all buildings and landscaping to a maximum
height of 32 feet and never to invade the Sight Plane.
It is important to remember the historical basis for this ordinance. In 1960, The
Irvine Company began selling homes in Harbor View Hills with views of the Bay,
Ocean and City. The Company also owned most of the vacant land in Newport
Center. Agreeing they could not sell the same view twice, The Irvine Company
agreed to the Sight Plane Ordinance to protect the views from Harbor View Hills
across the land that is now Corporate Plaza, Corporate Plaza West, CdM Plaza
and the Library and City Hall sites. For over 60 years, hundreds of residents of
Harbor View Hills have purchased their homes and paid a very substantial
premium for this protected view.
We understand that your committee and the City have a difficult task to
accommodate the demands of the state in the RHNA numbers. However, we ask
that your planning and recommendations to the City Council respect the long
established height limits reflected in the Sight Plane Ordinance.
As a resident who would greatly suffer by the change, I urge you to consider the
long standing ordinance and vote accordingly.
Sincerely,
Rochelle Belove, DC
SS3-664
Housing Element Update Advisory Committee - March 17, 2021
Item III 1 - Additional Materials Received
Public Comments on Non -Agenda Items
From: Sally Chesebro
To: Housina Element Update Advisory Committee
Subject: Harbor View Hills Site Plane
Date: Thursday, March 4, 20212:27:31 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
We have been homeowners in Harbor View Hills since 1984. One of the
reasons we purchased our home was because of the protected ocean, bay and
city views provided by the height limit protection of the City's Sight Plane
Ordinance (#1596). The ordinance limits the height of all buildings and
landscaping to a maximum height of 32 feet and never to invade the Sight
Plane. We sincerely hope that we can continue enjoying this view.
We understand that your committee and the City have a difficult task to
accommodate the demands of the state in the RHNA numbers. However, we
ask that your planning and recommendations to the City Council respect the
long established height limits reflected in the Sight Plane Ordinance. It would
mean a lot for us to continue enjoying this community so much.
Respectfully,
Oren James Chesebro and Sally L. Chesebro
01 Virus -free. www.avast.com
SS3-665
Housing Element Update Advisory Committee - March 17, 2021
Item III 1 - Additional Materials Received
Public Comments on Non -Agenda Items
From: Jan Landstrom
To: Housina Element Update Advisory Committee
Subject: Sight Plane Ordinance
Date: Thursday, March 4, 20215:39:02 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Dear Chairman Tucker and Committee Members,
* I am one of the 146 Harbor View Hills homeowners who are very
concerned about the height limit protection of the city's Sight Plane
Ordinance (#1596).
* Please make FIRM your recommendation to the City Council that the
Ordinance is to limit the height of all buildings and landscape to a
MAXIMUM of 32 feet and never to invade the Sight Plane.
* Your cooperation re: this matter will be very much appreciated.
Thank you,
Jan Landstrom
1133 Ebbtide Road
SS3-666
Housing Element Update Advisory Committee - March 17, 2021
Item III 1 - Additional Materials Received
Public Comments on Non -Agenda Items
From: Lin He
To: Housina Element Update Advisory Committee
Subject: Re: RHNA Development in Corporate Plaza, Newport Center
Date: Thursday, March 4, 20216:27:47 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Dear Chair Tucker and Members of the Committee,
Our Harbor View Hills Community Association is made up of 146 homes, who along
with residents of 100 homes in Harbor View Broadmoor, have for over 60 years
enjoyed the height limit protection of the City's Sight Plane Ordinance (#1596). The
ordinance limits the height of all buildings and landscaping to a maximum height of 32
feet and never to invade the Sight Plane.
It is important to remember the historical basis for this ordinance. In 1960, The Irvine
Company began selling homes in Harbor View Hills with views of the Bay, Ocean,
and City. The Company also owned most of the vacant land in Newport Center.
Agreeing they could not sell the same view twice, The Irvine Company agreed to the
Sight Plane Ordinance to protect the views from Harbor View Hills across the land
that is now Corporate Plaza, Corporate Plaza West, CdM Plaza, and the Library and
City Hall sites. For over 60 years, hundreds of residents of Harbor View Hills have
purchased their homes and paid a very substantial premium for this protected view.
We understand that your committee and the City have a difficult task to accommodate
the demands of the state in the RHNA numbers. However, we ask that your planning
and recommendations to the City Council respect the long-established height limits
reflected in the Sight Plane Ordinance.
Thanks,
Lin He, a long-time resident of the Harbor View Hills (Original) Community
"Design * Build * Investment"
httD://www.Rellioninc.com
Cell: (949) 209-9896
Office: (949) 209-9610
LHe@Rellionlnc.com
DRE #: 01872102 CSLB #: 996937
SS3-667
Housing Element Update Advisory Committee - March 17, 2021
Item III 1 - Additional Materials Received
Public Comments on Non -Agenda Items
From: aolfcarrsCabaol.com
To: Housina Element Update Advisory Committee
Subject: Newport Beach Sight Plane Ordinance
Date: Friday, March 5, 2021 12:42:54 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Dear Chair Tucker and members of the Housing Element Update Advisory Committee:
I have been a resident of the Harbor View Hills community, for 43 years, having purchased my home in
1978. 1 have been fortunate to enjoy the height limit protection of the City's Sight Plane Ordinance. I ask
that you and your committee respect and follow the long established height limits reflected in the Sight
Plane Ordinance.
Thank you,
Joan Carr
1038 Sea Lane
Corona del Mar, Ca. 92625
SS3-668
Housing Element Update Advisory Committee - March 17, 2021
Item III 1 - Additional Materials Received
Public Comments on Non -Agenda Items
From: Andrea Olson
To: Housina Element Update Advisory Committee
Cc: ddixon(abneportbeachca.gov; Duffield. Duffy; Muldoon, Kevin; Blom, Noah; Brenner, Jov; 0"Neill, William
Subject: RHNA Development in Corporate Plaza, Newport Center
Date: Friday, March 5, 20217:35:48 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Dear Chair Tucker and Members of the Committee -
Our Harbor View Hills Community Association is made up of 146 homes, who along with
residents of 100 homes in Harbor View Broadmoor, have for over 60 years enjoyed the height
limit protection of the City's Sight Plane Ordinance (#1596). The ordinance limits the height
of all buildings and landscaping to a maximum height of 32 feet and never to invade the Sight
Plane.
It is important to remember the historical basis for this ordinance. In 1960, The Irvine
Company began selling homes in Harbor View Hills with views of the Bay, Ocean and City.
The Company also owned most of the vacant land in Newport Center. Agreeing they could not
sell the same view twice, The Irvine Company agreed to the Sight Plane Ordinance to protect
the views from Harbor View Hills across the land that is now Corporate Plaza, Corporate
Plaza West, CdM Plaza and the Library and City Hall sites. For over 60 years, hundreds of
residents of Harbor View Hills have purchased their homes and paid a very substantial
premium for this protected view.
We understand that your committee and the City have a difficult task to accommodate the
demands of the state in the RHNA numbers. However, we ask that your planning and
recommendations to the City Council respect the long established height limits reflected in the
Sight Plane Ordinance.
Thank you,
Andrea & Nate Olson
Homeowners
SS3-669
Housing Element Update Advisory Committee - March 17, 2021
Item III 1 - Additional Materials Received
Public Comments on Non -Agenda Items
From: fleetwind(cbreaaan.com
To: Housina Element Update Advisory Committee
Subject: City"s Sight Plane Ordinance #1596
Date: Sunday, March 7, 2021 12:35:26 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Dear Chair Tucker and Members of the Committee:
The City's Sight Plane Ordinance was established for the residents to have protected views of the bay,
ocean and city. Hundreds of residents for more than 60 years have purchased these homes in Harbor
View Hills Community Association and Harbor View Broadmoor for a protected view. In addition, recent
resales have been in the multi millions.
We are sure you are able to find a way to meet the State's RHNA numbers without changing height limits
in the City's Sight Plane Ordinance. We certainly respect and appreciate your efforts keeping our
Ordinance viable.
John and Sue Patterson
Harbor View Hills Community Association resident
SS3-670
Housing Element Update Advisory Committee - March 17, 2021
Item III 1 - Additional Materials Received
Public Comments on Non -Agenda Items
From: Peggy
To: Housing Element Update Advisory Committee; Dent - City Council; Avery. Brad
Cc: Dixon. Diane; Duffield. Duffy; Muldoon, Kevin; Blom, Noah; Brenner, Joy; 0"Neill, William
Subject: RHNA Development in Corporate Plaza, Newport Center
Date: Sunday, March 7, 20212:37:55 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Our Harbor View Hills Community Association is made up of 146 homes, who along with
residents of 100 homes in Harbor View Broadmoor, have for over 60 years enjoyed the height
limit protection of the City's Sight Plane Ordinance (#1596). The ordinance limits the height
of all buildings and landscaping to a maximum height of 32 feet and never to invade the Sight
Plane.
It is important to remember the historical basis for this ordinance. In 1960, The Irvine
Company began selling homes in Harbor View Hills with views of the Bay, Ocean and City.
The Company also owned most of the vacant land in Newport Center. Agreeing they could not
sell the same view twice, The Irvine Company agreed to the Sight Plane Ordinance to protect
the views from Harbor View Hills across the land that is now Corporate Plaza, Corporate
Plaza West, CdM Plaza and the Library and City Hall sites. For over 60 years, hundreds of
residents of Harbor View Hills have purchased their homes and paid a very substantial
premium for this protected view.
We understand that your committee and the City have a difficult task to accommodate the
demands of the state in the RHNA numbers. However, we ask that your planning and
recommendations to the City Council respect the long established height limits reflected in the
Sight Plane Ordinance.
Sincerely,
Peggy Phillips
3007 Harbor View Dr
SS3-671
Housing Element Update Advisory Committee - March 17, 2021
Item III 2 - Additional Materials Received
Public Comments on Non -Agenda Items
From:
Andv
To:
Housing Element Update Advisory Committee
Subject:
Please Honor the Newport Beach Sight Plane Ordinance (#1596)
Date:
Friday, March 12, 20213:34:11 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Dear Committee Members:
In 1985, I purchased my home in Harbor View Hills, rather than in another less expensive
location, because of the views it afforded AND because of the protections embodied in the
City of Newport Beach Sight Plane Ordinance (#1596), the building height and landscaping
limits of which assured me that our views would be protected.
We realize that that your committee and the City have a difficult task to accommodate the
demands of the state in the RHNA numbers. However, we ask that your planning
and recommendations to the City Council respect the long established height limits reflected
in the city's Sight Plane Ordinance.
ANDREW CAMPBELL
ANN CAMPBELL
1133 White Sails Way
Corona Del Mar, CA 92625
areavercaD(d)rnsn.com
M: 714-325-6659
SS3-672
Housing Element Update Advisory Committee - March 17, 2021
Item III 2 - Additional Materials Received
Public Comments on Non -Agenda Items
From: Chris Kalivas
To: Housina Element Update Advisory Committee
Subject: RHNA Development in Corporate Plaza, Newport Center
Date: Sunday, March 14, 20215:04:08 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Dear Chair Tucker and Members of the Committee:
I am a concerned citizen residing on Harbor View Drive, Corona Del Mar, CA. My
wife and I have been homeowners here since 2004 and we love our residence and its
view.
Our Harbor View Hills Community Association is made up of 146 homes, who along
with residents of 100 homes in Harbor View Broadmoor, have for over 60 years
enjoyed the height limit protection of the City's Sight Plane Ordinance (#1596). The
ordinance limits the height of all buildings and landscaping to a maximum height of 32
feet and never to invade the Sight Plane.
It is important to remember the historical basis for this ordinance. In 1960, The Irvine
Company began selling homes in Harbor View Hills with views of the Bay, Ocean and
City. The Company also owned most of the vacant land in Newport Center. Agreeing
they could not sell the same view twice, The Irvine Company agreed to the Sight
Plane Ordinance to protect the views from Harbor View Hills across the land that is
now Corporate Plaza, Corporate Plaza West, Corona del Mar Plaza and the Library
and City Hall sites. For over 60 years, hundreds of residents of Harbor View Hills
have purchased their homes and paid a very substantial premium for this protected
view.
We understand that your committee and the City have a difficult task to accommodate
the demands of the state in the RHNA numbers. However, we respectfully ask that
your planning and recommendations to the City Council, respect the long established
height limits reflected in the Sight Plane Ordinance.
Sincerely,
Chris and Pamela Kalivas
cjkalivas&cox.net
(949)701-6344
SS3-673
Housing Element Update Advisory Committee - March 17, 2021
Item III 2 - Additional Materials Received
Public Comments on Non -Agenda Items
From:
Carroll Hochschild
To:
Housing Element Update Advisory Committee
Subject:
sightlines
Date:
Monday, March 15, 2021 10:36:51 AM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Our Harbor View Hills Community Association is made up of 146 homes, who along
with residents of 100 homes in Harbor View Broadmoor, have for over 60 years
enjoyed the height limit protection of the City's Sight Plane Ordinance (#1596). The
ordinance limits the height of all buildings and landscaping to a maximum height of 32
feet and never to invade the Sight Plane.
It is important to remember the historical basis for this ordinance. In 1960, The Irvine
Company began selling homes in Harbor View Hills with views of the Bay, Ocean and
City. The Company also owned most of the vacant land in Newport Center. Agreeing
they could not sell the same view twice, The Irvine Company agreed to the Sight
Plane Ordinance to protect the views from Harbor View Hills across the land that is
now Corporate Plaza, Corporate Plaza West, CdM Plaza and the Library and City
Hall sites. For over 60 years, hundreds of residents of Harbor View Hills have
purchased their homes and paid a very substantial premium for this protected view.
We understand that your committee and the City have a difficult task to accommodate
the demands of the state in the RHNA numbers. However, we ask that your planning
and recommendations to the City Council respect the long established height limits
reflected in the Sight Plane Ordinance.
®❑ Virus -free. www.avast.com
SS3-674
Housing Element Update Advisory Committee - March 17, 2021
Item III 2 - Additional Materials Received
Public Comments on Non -Agenda Items
From: Jim Tucker
To: Housing Element Update Advisory Committee
Cc: Brenner, Joy
Subject: RHNA Development in Corporate Plaza, Newport Center
Date: Monday, March 15, 20213:10:42 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
Our Harbor View Hills Community Association consists of 146 homes, in addition with residents of 100 homes in
Harbor View Broadmoor, have for over 60 years enjoyed the height limit protection of the City's Sight Plane
Ordinance (#1596). The ordinance limits the height of all buildings and landscape to a maximum of 32 feet and
never invade the Sight Plane.
The Irvine Company agreed to the Sight Plane Ordinance to protect the views from Harbor View Hills across the
land that is Corport Plaza, the Library and City Hall. We understand that your committee and the City have a
difficult task to accommodate the demands of the state in the RHNA numbers. However, we ask that your planning
and recommendations to the City Council respect the long established height limits reflected in the Sight Plane
Ordinance.
Jim Tucker
2821 Pebble Drive
Corona del Mar
Sent from my iPad
SS3-675
Housing Element Update Advisory Committee - March 17, 2021
Item III 2 - Additional Materials Received
Public Comments on Non -Agenda Items
From: Debra Allen
To: Housing Element Update Advisory Committee
Subject: Fwd: San Diego case dealing with voter approval of housing development and RHNA
Date: Monday, March 15, 2021 11:01:21 AM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Subject: Re: San Diego case dealing with voter approval of housing
development and RHNA
Dear Chair Tucker and members of the Committee'
Several times in the HEUAC meetings, staff and some members of the committee have referred to a
case from North San Diego County where apparently the court held that a voter initiative similar to
our Greenlight ((City Charter Sec. 423) could not be used to avoid the mandates of the state in the
RHNA housing numbers. I have now discovered that case is not a published opinion.
I don't think you meant any harm, but I think you should stop referring to that case. First of all
because it is against the law in California to cite or rely on any case that is not a published opinion.
[CRC 8.1115(a)] Therefore your reference to that case could be misleading to the public. I know I
was led to believe that case had some application to Newport Beach. Since it is not a published
opinion, nothing in that case would prevent the citizens of Newport Beach from voting down this
outrageous state RHNA demand to add over 4,800 new housing units and tens of thousands of new
residents to our City's already congested roads and overtaxed infrastructure.
Thanks you for your consideration.
Debra Allen
SS3-676
Housing Element Update Advisory Committee - March 17, 2021
Item III 2 - Additional Materials Received
Public Comments on Non -Agenda Items
From: Debra Allen
To: O"Neill. William; Housing Element Update Advisory Committee
Cc: Tucker, Larry; Harp, Aaron
Subject: Re: San Diego case dealing with voter approval of housing development and RHNA
Date: Monday, March 15, 2021 1:03:49 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
To Attorneys for the HEUAC,
In response to Councilmember Will O'Neill's e-mail, I said in my e-mail the reference to an unpublished decision
from some other city in an official public hearing of a Newport Beach official committee was misleading and I think
it is. I didn't say anyone on staff or the committee ever said the case was "binding." . However, I know of no
purpose for which that case is relevant to the HEUAC proceedings unless discussed as a court opinion with some
authority. Your response refers to none. Even to suggest the unpublished decision is persuasive or relevant to
Newport Beach for any purpose is to place some reliance on the case and I submit that is a violation of the
California rule I cited.. I do not think anyone on staff or the committee intended to mislead the public but I think
that could be the result. So I suggest the staff and committee refrain from discussing the case in official public
hearings of the HEUAC, unless and until the case has some legal authority, which very clearly under the Ca law I
cited it does not.
Sincerely,
Debra Allen
On Monday, March 15, 2021, 11:18:08 AM PDT, O'Neill, William <woneill@newportbeachca.gov> wrote:
Debra - we are all attorneys on this response. We all know that it's not illegal to reference legal
proceedings that have occurred. That rule of court cited has to do with legal briefings. No one has said
that it's binding. When it is referenced, it is discussed as a cautionary tale. If you're going to push back
on us for a legal issue, please don't overstate a citation.
Will O'Neill
Newport Beach City Council
Visit www.newportbeachca.gov/covid19 to see our City's response to the coronavirus pandemic. Please
sign up for City updates.
On Mar 15, 2021, at 12:01 PM, Debra Allen <debraeallen@yahoo.com> wrote:
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sender and know the content is safe.
Subject: Re: San Diego case dealing with voter approval of housing
development and RHNA
Dear Chair Tucker and members of the Committee'
Several times in the HEUAC meetings, staff and some members of the committee
SS3-677
Housing Element Update Advisory Committee - March 17, 2021
Item III 2 - Additional Materials Received
Public Comments on Non -Agenda Items
have referred to a case from North San Diego County where apparently the court held
that a voter initiative similar to our Greenlight ((City Charter Sec. 423) could not be
used to avoid the mandates of the state in the RHNA housing numbers. I have now
discovered that case is not a published opinion.
I don't think you meant any harm, but I think you should stop referring to that case.
First of all because it is against the law in California to cite or rely on any case that is
not a published opinion. [CRC 8.1115(a)] Therefore your reference to that case could
be misleading to the public. I know I was led to believe that case had some
application to Newport Beach. Since it is not a published opinion, nothing in that case
would prevent the citizens of Newport Beach from voting down this outrageous state
RHNA demand to add over 4,800 new housing units and tens of thousands of new
residents to our City's already congested roads and overtaxed infrastructure.
Thanks you for your consideration.
Debra Allen
SS3-678
Housing Element Update Advisory Committee - March 17, 2021
Item III 3 - Additional Materials Received
Public Comments on Non -Agenda Items
From: Elizabeth Hallett
To: Housina Element Update Advisory Committee; Dept - City Council; Dixon, Diane; Duffield, Duffv; Muldoon, Kevin;
Blom, Noah; Brenner, Joy; C"Neill, William; Avery, Brad
Subject: RHNA Development in Corporate Plaza, Newport Center
Date: Monday, March 15, 20218:23:02 PM
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content is safe.
Dear Chair Tucker, Members of the HE Update Advisory Committee, Mayor
Avery and Newport Beach City Council Members,
Our Harbor View Hills Community Association is made up of 146 homes. Our
homeowners, along with residents of 100 homes in Harbor View Broadmoor, have, for
more than 60 years, enjoyed the height limit protection of the City's Sight Plane
Ordinance (#1596). The ordinance limits the height of all buildings and landscaping to
a maximum height of 32 feet and it forbids invasion of the Sight Plane.
Please note the historical basis for this ordinance: In 1960, The Irvine Company
began selling homes in Harbor View Hills with views of the Bay, Ocean and City. The
Irvine Company also owned most of the vacant land in Newport Center. The Irvine
Company recognized that the company could not sell the same view twice, so it
agreed to the Sight Plane Ordinance to protect the views from Harbor View Hills
across the land that is now Corporate Plaza, Corporate Plaza West, CdM Plaza and
the Library and City Hall sites. For more than 60 years, hundreds of residents of
Harbor View Hills have purchased their homes and paid a very substantial premium
for this protected view.
We understand that the HE Update Advisory Committee and the City Council have a
difficult task to accommodate the demands of the state in the RHNA numbers.
However, we ask that you respect the long-established height limits reflected in the
Sight Plane Ordinance.
Thank you for your consideration.
Best regards,
Beth Hallett
SS3-679
Housing Element Update Advisory Committee - March 17, 2021
Item III 3 - Additional Materials Received
Public Comments on Non -Agenda Items
From: Bruce Hallett
To: Housina Element Update Advisory Committee; Dept - City Council; Dixon, Diane; Duffield, Duffy; Muldoon, Kevin;
Blom, Noah; Brenner, Joy; 0"Neill, William
Subject: Please Stop RHNA Development in Corporate Plaza, Newport Center!
Date: Tuesday, March 16, 20212:51:03 PM
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content is safe.
Dear Chair Tucker, Members of the HE Update Advisory Committee, Mayor Avery and
Newport Beach City Council Members,
Our Harbor View Hills Community Association is made up of 146 homes. Our homeowners,
along with residents of 100 homes in Harbor View Broadmoor, have, for more than 60
years, enjoyed the height limit protection of the City's Sight Plane Ordinance (#1596). The
ordinance limits the height of all buildings and landscaping to a maximum height of 32 feet
and it forbids invasion of the Sight Plane.
Please note the historical basis for this ordinance: In 1960, The Irvine Company began
selling homes in Harbor View Hills with views of the Bay, Ocean and City. The Irvine
Company also owned most of the vacant land in Newport Center. The Irvine Company
recognized that the company could not sell the same view twice, so it agreed to the Sight
Plane Ordinance to protect the views from Harbor View Hills across the land that is now
Corporate Plaza, Corporate Plaza West, CBM Plaza and the Library and City Hall sites.
For more than 60 years, hundreds of residents of Harbor View Hills have purchased their
homes and paid a very substantial premium for this protected view.
We understand that the HE Update Advisory Committee and the City Council have a
difficult task to accommodate the demands of the state in the RHNA numbers. However,
we ask that you respect the long-established height limits reflected in the Sight Plane
Ordinance.
Thank you for your consideration.
Bruce Hallett
SS3-680
Housing Element Update Advisory Committee - March 17, 2021
Item No. V(c) - Additional Materials Received
Initial Draft Housing Element Overview
From:
dave(.aearsi.com
To:
Housing Element Update Advisory Committee
Subject:
HE Update Comments - Questions
Date:
Friday, March 12, 2021 11:11:03 AM
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content is safe.
Mr. Chairman, Members of the Committee,
In advance of the March 17th Committee meeting on the draft Housing Element Update, I had the
following questions.
1. Compared to the existing Land se Element, what is the maximum increase in housing units
permitted by the draft Housing Element Update?
2. Compared to the existing Land Use Element, what is the maximum increase in housing units
with the addition of the maximum number of density bonus units permitted by the draft
Housing Element update?
3. In determining the increase in units above, what are the assumptions used?
• For example what is the ratio of affordable to market rate units assumed for new
development? Current projects have provided these levels:
o The 2510 WCH project provided approximately 9% affordability
o The Uptown Newport project provided approximately 3.75% affordability
4. In determining compliance with the City RHNA allocation, is the Committee taking into
consideration the mandate for the City to reduce total GHG emissions 40% below 1990 levels
by 2030? The more units permitted, the greater this challenge.
Thanks,
Dave
David J. Tanner, President
Environmental & Regulatory Specialists, Inc.
223 62nd Street
Newport Beach, CA 92663
949 646-8958 wk
949 233-0895 cell
Notice of Confidentiality:
This e-mail and any attachments thereto, is intended only for use by the address(s) named herein
and may contain legally privileged and/or confidential information. If you are not the intended
recipient of this e-mail, you are hereby notified that any dissemination, distribution or copying of
this email, and any attachments thereto, is strictly prohibited. If you have received this e-mail in
error, please notify me by e-mail by replying to this message and permanently delete the original
and any copy of any email and any printout thereof.
SS3-681
Housing Element Update Advisory Committee - March 17, 2021
Item No. V(c)- 2 - Additional Materials Received
Initial Draft Housing Element Overview
From: Hoiyin Ip
To: Housina Element Update Advisory Committee
Subject: public comment: gas stations
Date: Tuesday, March 16, 20219:33:49 AM
Attachments: Screen Shot 2021-03-16 at 9.24.46 Wma
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content is safe.
Dear Housing Element Update Advisory Committee,
Could gas stations become potential housing sites?
California will stop selling gas -powered cars by 2035, that's 14 year away. More people driving EVs
meaning less business for gas stations. There's a movement of banning new gas stations. I quickly
looked into 2009-2019 data in Newport Beach (also Irvine and Laguna Beach). Trends show the cities
have had decreased number of gas stations and gasoline sales. Below is Newport Beach data. And
City website shows population increased from 84,595 to 85,706 for the same period.
SS3-682
21000000
20000000
19000000
18000000
IM00000
1&000000
19000000
14000000
Housing Element Update Advisory Committee - March 17, 2021
Item No. V(c)- 2 - Additional Materials Received
Initial Draft Housing Element Overview
Gasoline Sales (Gallons)
2009 2414 2011 2412 2013 2414 2015 2016 2017 2018 2419
Gas Stations
2009 2010 2411 2412 2413 2414 2015 2016 2017 2018 2019
Thanks!
Hoiyin
SS3-683
Housing Element Update Advisory Committee - March 17, 2021
Item No. V(c)- 2 - Additional Materials Received
Initial Draft Housing Element Overview
From: dave(@earsi.com
To: Housing Element Update Advisory Committee
Cc: Avery, Brad; Juriis, Seimone; Campbell, Jim; Zdeba, Benjamin
Subject: Comments on Draft Housing Element
Date: Tuesday, March 16, 2021 12:32:29 PM
Attachments: Draft Housing Element Comments 3-16-21.odf
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content is safe.
IN
Attached are my comments and recommendations following review of the draft Housing Element.
Cheers,
Dave
David J. Tanner
223 62nd Street
Newport Beach, CA 92663
949 646-8958 home
949 233-0895 cell
Notice of Confidentiality:
This e-mail and any attachments thereto, is intended only for use by the address(s) named herein
and may contain legally privileged and/or confidential information. If you are not the intended
recipient of this e-mail, you are hereby notified that any dissemination, distribution or copying of
this email, and any attachments thereto, is strictly prohibited. If you have received this e-mail in
error, please notify me by e-mail by replying to this message and permanently delete the original
and any copy of any email and any printout thereof.
SS3-684
Housing Element Update Advisory Committee - March 17, 2021
Item No. V(c)- 2 - Additional Materials Received
Initial Draft Housing Element Overview
Draft Housing Element
Comments March 16, 2021
General
Top Priorities
Satisfying the state mandated housing requirement is the predominant factor driving the direction of the
Housing Element/General Plan update. The City has chosen to proceed with the Housing Element and
Circulation Element updates first, followed by the Land Use other and remaining Elements. In updating
the Housing and Circulation Elements the City needs to incorporate additional mandates beyond
accommodating RHNA. The direction the Country is going, is to reduce GHG emissions to reduce
mankind's impact on climate change. To become carbon neutral by 2050, if not sooner. The Country's
Climate change polices are largely being driven by California law (SB32). These policies mandate California
reduce its statewide GHG emissions to 40% below 1990 levels by 2030. Local Governments must do their
fair share. Federal and state funds will be allocated to this goal. Achieving the state GHG reduction
mandate and achieving state RHNA/housing affordability mandate should be the top priorities of the
General Plan Update.
The existing General Plan vision includes a significant reduction of ADT. Combining reductions in ADT, VMT
and GHG emissions city-wide, should be top priorities of the City's Housing and Circulation Element
Updates.
2030 Vision
Circumstances has changed significantly since the last General Plan update. The City needs to project a
vision of the City in 2030 to serve as a blueprint for this General Plan Update. What will the City's
population be? Where will the City's population growth be distributed? How many additional cars will
be on the City's roadways? What percentage of the population will be driving electric vehicles? What will
the City's circulation needs be given the mandated reduction in total VMT of 40% below 1990 levels?'
What will the City's carbon footprint be? What is Newport Beach's plan to reach carbon neutrality?
California Air Resources Board 2000-2018 GHG Inventory (2020 Edition)
24%, Indust
9q, E!actricky
'�TA?r
41 % • Transportation
1 A good example of a Climate Action Plan is the City of San Luis Obispo:
https://www.slocity.org/home/showpublisheddocument?id=27835
David Tanner
Page 1 of 8
Ctricity
Moors
%- Agriculture
& Pores"
5% • COMML4 lal
% Residential
SS3-685
Housing Element Update Advisory Committee - March 17, 2021
Item No. V(c)- 2 - Additional Materials Received
Initial Draft Housing Element Overview
Draft Housing Element
Comments March 16, 2021
We need to project these changes, not only in the City, but in the region? What types of measures will
local governments within SCAG implement to achieve these Housing, GHG and VMT reduction mandates?
How will the region's population growth impact the City?
Simply stated, we need to establish a 2030 Vision of where and how people and goods will move from
one place to another, how the City is going to accommodate state mandated housing/population growth,
maintain a jobs housing balance and protect, preserve and enhance where feasible, our quality of life,
health and safety.
Based on the 2030 Vision, we should craft the Housing Element, Circulation Element and other General
Plan Elements to be internally consistent. Without the Vision, we have no blueprint!
Top priority — Establish the City 2030 Vision now. When the City has a draft "2030 Vision", it should be
shared with the public for comment and later adopted by the City Council.
Implementation
Operation Warp Speed — we only have 9 years to achieve the 2030 Vision mandates. We cannot kick this
can down the road!
Specific Comments:
It is my belief the scope of the Housing Element Update should be limited to satisfying the statutory
housing requirements and RHNA. The intended scope is not to open the City up to construction of
thousands of additional new housing unit beyond what is needed to satisfy statutory requirements
and the City's RHNA requirement.
Housing legislation such as the Housing Accountability Act and AB 32 has made it difficult for local
governments to deny qualified housing development applications. Given land values, market factors
and landowner decisions which are beyond the City's control, achieving the affordable housing
mandates will be extremely difficult. Despite the City's best intensions, the City's development history
shows housing developments provide a low percentage of affordable to market rate housing. Housing
developers utilize affordable housing legislation, incentives, density bonuses allowances, concessions,
grant funding, etc. to establish project feasibility and profitability. This circumstance is not limited to
Newport Beach. A good example is the City of Long Beach. Portions of Long Beach are undergoing a
major transformation including high density housing and hotel projects. The link below provides a
description of the variety of City housing projects and affordability to market rate housing achieved.
https://la.curbed.com/maps/long-beach-development-downtown-project-map
The City of Newport Beach needs to come to terms with weather the current strategy for the Housing
Element Update will result in a Housing Element in full compliance with house legislation. It is a "Yes",
or "No" answer. I believe the current draft Housing Element Update is not in full compliance because
1) it does not have sufficient landowner support, 2) the City will be unable to construct the number
of affordable housing units required within the timeframe, and as a result 3) the City will not be able
to meet the annual monitoring/performance levels. In my opinion, state intervention appears
inevitable. Even if the City could find a way to meet the Housing Element affordability requirement it
David Tanner
Page 2 of 8
SS3-686
Housing Element Update Advisory Committee - March 17, 2021
Item No. V(c)- 2 - Additional Materials Received
Initial Draft Housing Element Overview
Draft Housing Element
Comments March 16, 2021
does not have the infrastructure to accommodate 20,000 + new units and its population that would
be required to meet the affordability requirement using the City's target affordability ratio of 20%
affordable to market rate units. The reality is to achieve the 2,400± affordable unit mandate, the City
will have to authorize construction of thousands more units than the total RHNA mandate of 4,800 ±
units.
The State could choose to pursue its police powers to challenge the City if it fails to provide an
adequate Housing Element. There will likely be many cities within SCAG that will challenge the state
housing mandates. The state is attempting to adopt "Streamlined Ministerial Approval Process,
Government Code Section 65913.4 Guidelines". If adopted, these Guidelines will make housing
approvals ministerial except in certain locations such as the coastal zone.
For the City's Housing Element Update to have "effect" it must have voter approval if it is subject to
Greenlight. Voter approval will be difficult, if not impossible to achieve once the voters understand
the level of development that would occur under the current approach.
Finally, the City has police powers it can exercise to protect the public's health, safety and welfare.
Preferred Compliance Strategy - Under the circumstances, I believe the best strategy to satisfy the
City's RHNA requirement is to sacrifice the minimum number of housing opportunity sites. Sites that
have landowner support and construct 100% affordable housing projects on these sites facilitated by
government financing. This is opposed to the current compliance strategy of attempting to rezone
numerous properties throughout the City some of which do not have landowner support, which will
allow construction of thousands more market -rate housing units than are needed to satisfy RHNA.
Alternative Housing Element Compliance Strategy
o I suggest the City provide HCD with an updated Housing Element limited to new statutory and
updated demographic information, Goals and Policies. Add a new policy stating the City's intent
to comply with all housing legislation. The City Council could certify the Housing Element Update
in this form which would be exempt from CEQA and Greenlight.
o Included with the Housing Element submittal to HCD is a separate "Streamline Housing
Implementation Plan Ordinance" (It could be titled Affordable Housing IP, or RHNA IP, or
whatever). The Streamline Housing Implement Plan Ordinance will identify the intent to comply
with state legislation and the procedures the City will implement to satisfy housing legislation
should a landowner/developer approach the City with a housing development application. The
Streamline Housing Implementation Plan Ordinance should be exempt from CEQA (Section
15060(c)(2), 15060(c)(3) & 15378) and Greenlight.
Alternatively, consider use of a "Resolution" because the City considers the housing shortage a
temporary condition (some of the housing legislation expires in 2025) and the order is a directive
relating primarily to internal municipal governmental affairs.
o Include with the Housing Element submittal to HCD the Streamline Housing Implementation Plan.
The Streamline Housing Implement Plan will identify the state housing legislation and the
procedures the City will implement to satisfy housing legislation should a landowner/developer
approach the City with a housing development application. The Plan will include the RHNA
David Tanner
Page 3 of 8
SS3-687
Housing Element Update Advisory Committee - March 17, 2021
Item No. V(c)- 2 - Additional Materials Received
Initial Draft Housing Element Overview
Draft Housing Element
Comments March 16, 2021
requirements, a list of candidate housing opportunity sites, their constraints, and the range of
residential units that could potentially occur on each site. The Plan will identify which of those
housing opportunity sites has landowner support. Describe the steps the City will take consistent
with state law and the City's Charter to accommodate housing on these sites should a property
owner submit a development application to develop the site for housing. The plan would include
the annual reporting and monitoring procedures. The Plan would not propose a General Plan
Amendment or Zone Change. The Plan will include streamline/fast-track procedures when a
qualified development application is submitted.
The Streamline Housing Implementation Plan would be considered during the Land Use Element
Update and CEQA documentation. The Land Use Element Update will likely be subject to
Greenlight. The Streamline Housing Implementation Plan could be the High -Density Alternative
in the EIR. Since the City does not control the housing market or the decisions of landowners,
the actual number of housing units constructed would be speculative. Individual housing
development project applications submitted prior to the adoption of the Updated Land Use
Element would continue to be processed individually as they are today.
Submit this material to HCD and see what they say. Negotiate from this point and provide additional
information as needed.
Given the ongoing effort by HCD to adopt "Streamlined Ministerial Approval Process, Government Code
Section 65913.4 Guidelines" the City's intent to comply should be clear by these documents. I doubt HCD
will ask the State Attorney General to sue the City or cut off its share of state tax revenues. Local
government challenges to the RHNA allocations are certain to occur, as well as challenges to the
Streamlined Ministerial Approval Process Guidelines if passed. If these Guidelines are passed, they will
make the Housing Element/Land Use Element mute. By pursuing this strategy, the City will be able to
take advantage of any changes in HCD policies as these challenges are resolved.
This strategy will be consistent with the LCP, (there will be no basis to support an LCP challenge to the
Coastal Commission). This strategy will allow the City to meet its Housing Element submittal deadline,
minimize expense to the City, minimizing the potential for significant community unrest and not overly
burden the City's efforts to meet the 2030 GHG reduction mandate by rezoning properties which could
generate higher levels of GHG emissions unnecessarily for housing that may never be developed.
This strategy will be compatible with the City's other 2 housing strategies, regulatory change and adoption
of measures to protect public health, safety and welfare.
The following comments are directed to the Draft Housing Element as written, but could be incorporated
into the Streamline Housing Implementation Plan above, should the City decide to pursue this or a similar
path.
• Housing opportunity sites should be prioritized. (rated on a 1-10 scale or by class I, II, III, etc.)
• Provide the minimum number of housing sites to satisfy RHNA + a housing buffer (the Banning Ranch
and/or the lowest priority site(s). HCD can always pressure the City to add more.
David Tanner
Page 4 of 8
SS3-688
Housing Element Update Advisory Committee - March 17, 2021
Item No. V(c)- 2 - Additional Materials Received
Initial Draft Housing Element Overview
Draft Housing Element
Comments March 16, 2021
• Housing Element in -fill sites should provide a Table with a column showing the maximum land
use/zoning density, a column showing the maximum density bonus density and a column showing the
total density/housing opportunity site.
Remember any increase in allowable emissions (density) beyond the 1990 levels will impact the City
GHG emissions reduction requirement (40% below 1990 levels by 2030). The more properties are re-
zoned to uses allowing higher GHG emissions, the bigger the City's challenge to meet 2030 mandates.
I don't know what the 1990 GHG levels were (probably those contained in the GP final EIR). I'm
guessing they did not project the maximum residential buildout permitted for those properties today.
Therefore, the measures needed to meet City's required reduction will likely be greater than currently
anticipated.
• Utilize development agreement(s) for prioritized sites (allow special incentives above and beyond for
the right project at the right site with a high level of affordability).
Allow density transfers from non-priority sites to priority sites. (example: away from Mariners Mile
where there is limited transportation infrastructure, higher risks to public safety from additional
housing development and a high probability, if not certainty of Coastal Development Permit appeals
to the Coastal Commission or triggering a Greenlight II movement.)
Note: HCD Draft "Streamlined Ministerial Approval Process, Government Code Section 65913.4
Guidelines" contain the following site restrictions:
"ARTICLE IV. DEVELOPMENT ELIGIBILITY
Section 401. Site Requirements
(b) The development proponent shall demonstrate that, as of the date the application is
submitted, the development is not located on a legal parcel(s) that is any of the following:
(1) Within a coastal zone, as defined in Division 20 (commencing with section 30000)
of the Public Resources Code."
• As an affordable housing incentive, consider allowing mixed-use with no garage/carport/on-site
parking (except for emergency vehicles and a limited number of guests) and allowing design
modifications to increase the family size the unit can accommodate. Residents would be dependent
on services like Uber, mass transit or other forms of transportation (UCI students might like to rent
space in this type of unit or large family units where the kids share a room). In the future when
autonomous cars are available, individuals of all income levels may choose not to own a car, not to
have a driver's license and not incur the cost of car insurance. These measures will help achieve
affordability and reduce total VMT and GHG emissions. It will be up to the developer to request these
incentives. This could be a position taken by the City to shift the requirement from total number of
housing units required to meet RHNA, to total population housed in its Housing Element.
• If possible, incorporate language into the Housing Element Update or it monitoring plan to allow the
City to cancel/terminate incentives as the RHNA requirements are satisfied. Alternatively, delay the
GPA/Zoning for these opportunity sites until an application is submitted, then Streamline/fast track
David Tanner Page 5 of 8
SS3-689
Housing Element Update Advisory Committee - March 17, 2021
Item No. V(c)- 2 - Additional Materials Received
Initial Draft Housing Element Overview
Draft Housing Element
Comments March 16, 2021
the entitlement. Once the properties are designated for residential use, state law may permanently
prohibit the City from downzoning the property in the future.
The Housing Element and other elements should state the GP update reflects the State mandated
vision, not the vision of the residents.
• Identify disadvantaged communities within the Housing Element.
• Disadvantaged Communities - The City should consider establishing new disadvantaged
community(s) to protect these communities from the adverse effects from new development and to
meet environmental justice standards.
From my research, disadvantaged communities are defined by state laws and entities like the
California PUC to qualify for specific government funding programs. They are normally tied to
minorities and income levels, but the definitions all indicate there could be other factors (again, the
term disadvantaged communities, and their definitions are tied to specific governmental funding
programs).
Example: CPUC
https://www.cpuc.ca.gov/discom/#:—:text=Disadvantaged%20communities/`20refers/`2Oto%20the,
of%20asthma%20and%20heart%20disease.
"Disadvantaged Communities
The Clean Energy and Pollution Reduction Act of 2015 (also known as Senate Bill 350 or SB
350) calls upon the CPUC to help improve air quality and economic conditions in communities
identified as "disadvantaged." For example, changing the way we plan the development and
future operations of power plants around the state, or rethinking the location of clean energy
technologies to benefit burdened communities. Additionally, SB 350 requires that the CPUC
and the California Energy Commission create a Disadvantaged Communities Advisory Group,
which assists the two Commissions in understanding how energy programs impact these
areas and could be improved. Read the CPUC's press release on the creation of the Advisory
Group.
What Is A Disadvantaged Community?
Disadvantaged communities refers to the areas throughout California which most suffer from
a combination of economic, health, and environmental burdens. These burdens include
poverty, high unemployment, air and water pollution, presence of hazardous wastes as well
as high incidence of asthma and heart disease. One way that the state identifies these areas
is by collecting and analyzing information from communities all over the
state. CalEnviroScreen, an analytical tool created by the California Environmental Protection
Agency (CaIEPA), combines different types of census tract -specific information into a score to
determine which communities are the most burdened or "disadvantaged." Insert a city or
town in the CalEnviroScreen map's search box here to see if it is considered a disadvantaged
community in this context.
How do Environmental Justice and Social Justice relate to Disadvantaged Communities?
David Tanner
Page 6 of 8
SS3-690
Housing Element Update Advisory Committee - March 17, 2021
Item No. V(c)- 2 - Additional Materials Received
Initial Draft Housing Element Overview
Draft Housing Element
Comments March 16, 2021
Environmental and social justice seeks to come to terms with, and remedy, a history of unfair
treatment of communities, predominantly communities of people of color and/or low-income
residents. These communities have been subjected to disproportionate impacts from one or
more environmental hazards, socio-economic burdens, or both. Residents have been
excluded in policy setting or decision-making processes and have lacked protections and
benefits afforded to other communities by the implementation of environmental and other
regulations, such as those enacted to control polluting activities. See CPUC Environmental and
Social Justice (ESJ) Action Plan web page.
ESJ communities include, but are not limited to:
• Disadvantaged communities, as identified by CalEPA's CalEnviroScreen tool,-
All
ool;All Tribal lands;
• Low-income households (Household incomes below 80 percent of the area median
income); and
• Low-income census tracts (Census tracts where aggregated household incomes are less
than 80 percent of area or state median income)."
I have found no restriction on the ability of a city/local government to create one or more
disadvantaged communities for its own reasons, based on its own definition(s), defined by its
standards for quality of life, level of protection for public health, safety and welfare. Depending on
the City's reasons, its disadvantage community(s) may or may not qualify for government funding.
One such reason for the City to designate its own disadvantaged community(s) would be to satisfy the
requirements of environmental justice. Disadvantaged communities would not be an acceptable
location for new housing. Examples of reasons why the City may want to designate certain areas
within the City as disadvantaged include:
o Areas subject to natural hazards (high fire risk, sea level rise, flooding, tsunami, ability to
evacuation quickly in the event of a disaster, earthquake risk)
o Areas subject to high noise levels
o Areas subject to Public Safety Power Shutoffs
o Areas subject to chronic public parking shortages
o Commercial zones subject to deficient parking
o Areas under the takeoff and departure paths from JWA (exposure to noise, unburnt fuel and
emissions)
o Areas in non-compliance with current development standards or have aging infrastructure
o Areas containing natural resources under stress from urbanization
• Master General Plan Update Schedule - Based on the available information, staff should develop a
Master General Plan Update schedule/timeline which itemizes the Housing Element Update and all
other element updates, zone changes, CEQA compliance, Greenlight vote, etc. The anticipated
description/scope of the Greenlight vote should be provided based on the information know at this
time. A cost estimate should be provided along with a preliminary risk assessment. The Master
Schedule should be updated periodically. Based on the available information, one or more
alternatives strategies (Master General Plan Update schedule/timeline) should be evaluated and
presented to the public for comment and to the City Council for guidance.
David Tanner
Page 7 of 8
SS3-691
Housing Element Update Advisory Committee - March 17, 2021
Item No. V(c)- 2 - Additional Materials Received
Initial Draft Housing Element Overview
Draft Housing Element
Comments March 16, 2021
• House Cleaning - We should be going through the Housing Element eliminating policies that are no
longer necessary, have been fully implemented or are infeasible.
We should summarize much of the data in the Draft Housing Element and attach the bulk of the
information to the Housing Element as appendices.
• Fear - Anything that is proposed/changed in favor of housing in the General Plan and Municipal Code
is likely to be made permanent by the state.
If the City is going to take steps to protect certain areas from the over -reach of state government, the
time to do so is before the State passes legislation to prevent the City from doing so.
David Tanner
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SS3-692