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HomeMy WebLinkAbout5c_Attachment 4_Current Housing Site Analysis & InventoryHousing Element Newport Beach General Plan 5-45 INVENTORY OF LAND SUITABLE FOR RESIDENTIAL DEVELOPMENT In 2006, the City completed a comprehensive update of its General Plan including an update of the Land Use Element. The General Plan recognizes that most of the City will be conserved with its existing patterns of uses and establishes policies for their protection and long-term maintenance. However, the General Plan identifies several areas where land use changes may be anticipated over time, including new residential opportunities. Other than Banning Ranch, this would occur within existing developed areas of the City as infill and replacement of previously permitted retail and office development capacity. These sites can realistically provide an attainable opportunity to create approximately 4,612 new housing units in the community, (up to 3,237 units excluding the Banning Ranch area). In accordance with Government Code Section 65583(a)(3) and 65583.2, the following section of the Housing Element provides an inventory and description of land determined suitable for residential development that can realistically be developed within the planning period. A detailed, parcel-specific analysis, inventory, and maps of available and suitable sites (Sites Analysis and Inventory) have been prepared and are included as Appendix H3. The Sites Analysis and Inventory is organized by the key opportunity areas within City (i.e., Banning Ranch, Corona del Mar, West Newport Mesa, Mariner’s Mile, Balboa Peninsula, Dover Dr./Westcliff Dr., Newport Center, and the Airport Area). The Sites Analysis and Inventory demonstrates the sites are currently available and unconstrained so as to provide realistic housing opportunities prior to October 2021 (the end of the planning period). A methodology describing the site selection process and calculations of achievable and realistic densities is included within the Sites Analysis and Inventory. To demonstrate the realistic development viability of the sites, the analysis also discusses: 1) whether appropriate zoning is in place; 2) the applicable development limits/densities and their impact on projected development capacity and affordability; 3) existing constraints including any known environmental issues; and 4) the availability of existing and planned public service capacity levels. Since a limited amount of vacant land remains in the community, future housing development would primarily be achieved through infill and reuse of sites with existing, underdeveloped or underutilized land uses. Table H32 summarizes the total residential development capacities identified in Sites Analysis and Inventory for each of the potential housing opportunity areas in the City. A general description and maps of each of the housing opportunity areas follows the table. Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-46 Table H32 Sites Analysis and Inventory Summary Areas General Plan Designation Zoning Designation Realistic Dwelling Unit Capacity* Density (du/acre) or Development Limit VACANT Banning Ranch RV and OS Planned Community (PC) 1,375 Maximum development limit of 1,375 du Corona del Mar RM RM 6 Development limit of 8 du permitted INFILL/MIXED-USE John Wayne Airport Area MU-H2 Planned Community (PC) 2061 30 du/ac minimum and 50 du/ac maximum. ** Development limit of 2,200 du permitted as replacement of existing uses (550 du permitted as infill) Newport Center MU-H3 and RM Planned Community (PC) 608 Development limit of 608 du permitted as infill Mariners’ Mile MU-W1 and MU-H1 MU-W1 and MU-MM 232 MU-W-1: ■ Mixed-Use FAR: 1.0 , with 0.5 for residential ■ Multi-Family Residential: 12 du/acre (50% of site) MU-MM: ■ Mixed-Use: FAR 1.5, with 1.0 for residential West Newport Mesa RM RM 71 18 du/ac Dover Dr./ Westcliff Dr. MU-H1 MU-DW 89 MU-DW: FAR 1.5, with 1.0 for residential Balboa Peninsula Area 170 Lido Marina Village MU-W2 and RM (20/ac) MU-W2 and (RM 2178) 62 MU-W2: FAR 1.5 , with 0.8 for residential RM (20 du/acre) Cannery Village MU-H4 MU-W2 MU-CV/15th St. and MU- W2 55 MU-CV/15th St.: ■ Mixed-Use: FAR 1.5, with 1.0 for residential ■ Multi-Family: 20.1 to 26.7 du/net acre MU-W2: ■ Mixed-Use: FAR 1.25, with 0.75 for residential Balboa Village MU-V MU-V 14 MU-V: FAR 1.5, with 1.0 for residential McFadden Square MU-W2 MU-W2 39 MU-W2: FAR: 1.25, with 0.75 for residential Total 4,612 SOURCE: City of Newport Beach Planning Division, General Plan, and Sites Analysis and Inventory MU-H1 = Mixed-Use(MU) - Horizontal 1 MU-H2 = MU - Horizontal 2 MU-H3 = MU - Horizontal 3 MU-H4 = MU - Horizontal 4 MU-W1, MU-W2 = MU - Water 1, 2 MU-MM, MU-DW = MU - Mariners Mile, MU- Dover Westcliff MU-CV/15th St. = MU-Cannery Village/15th St. MU-V = MU-Vertical RM = Multiple-Family Residential RV = Residential Village, OS = Open Space PC = Planned Community * Capacities reflect potential net increase in dwelling units above existing uses. As explained in detail within the Sites Analysis and Inventory, realistic capacities were based on average densities of actual constructed, permitted, or proposed projects within the City and accurately reflect achievable housing units. For example, although mixed-use designations permit densities of up to 26.7 du/ac, realistic capacities were calculated using 16 du/ac, based on actual mixed-use projects constructed within the City. ** Pursuant to Government Code Section 65583.2, a minimum density of 30 du/ac shall be deemed appropriate to accommodate housing for lower- income households for urbanized areas. Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-162 Appendix H4 Housing Sites Analysis and Inventory This appendix to the Housing Element addresses the requirements of Government Code Sections 65583 and 65583.2, requiring a parcel-specific inventory to identify sites that can be developed for housing within the planning period and that are sufficient to provide for the City’s share of the regional housing need allocation, and to provide realistic opportunities for the provision of housing to all income segments within the community. The Sites Analysis and Inventory is organized by the key opportunity areas identified within the Housing Element text. For each of these opportunity areas, the sites inventory table provides a listing of individual sites. The analysis demonstrates the sites are currently available and unconstrained so as to provide realistic development opportunities prior to October 15, 2021 (the end of the planning period). To demonstrate the realistic development viability of the sites, the analysis discusses: 1) current General Plan land use designations and whether appropriate zoning is in place; 2) applicable development limits/densities and their impact on projected development capacity and affordability; 3) past development trends; 4) existing constraints including any known environmental issues; 5) the availability of existing and planned public service capacity levels. Since a limited amount of vacant land remains in the community, future housing development would primarily be achieved through infill and reuse of sites with existing, underutilized land uses. The inventory describes whether the sites are currently vacant or underutilized, and whether or not they are currently zoned for residential use. Site Selection It is important to note that this inventory of realistic development sites is much smaller than the total potential number of sites and number of units that can be redeveloped for housing under the General Plan build-out projections. To identify sites that can realistically be developed for housing within the planning period, staff utilized a combination of resources, including the review of the City’s Land Use Element and Zoning Code, site analysis using the City’s Geographical Information Systems (GIS) database, updated County Assessor’s data to determine age of buildings and ratio of improvement value to land value, discussion with developers and land owners, research of past development trends within the City, and field surveys of each of the properties. The analysis of the data resulted in the identification of select underutilized sites and the realistic development capacity of those sites. Properties that were excluded from the inventory include: Properties currently developed with newer structures or structures that have recently been remodeled, and which tend to have a higher ratio of improvement value to land value. Properties that are nonconforming due to floor area ratios (FAR) that greatly exceed the ratios currently permitted. For example, several of the older structures located within the Balboa Village area are aging; however, redevelopment of those properties are not anticipated to occur because they are currently developed at a 2.0 FAR, significantly exceeding the current allowable 0.5 FAR for stand-alone commercial. Even if developed for Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-163 mixed-use, the existing commercial value exceeds the value that could be added with a mixed-use product. Properties that are considered historic structures. Uses that contributed to the ambiance of the neighborhood or had a good fit or reputation in the City. Vacant Sites Banning Ranch On July 23, 2012, the City approved an application filed by Newport Banning Ranch, LLC for a proposed planned community on a 401 gross-acre project site for development of 1,375 residential dwelling units, a 75-room resort inn and ancillary resort uses, 75,000 square feet of commercial uses, approximately 51.4 acres of parklands, and approximately 252.3 acres of permanent open space. The Planned Community Development Plan was adopted August 14, 2012, and provides zoning regulations for those portions of the property within the City of Newport Beach and serves as pre- annexation zoning for those portions under the jurisdiction of the County of Orange. The project also requires the approval of a coastal development permit by the California Coastal Commission. Newport Banning Ranch, LLC submitted their application to the California Coastal Commission in January 2013. The review by Coastal Commission staff is expected to take a minimum of 1 to 3 years. The realistic unit capacity of 1,375 units for this area is based on the approved planned community development plan and tract map. Corona Del Mar The General Plan land use designations include Corridor Commercial (CC) with an FAR of 0.75 and Multiple Residential (RM). Per the Land Use Element up to eight dwelling units may be accommodated on the two adjoining RM parcels that are currently occupied by a dirt parking lot. On January 3, 2013, the City approved an application that would allow development of the site with six detached condominiums above a common subterranean parking structure. Infill/Reuse Opportunity Areas In order to establish a realistic development capacity for the mixed-use redevelopment opportunity sites within Areas 2-7, recently constructed or approved mixed-use projects throughout the City were researched and analyzed. It is also important to realize that when the General Plan was updated to add additional mixed-use opportunity areas, it was done so with the intent of stimulating revitalization within these areas through the creation of new value that is added to these properties that could not previously be achieved as stand-alone commercial developments. For example, a property can be redeveloped as a stand-alone commercial building with a 0.5 FAR, or the same property can be redeveloped for mixed-use with a 0.5 FAR commercial component and a 0.75 residential component, for a total 1.25 FAR. In most cases it would not make economic sense to only build a stand-alone commercial building when you can add a residential component without impacting the commercial allowance. Therefore, in establishing what the realistic capacity of the selected sites within the inventory should be, it is assumed that each of the selected sites would be Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan5-164 redeveloped as a mixed-use project. To confirm this assumption, staff researched all new construction projects that have occurred on existing mixed-use zoned properties within the Cannery Village area. Based on that research, staff has confirmed all new construction that has occurred (excluding remodels) has in fact been a mixed-use development that incorporates residential units. Based on the economics and the confirmed historical development trend, it is justifiable to assume that these selected sites would likely be developed as mixed-use. The next step in establishing the realistic capacity of these selected sites within the inventory involved establishing the realistic density that these properties would be developed to. Although allowed densities under the Zoning Code would permit up to 26.7 du/acre, the reality is that market demands, product types, as well as parking and height restrictions, impact achievable densities. Therefore, to arrive at an achievable density, staff analyzed actual mixed-use projects that have been developed or approved in the City. The analysis includes research of projects developed on both small and large sites, illustrating that the densities are achievable regardless of parcel size. The following are existing mixed-use projects that have been constructed or approved: 607-615 E. Balboa Boulevard Parcel Size: 0.29 acres Project/Built: 5 du with commercial below Achieved Density: 17.2 du/acre Code Relief: Allow tandem commercial parking 2700 Newport Boulevard Parcel Size: 2.095 acres Project/Built: 35 du and 22,500 sq. ft. commercial Achieved Density: 16.7 du/acre 501-507 & 500-512 30th Street, 2908-2912 Lafayette Avenue Parcel Size: 1.44 acres Project/Built: 22 du and commercial below Achieved Density: 15.27 du/acre Code Relief: Increased height which did not result in increased square footage 430 31st Street Parcel Size: 0.065 acres Project/Built: 1 du with commercial below Achieved Density: 15.6 du/acre Code Relief: Allow handicap access lift to encroach into front yard setback 500 31st Street Parcel Size: 0.06 acres Project/Built: 1 du with commercial below Achieved Density: 15.6 du/acre Code Relief: Increased height which did not result in increased square footage Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-165 Taking an average of the aforementioned examples, 16 du/acre was used for Areas 2-7 as a realistic density to derive a realistic unit capacity. Area 1- West Newport Mesa These sites currently consist of some industrial properties, commercial properties and residential development. All of the sites have been designated Multi-Unit Residential (RM) with the comprehensive Zoning Code Update to be consistent with the General Plan designation of Multiple Family Residential (RM). The RM zoning designation allows 18 du/acre. The industrial and commercial sites are considered underutilized due to aging commercial and industrial structures that are partially or wholly vacant. The RM zoning provides these properties with redevelopment opportunities not previously afforded to them. The older single-family residences are also considered underutilized because they have not realized the development potential permissible under the RM zoning district. To determine the realistic development capacity of these sites, the lot size and densities of three existing affordable housing apartment complexes were analyzed: 843 W. 15th Street - 30 du/acre (65 du on a 2.2 acre lot) 1544 Placentia –31 du/acre (25 du on a 0.8 acre lot) 1530 Placentia –31 du/acre(14 du on a 0.45 acre lot) The existing developments were constructed pursuant to the multi-residential development standards of the old Zoning Code and illustrate that a density of 18 du/acre is a realistic density for this area; therefore, it was used to compute the realistic unit capacity for the West Newport Mesa opportunity sites. Area 2- Mariners Mile These sites were previously zoned for commercial use and are developed as such. All of the sites are now zoned for mixed-use (MU-MM and MU-W1), a result of the comprehensive Zoning Code Update and consistent with their mixed-use General Plan designations (MU-H1 and MU-W1). These sites are considered underutilized because the properties consist of older buildings, buildings with vacancies, or boat storage sites where there has not been a previous opportunity to realize the potential of the mixed-use zone. Many of the existing struggling commercial services will benefit from the mixed-use redevelopment opportunity, which would increase customer activity and create new demand for the commercial services. For the sites on the inland side of Coast Highway, the General Plan establishes a maximum density of 26.7 du/acre; however, based on the average density yield of recently constructed or approved mixed-use developments in the City, 16 du/acre was utilized as the realistic development capacity of those sites (see Mixed-Use Realistic Development Capacity Assumption section for detailed discussion). For Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-166 bay-fronting properties in this area, the General Plan establishes a lower density limit of 12 du/acre. based on a maximum 50 percent of the property; therefore, for bay-fronting sites, the realistic development capacity was established as 12 du/acre based on a maximum 50 percent of the property. Area 3- Lido Marina Village These sites were previously zoned for commercial use and are developed as such. All of the sites are now zoned for mixed-use with the exception of one property that is zoned for multi-unit residential, as a result of the comprehensive Zoning Code Update and are consistent with their General Plan designations of Mixed-Use Water 2 (MU-W2) and Multiple Residential (RM 20 du/acre). These sites are considered underutilized because they consist of properties that are developed with aging commercial buildings, many with vacancies where there has been no opportunity to realize the potential of the mixed-use redevelopment currently afforded. The mixed-use is a realistic opportunity that will bring vitality back to the failing commercial area. The property that is zoned multi-unit residential is also underutilized and economically obsolete due to an aging commercial building that occupies the site and that has an entire second floor vacant. The City is currently reviewing a development application for the property to allow the demolition of an underutilized office building and redevelopment of the site with 23 new townhouse-style multi-unit dwellings. The application also includes a request to rezone a property designated as private institutional to multi- unit residential. The mixed-use designation provides for a maximum density of 26.7 du/acre; however, based on existing mixed-use projects developed in the area, a realistic density of 16 du/ac was used to derive a realistic unit capacity for the mixed-use sites. For the multi-unit residential site, realistic development capacity was based on the maximum allowed density of 20 du/acre, which is supported by the actual development capacities achieved on existing multi-unit residential projects within the area. The following provide examples of these projects: 711 Lido Park Drive – 20 du/acre (12 du on a 0.6 acre lot) 621 & 633 Lido Park Drive – 36 du/acre (36 du on a 1 acre lot) Area 4- Cannery Village These sites were previously zoned for commercial and mixed-use, and are developed as such. The properties have mixed-use General Plan land use designations of Mixed-Use Horizontal 4 (MU-H4) and are currently zoned for mixed-use (MU-CV/15th St.), a result of the comprehensive Zoning Code Update. These sites consist of aging commercial and light industrial buildings. There are some existing mixed-use properties in the area; however, the mixed-use regulations of the updated Zoning Code are less restrictive (i.e. parking) and facilitate additional opportunities for mixed-use projects. Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-167 The General Plan establishes a maximum density of 26.7 du/acre; however, based on the average density yield of recently constructed or approved mixed-use developments in the City, 16 du/acre was utilized as the realistic development capacity of those sites. Area 5- McFadden Square This area is similar to Cannery Village and the sites were previously zoned commercial and mixed- use. The properties have mixed-use General Plan land use designations of MU-W2. All of the properties are currently zoned MU-W2, a result of the comprehensive Zoning Code Update, consistent with their General Plan designations. These sites consist of aging commercial buildings and vacant lots used for commercial parking. There are existing mixed-use properties; however, the mixed-use development regulations of the updated Zoning Code are less restrictive (i.e. parking) and facilitate additional opportunities for mixed-use projects. The General Plan establishes a maximum density of 26.7 du/acre; however, based on the average density yield of recently constructed or approved mixed-use developments in the City, 16 du/ac was utilized as the realistic development capacity of those sites. Area 6- Balboa Village This area is similar to Cannery Village and McFadden with sites that were previously zoned commercial and mixed-use. The properties have mixed-use General Plan land use designations of Mixed-Use Vertical (MU-V). All of the properties are currently zoned MU-V, a result of the comprehensive Zoning Code Update, consistent with their General Plan designations. These sites consist of aging commercial buildings. There are existing mixed-use properties; however, the mixed-use development regulations of the updated Zoning Code are less restrictive (i.e. parking) and facilitate additional opportunities for mixed-use projects. The General Plan establishes a maximum density of 26.7 du/acre; however, based on the average density yield of recently constructed or approved mixed-use developments in the City, 16 du/acre was utilized as the realistic development capacity of those sites. Area 7- Dover Drive/Westcliff Drive These sites consist of properties that were previously zoned for administrative, professional, and financial use. The properties have General Plan land use designations of Mixed-Use Horizontal 1 (MU-H1). All of the properties are currently zoned for mixed-use (MU-DW), a result of the comprehensive Zoning Code Update and consistent with their General Plan land use designations. These sites are currently developed with aging commercial and financial buildings, which are no longer considered to be the highest and best use for these properties due to the mixed-use development opportunities that have been created for these properties. Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-168 The General Plan establishes a maximum density of 26.7 du/acre; however, based on the average density yield of recently constructed or approved mixed-use developments in the City, 16 du/acre was utilized as the realistic development capacity of those sites. Area 8- Newport Center The Land Use Element creates a new residential land use designation of Mixed-Use Horizontal 3 (MU-H3) in this area with up to 450 new high-density multi-family housing units. The Irvine Company (IC) is the main land owner/developer in the Newport Center area. A Planned Community Development Plan (North Newport Center PC) for IC owned property within the Newport Center area was approved in December 2007 and amended in August of 2012. The North Newport Center PC area comprises approximately 158.4 acres along San Joaquin Hills Road and Newport Center Drive, and consists of seven subareas. This Development Plan allows for the diversification of land uses in order to encourage new and original uses consistent with the Mixed- Use concept as established in the General Plan, including the development of 445 of the permitted 450 mixed-use units. Implementation of this development will provide residential opportunities in proximity to Newport Center which is a regional job center and commercial area. As part of the amendment approved in 2012, an additional 79 residential units were approved for construction with North Newport Center as a result of the conversion and transfer of 79 unbuilt hotel units from the Newport Beach Marriot site in Newport Center. As a result of the amendment, the Development Plan now allows for the total construction of up to 524 residential units within the San Joaquin Plaza sub-area (identified as Site 1 within the sites inventory and maps). The development plan includes development standards for site coverage, building heights, setback line designations, off-street parking, vehicular access, signage, lighting, storage, screening and landscaping. To facilitate the development of the housing and provide considerable flexibility, maximum building height is set at 65 feet and no maximum density limit was established, but rather maximum development limit of 524 dwelling units was established. The remaining five mixed-use units authorized by the General Plan in Newport Center were entitled for development at the Newport Beach Country Club site (Site 3). Within Newport Center, the General Plan includes a development opportunity for 79 multi-family residential (RM) dwelling units. A 79-unit condominium project (Santa Barbara Condominiums) was approved by the City in 2006 and the California Coastal Commission in 2007; Phase 1 of the project is anticipated to begin construction by summer of 2013 (Site 2). Area 9- Airport Area Properties in this area are currently zoned as Planned Community and regulated by the development standards contained within the following three Planned Community development plan texts: 1) The Newport Place Planned Community (PC 11); 2) The Koll Center Planned Community (PC 15), and The Uptown Newport Planned Community (PC 58). Properties within these planned communities are currently developed with existing research and development, office, high technology, industrial and commercial uses. The General Plan provides for the maintenance and limited expansion of the Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-169 currently developed mix of uses. Additionally, it identifies this Area as one of the greatest opportunities in the community to create new residential neighborhoods including workforce housing, through the replacement of existing uses and new construction on underutilized surface parking lots. Land Use Element Policy LU 6.15.5 allocates a maximum of 2,200 housing units in areas designated as MU-H2. The MU-H2 designation provides for the horizontal intermixing of uses, including the development of free-standing multi-family residential units. All of the units must be developed as replacement of existing uses, with the exception of a maximum of 550 units that may be developed as infill on existing surface parking lots. On July 24, 2012, the Newport Place PC was amended to establish a residential development overlay where multi-unit residential developments, which include a minimum of 30 percent of the units affordable to lower-income households, are permitted subject to site development review and eligible for a waiver of 10-acre site requirement specified in General Play Policy LU6.15.6. On March 12, 2013, the Uptown Newport Planned Community was adopted (formerly a part of the Koll Center Planned Community) and serves as the zoning document for the construction of up to 1,244 residential units (including 322 density bonus units), 11,500 square feet of retail commercial, and 2.05 acres of park space. Both the Newport Place and Uptown Newport Planned Communities require densities between 30 du/acre and 50 du/acre, consistent with the densities of the General Plan. The Koll Center Planned Community text was also amended on March 12, 2013, to remove the properties now regulated by the new Uptown Newport Planned Community. The remaining properties within Koll Center Planned Community do not include the allowance for residential uses at this time and an amendment to the Planned Community text would be required to allow a future residential development. The Koll Center Company is presently processing an amendment to the Koll Planned Community to provide residential opportunities for 260 infill units. In formulating General Plan policies, it was important that residential development not occur on a “piecemeal” basis, but rather there must be sufficient critical mass to enable each increment of housing to stand alone as a viable and livable neighborhood. Therefore, the General Plan establishes several policies that set forth criteria for the configuration and design of new residential villages in the Airport Area. The realistic development capacity for the Airport Area takes into consideration each of the following development limitations: Density- General Plan Policy LU 6.15.7 stipulates that residential units be developed at a maximum density of 50 units per acre and minimum of 30 units per acre. Pursuant to Government Code Section 65583.2(c)(1), since a minimum density limit has been established for this area, the realistic development capacity utilizes a density of 30 du/acre. Residential Villages- General Plan Policy LU 6.15.6 defines standards for the development of cohesive and integrated neighborhoods. It stipulates that residential neighborhoods shall contain a minimum of 10 contiguous acres centered on a neighborhood park and other amenities. The housing opportunity sites illustrated in the site inventory and map are based on 4 of the 5 potential residential villages illustrated in the Airport Area Residential Villages Concept Diagram contained in the Land Use Element of the General Plan (Figure LU23). The fifth potential residential village was excluded from the site inventory and map because of the fragmented ownership of the parcels within that area and shared use of common Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-170 parking lots. Recognizing that General Plan Policy LU6.15.6 may result in a potential constraint to the development of affordable housing on the smaller parcels located within Potential Residential Village Sites 1 and 2, the City approved an amendment to the Newport Place Planned Community (PC 11) to eliminate the constraint and create a waiver to the minimum 10-acre site requirement. Specifically, the amendment permits residential development that includes a minimum of 30 percent of the units affordable to lower-income households with the approval of a Site Development Review. Vehicle Trip Conversion Rate- General Plan Policy 6.15.5 states that of the 2,200 units permitted within the Airport Area, only 550 units may be developed as infill on surface lots or areas not occupied by buildings. The remaining 1,650 units are permitted as the replacement of existing nonresidential uses or industrial uses. When a development phase includes a mix of residential and nonresidential uses or replaces existing industrial uses, the number of peak hour trips generated by the cumulative development of the site shall not exceed the number of trips that would have resulted from the development of the underlying permitted nonresidential uses. A standardized set of conversion rates is provided by the Traffic Engineer in order for all conversions to occur in a consistent and fair manner. 33. Both the AM and PM peak hour trip rates from the Newport Beach Transportation Model (NBTM) were reviewed and the more conservative of the two was selected for determining the conversion factors. The sites inventory for the Airport Area includes the potential unit capacities based on the trip conversion rates. The results of the analysis demonstrate that potential dwelling unit capacity based on trips exceeds the maximum 2,200-unit capacity allowed per the General Plan and further supports the realistic development capacity for the area. Because all of the sites within the Airport Area are currently developed with a mix of research and development, office, industrial, and other commercial uses, it was important to identify which of the parcels within the area had the greatest potential to be redeveloped for housing. The fact that these properties are currently developed with existing uses should not be viewed as an impediment to new residential development. As discussed in detail on page 5-75 of the Housing Element, high land values within Newport Beach and a strong demand for new housing significantly increases the feasibility for infill and reuse of these sites within the Airport Area. In addition, the following factors were taken into account when selecting which particular sites had a realistically potential to be developed for housing within the planning period: Improvements to Land Value Ratio- To assist in the identification of parcels that have redevelopment potential, the ratio of improvement value to land value was calculated for each of the parcels using data for the County Assessor’s Office. Where the ratio is 1:1 or less, this means that the value of buildings or improvements on a site is equal to or less than the value of the land. Existing developed lands that are least likely to be redeveloped are those with high ratios of improvement values to land values. Conversely, when the improvement values are equal to or less than the land values, the site is considered underutilized and may have redevelopment potential. These Assessed Valuation ratios were Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-171 considered along with other factors to identify which sites can realistically be developed for housing within the planning period. Visual Inspections- The City conducted visual inspections of each of the properties located within the Airport Area to assist in the selection of sites. After inspecting these sites, many of the sites that had improvement values equal to, or less than the land values, were still excluded from the inventory because the buildings maintained characteristics that did not lead the City to believe they would realistically be redeveloped within this planning period. These characteristics included recent construction or improvements, existing high-rise buildings, and age of buildings. However, several sites with high ratios of improvement values to land values were actually added to list based on other characteristics, such as large numbers of vacancies, age of buildings, condition of buildings and level of reinvestment, and low intensity of existing development. Developer/Property Owner Interest- Since the adoption of the General Plan Update in 2006, several property owners and developers have approached the City with inquiries and interest in developing certain properties for residential development. Applications have been submitted with the City for Residential Villages Sites 3 and 4, described below, requesting consideration for new housing developments. Based on this information, certain sites were selected and identified as sites that realistically be developed for housing within the planning period. The parcel-specific inventory table for Area 9 (John Wayne Airport Area) includes a column indicating the ratio of improvement value to land value and a column listing which of the factors above were considered when selecting that particular parcel to be included within the inventory. The following is a summary of each of the four identified potential residential villages: Residential Village Site 1- Residential Village Site 1 is located at the southwest corner of MacArthur Boulevard and Corinthian Way. A total of eight underutilized parcels have been selected for the sites inventory and map based on certain characteristics of the properties. Four of the parcels (Sites 1g- 1h) have land values that exceed the improvement value of the properties. The other four parcels (Sites 1a-1d) are owned by the same property owner and are currently developed as one commercial complex. The buildings were constructed in the early 1970’s and exhibit signs of aging and need for rehabilitation. Several of the suites within the commercial complex are vacant. Residential Village Sites 2- Residential Village Site 2 is located at the northwest corner of Dove Street and Quail Street. A total of ten underutilized parcels have been selected for the sites inventory and map based on certain characteristics of the properties. Six of the parcels (Sites 2c, 2e, 2f, 2i, 2g, and 2j) have land values that exceed the improvement value of the properties. Site 2j in particular has a land value that significantly exceeds the improvement value and is currently being utilized as a vehicle storage lot. The other four parcels (Sites 2a, 2b, 2d, and 2h) were included within the inventory based on the visual inspections of the parcels. The existing buildings on these parcels were all built in the early 1970’s and consist of 2-story, low-intensity office development. Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-172 Residential Village Sites 3 - Further supporting the realistic development potential for these areas is the Integrated Conceptual Development Plan that has been prepared for future residential development on the Koll (Site 3) and Uptown Newport (formerly referred as Conexant)(Site 4) properties. For the Koll development project, the Plan includes 260 residential infill units within a 24-acre area of the Koll Center. The 24-acre area currently consists of surface parking and landscaping, and maintains a land value that significantly exceeds the improvement value of the property. The applicant is currently working on a conceptual site plan for the project and has had discussions with City staff to address issues with traffic circulation, fire access, and open space requirements. The applicant is currently preparing the Planned Community Development Plan amendment for submission and public hearings are anticipated for late 2015. Residential Village Sites 4- On March 12, 2013, the Uptown Newport Planned Community was adopted (formerly a part of the Koll Center Planned Community) and serves as the zoning document for the construction of up to 1,244 residential units (including 322 density bonus units), 11,500 square feet of retail commercial, and 2.05 acres of park space. Environmental Constraints Environmental constraints include possible asbestos from older building construction for many of the aging structures throughout all of the Areas. In Area 1 West Newport there are light industrial uses that could have created possible toxins. Smaller projects may be exempt from the California Environmental Quality Act (CEQA) and larger projects will be subject to CEQA beginning with Initial Studies which will identify all possible environmental issues at the time of project submittal. The only housing opportunity area identified in the updated General Plan and associated Environmental Impact Report with significant environmental constraints is the Banning Ranch area. The Banning Ranch area includes significant environmental resources including wetlands, habitat areas, sensitive wildlife, and valuable biological resources. Adequate Infrastructure Capacity within all Sites Government Code Section 65583.2(b)(5) requires a general description of existing or planned water, sewer, and other dry utilities supply, including the availability and access to distribution facilities. This information need not be identified on a site-specific basis. There is adequate infrastructure capacity within these underutilized sites, and redevelopment of these infill sites is considered feasible. The infrastructure capacity is considered adequate to accommodate the City’s share of the regional housing need. Presently, the area in the community that is not served by any water or sewer infrastructure is Banning Ranch. However, if the Banning Ranch area is annexed, the City intends to provide service to this area. Adequate water supply, water delivery, and water treatment facilities. The sites are served by Irvine Ranch Water District (IRWD) and the City. The City continues to produce groundwater and purchase local water. Currently the City purchases imported water through the Municipal Water District (MWD) from the Municipal Water District of Orange County (MWDOC). Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-173 Build out of the General Plan land use designations including these sites would increase water demand however; the MWDOC has indicated that there is adequate existing and planned imported water supply to accommodate the increased demand associated with the build out of the General Plan land use designations. The amount of projected development including these sites could place more demand on the local groundwater supply to avoid the purchase of additional imported water, even though sufficient imported water is projected to be available. However, General Plan policies are in place within the Natural Resources Element including enforcement of water conservation measures that limit water usage, prohibit activities that waste water or cause runoff, and require the use of water efficient landscaping and irrigation in conjunction with other water conserving devices and practices in both new construction and major alterations and additions to existing buildings. Overall General Plan policies found in the Land Use and Natural Resources Elements are in place to reduce impacts associated with water supplies, treatment, and conveyance systems related to build out of the General Plan land use designations including these sites. IRWD anticipates a sufficient water supply to cover estimated demands as well as future demands resulting from unanticipated changes in land use, IRWD would be able to serve the new land uses from existing entitlements and resources. Waste Water Facilities. The City, IRWD, and Costa Mesa Sanitation District (CMSD) provide wastewater infrastructure to the City and they utilize Orange County Sanitation District (OCSD) facilities for the treatment of wastewater collected with their infrastructure. The existing treatment plants operate well below their design capacity and it is anticipated that cumulative development of the General Plan land use designations including these sites would not exceed the capacity of the waste water treatment system. Cumulative impact of the additional residential and mixed-use development within each of the service providers’ areas could result in the need for additional wastewater conveyance infrastructure depending on the project. However, any person connecting to the sewer system is required to pay connection fees in accordance with existing regulations. Existing regulations ensure that all users pay their fair share for any necessary expansion of the system, including expansion to wastewater treatment facilities. Adequate solid waste facilities. Refuse is consolidated and transported to a materials recovery facility where recyclable materials are then sorted from refuse by machines and other methods. The remaining solid waste is then taken to one of three County landfills. Currently, only the Frank R. Bowerman Sanitary Landfill services the City of Newport Beach. The increase in solid waste generated by the development under the proposed General Plan land uses including these sites would not exceed capacity of the landfill. In addition, AB 939 mandates the reduction of solid waste disposal in landfills. Adequate residential trash collection facilities. The majority of residential solid waste generated in the City is collected by the City’s Refuse Division and the remaining solid waste is collected by waste haulers and transported to a City-owned transfer station. The City has implemented Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-174 recycling ordinances to help ensure that AB 939 requirements are met and solid waste is regulated by the City through the requirement of franchises. Adequate electric, gas and cable services. The private utility providers are able to service all future developments resulting from the cumulative development of the General Plan land use designations including these sites. Adequate public facilities. The City’s libraries and other public facilities can adequately serve the increased demand from residential users. The increased demand on the schools would be addressed by implementation of General Plan policies which allow for the development of new public and institutional facilities within the City. Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-175 HOUSING SITES INVENTORY VACANT SITES Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential Unit Capacity (du) Realistic Unit Capacity (du) Site 1 3928 and 3916 E. Coast Highway/ 459 123 05 and 459 123 04 15,495 0.36 RM RM Vacant parking lot (3) Yes VR None 8 du limit per General Plan 8 du 6 du Site 2 No address/ 424 041 04 470709.38 10.81 N/A N/A Banning Ranch (1), (2) No (4) VR Wetlands, open space, EIR certified 1,375 du limit per General Plan 1,375 du 1,375 du VACANT SITES TOTAL DEVELOPMENT CAPACITY 1,383 du 1,381 du (1) Within Coastal Zone. (2) Newport Banning Ranch Planned Community (PC-57) adopted by City Council on August 14, 2012. (3) Same owner for both parcels and General Plan designates the total maximum dwelling units for both parcels combined not as two separate parcels. (4) Presently, the main area in the community that is not served by any water or sewer infrastructure is Banning Ranch. However, if the Banning Ranch area is annexed to the City, the City intends to provide service to this area VR - Vacant residentially zoned sites. Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory 51ST ST28TH STPLACENTIA AVEBLVDRIVERSIDE AVE CLIFF17TH WESTCL IFFDRAVEPARK AVEPOLARIS DRGALAXY DRMARGUERITEE A S T FIFTH AVEBAYSWATERAVECANYONSUPERIORHOSPITAL RDWESTANADRAVEGOLDENROD AVECENTER DRAVOCADO AVERDSANNEWPORTDRBONITA DRPROSPECT STNEWPORT15TH STDRVISTACOA ST NEWPORTS A NTAORO OCEANORANGE ST38TH STBAL B O A BLV DAVE MAIN STBLVDJAMBOREEFORDDRBISONAVEJOAQUINNEWPORTRD15TH ST WIRVINESTDOVER21ST AGATE AVEBAY S ID E CARNATION AVERDBLVDHILLSDRS P GLAS S COAST 23RD STWESTVIA L ID O16THSANTA BALBOASTEASTDELWESTEASTBLUFFB L V DMARIGOLDSANDR HIGHWAY8TH STST19TH DRAVEEASTPACIFIC V IEWHILLS32ND STSTMARINERS DRTMARINE AVEB A R BARA D R HIG HWA YMACARTHURMIGUELFORDSAN !2IVacant SitesVacant_Sites February/2013Housing Opportunity SitesHousing Site Inventory010.5Miles!1COAST HWY ESEAWARD RDHAZEL DRPOPPY AVESEAWARD RD HAZEL DRHousing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-179 AREA 1 WEST NEWPORT MESA Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential Unit Capacity (du) Realistic Unit Capacity (du) Site 1 1484 Monrovia/ 424 011 02 7,399.9 0.1698 RM RM Single family residence built 1950’s underutilized (1) Yes U Possible asbestos from older building 18 du/acre 3 with a net increase of 2 du 3 with a net increase of 2 du Site 2 1500 Monrovia 890 W. 15th St./ 424 151 03 189,008.7 9.109 RM RM 117 unit Mobile home park that has obtained closure permit Yes U None 18 du/acre 163 = 46 du net increase 163 = 46 du net increase Site 3 No address/ 424 011 20 21,780.1 0.5 RM RM Vacant land used for boat storage Yes VRU None 18 du/acre 9 9 Site 4 1526 Placentia Ave./ 424 161 08 15,048.35 0.35 RM RM Liquor store building built 1960’s, non-conforming use Yes U Possible asbestos from older building 18 du/acre 6 6 Site 5 1455 Superior Ave F/ 424 011 27 8254.15 0.19 RM RM Single family residence Yes U None 18 du/acre 3 3 Site 6 1455 Superior G/ 424 011 19 8257.1 0.19 RM RM Vacant site used as boat storage Yes VRU None 18 du/acre 3 3 Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-180 AREA 1 WEST NEWPORT MESA Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential Unit Capacity (du) Realistic Unit Capacity (du) Site 7 1455 Superior H/ 424 011 18 8257.13 0.19 RM RM Single family residence (1) Yes U None 18 du/acre 3 with a net increase of 2 3 with a net increase of 2 AREA 1 WEST NEWPORT TOTAL DEVELOPMENT CAPACITY 71 du 71 du (1) Existing single-family residence could pose constraint if the owner did not want to redevelop or sell. VRU - Vacant residentially zoned sites which are underutilized. U – Underutilized residential zoned sites which are capable of being developed at a higher density with greater intensity. Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory !2!3!4!7!6!5!115TH ST WPLACENTIA AVESUPERIOR AVEMONROVIA AVEPRODUCTION PLHALYARDBOLERO WAYPATRICE RDFLAGSHIP RDINTREPID STORION WAYT IC O N D E R O G A STMEDICAL LNS PINDRIFT W AYCOLUMBIA STDANA RDKIALOA C T NAUTICAL MILE DR BARUNA CTODYSSEY CTSUMMERW IND C T IArea 1 - West Newport MesaWest_Newport_Mesa February/2013Housing Opportunity Sites0300150FeetHousing Site InventoryHousing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-183 AREA 2 MARINER’S MILE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 1 2077, 2101 W. Coast Highway/ 049-150-21 40,092.6 0.92 MU-W1 MUW1 Commercial office buildings built 1960’s (2) Yes U Possible asbestos from older building construction 12 d/u per acre based on max. 50% of the property 5 du 5 du Site 2 2241 W. Coast Highway/ 049-150-26 95,025.1 2.18 MU-W1 MUW1 Vacant restaurant building built 1960’s underutilized (2) Yes U Possible asbestos from older building construction 12 d/u per acre based on max. 50% of the property 13 du 13 du Site 3 2429, 2439, 2431, 2505, 2507 W. Coast Highway/ 049-150-29 71,704.81 1.65 MU-W1 MUW1 Various commercial office, yacht cleaning service, some vacancies (2) Yes U None 12 d/u per acre based on max. 50% of the property 9 du 9 du Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-184 AREA 2 MARINER’S MILE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 4 2201 W. Coast Highway/ 049-150-16 22464.08 0.52 MU-W1 MUW1 Vacant (2) Yes U None 12 d/u per acre based on max. 50% of the property 3 du 3 du Site 5 3333 W. Coast Highway/ 049-130-22 60,537.66 1.39 MU-W1 MUW1 Various medical offices, and wine broker, and vacancies (2) Yes U None 12 d/u per acre based on max. 50% of the property 8 du 8 du Site 6 2600, 2602, 2606 Avon St./ 049-122-03 6,160.84 0.14 MU-MM MUH1 Commercial retail building built 1950’s (2) Yes U Possible asbestos from older building construction 26.7du/per acre 3 du 2 du (16 du/acre) Site 7 2610 Avon St./ 049-122-04 7,581.10 0.17 MU-MM MUH1 Commercial stores built 1950’s (2) Yes U Possible asbestos from older building construction 26.7 du/per acre 4 du 2 du (16 du/acre) Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-185 AREA 2 MARINER’S MILE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 8a 2615 Avon St./ 049-121-24 38,951.6 0.89 MU-MM MUH1 Parking lot (used for offsite parking which could be addressed by mixed use parking with residential) (2) Yes U None 26.7 du/per acre 23.76 du 14 du (16 du/acre) Site 8b 2700 W. Coast Highway/ 049-121-23 41,844.81 0.96 MU-MM MUH1 Commercial, some vacant spaces building built 1970’s (2) Yes U Possible asbestos from older building construction 26.7 du/per acre 25.6 du 15 du (16 du/acre) SUBTOTAL FOR SITE 8 (1) 49 du 29 du Site 9 2620 Avon St./ 049-122-05 7,199.9 0.17 MU-MM MUH1 Commercial parking lot (used for offsite parking which could be addressed by mixed use parking with residential) (2) Yes U None 26.7 du/acre 4 du 2 du (16 du/acre) Site 10 2630 Avon St./ 049-122-06 7,200 0.17 MU-MM MUH1 Various commercial, built 1950’s (2) Yes U Possible asbestos from older building 26.7 du/acre 4 du 2 du (16 du/acre) Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-186 AREA 2 MARINER’S MILE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 11 2640, 2650, 2660 Avon/ 049-122-22 11,700 0.27 MU-MM MUH1 Commercial misc. built 1950’s (2) Yes U Possible asbestos from older building 26.7 du/acre 7 du 4 du (16 du/acre) Site 12 2651 Avon/ 049-121-18 17,477.98 0.40 MU-MM MUH1 Parking lot (used for offsite parking which could be addressed by mixed use parking with residential) (2) Yes U None 26.7 du/acre 10 du 6 du (16 du/acre) Site 13 2000, 2200 W. Coast Highway/ 425 471 27 190,254.1 4.37 MU-MM MUH1 Vacant site used for boat storage (2) (3) Yes U None 26.7 du/acre 113 du 69 du (16 du/acre) Site 14 2430 W. Coast Highway/ 425 471 19 21,373.06 0.49 MU-MM MUH1 Misc. commercial building built 1980’s (2) (3) Yes U None 26.7 du/acre 13 du 7 du (16 du/acre) Site 15 2436 W. Coast Highway/ 425 471 57 24,506.77 0.56 MU-MM MUH1 Misc. commercial building built 1990’s (2) (3) Yes U None 26.7 du/acre 14 du 8 du (16 du/acre) Site 16 2500 W. Coast Highway/ 425 471 54 18,806.72 0.43 MU-MM MUH1 Misc. commercial and boat storage 1950’s (2) (3) Yes U Possible asbestos from older building construction 26.7 du/acre 11 du 6 du (16 du/acre) Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-187 AREA 2 MARINER’S MILE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 17a 2510 W. Coast Highway and no address/ 425 471 55 8,838.57 0.2 MU-MM MUH1 Commercial building with misc. uses building built 1950’s (2) (3) Yes U Possible asbestos from older building construction 26.7 du/acre 5.34 du 3.2 du (16 du/acre) Site 17b no address/ 425 471 55 5,396.66 0.12 MU-MM MUH1 Commercial building with misc. uses built 1950’s, boat storage, parking lots (2) (3) Yes U Possible asbestos from older building construction 26.7 du/acre 3.2 du 1.95 du (16 du/acre) Site 17c 2530 W. Coast Highway/ 425 471 56 21,229.96 0.49 MU-MM MUH1 Commercial building with misc. uses built 1950’s, boat storage, parking lots (2) (3) Yes U Possible asbestos from older building construction 26.7 du/acre 13.08 7.8 du (16 du/acre) Site 17d No address/ 425 471 56 1,997.95 0.05 MU-MM MUH1 Commercial building with misc. uses building built 1950’s, boat storage, parking lots (2) (3) Yes U Possible asbestos from older building construction 26.7 du/acre 1.34 du 0.8 du (16 du/acre) Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-188 AREA 2 MARINER’S MILE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 17e No address/ 425 471 56 5,158.43 0.12 MU-MM MUH1 Commercial building with misc. uses built 1950’s, boat storage, parking lots (2) (3) Yes U Possible asbestos from older building construction 26.7 du/acre 3.2 du 1.92 du (16 du/acre) SUBTOTAL FOR SITE 17 (1) 26 du 15 du Site 18a 2540, 2542 W. Coast Highway and 106, 110 Tustin Ave./ 425 471 15 10,003 0.23 MU-MM MUH1 Commercial building with misc. uses - wine shop, building built 1940’s (2) (3) Yes U Possible asbestos from older building construction 26.7 du/acre 6.14 du 3.68 du (16 du/acre) Site 18b 116 Tustin Ave./ 425 471 14 5,420.22 0.49 MU-MM MUH1 Commercial building with misc. uses including wine shop, building built 1940’s (2) (3) Yes U Possible asbestos form older building 26.7 du/acre 13.08 du 7.84 du (16du/acre) Site 18c 120 Tustin Ave./ 425 471 13 6,100.16 0.14 MU-MM MUH1 Commercial building with misc. uses including a wine shop, building built 1940’s (2) (3) Yes U Possible asbestos from older building 26.7 du/acre 3.74 du 2.24 du (16 du/acre) SUBTOTAL FOR SITE 18 (1) 22 du 13 du Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-189 AREA 2 MARINER’S MILE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 19 2902 W. Coast Highway/ 049 110 19 14,373.59 0.33 MU-MM MUH1 Commercial retail building built 1950’s (2) (3) Yes U Possible asbestos from older building 26.7 du/acre 8 du 5 du (16 du/acre) Site 20 2906 W. Coast Highway/ 049 110 21 10,414.37 0.24 MU-MM MUH1 Commercial rental car building built 1930’s (2) (3) Yes U Possible asbestos from older building 26.7 du/acre 6 du 3 du (16 du/acre) Site 21 149, 177 Riverside Ave./ 049 110 30 50,649.66 1.16 MU-MM MUH1 Commercial retail building built 1960’s (2) (3) Yes U Possible asbestos from older building 26.7 du/acre 30 du 18 du (16 du/acre) Site 22 204 Riverside Ave./ 049 122 25 3,900 0.09 MU-MM MUH1 Commercial office building built 1950’s (2) Yes U Possible asbestos from older building 26.7 du/acre 2 du 1 du (16 du/acre) Site 23 124 Tustin Ave./ 425 471 12 6780.13 0.16 MU-MM MUH1 Commercial office building with misc. uses built 1950’s (2) Yes U Possible asbestos from older building 26.7 du/acre 4 du 2 du (16 du/acre) AREA 2 MARINERS MILE TOTAL DEVELOPMENT CAPACITY 368 du 232 du (1) Same owner for adjacent parcels and is opportunity to combine sites for one development. (2) Within Coastal Zone. (3) Frontages shall be developed with marine related and highway-oriented general commercial uses per General Plan policy. U - Underutilized residential zoned sites which are capable of being developed at a higher density with greater intensity. Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory !13!2!3!5!21!8b!1!8a!4!12!11!15!14!17!16!19!20!18!7!10!9!23!6!22COAST HWY WCLIFF DRAVON STTUSTIN AVEBEACON STALISO AVEVIA LI D O VIA OPORTORIVERSIDE AVEEL MODENA AVESANTA ANA AVEOCEAN VIEW AVEPARK PLFULLERTON AVEAVON STIArea 2 - Mariners MileMariners_Mile February/2013Housing Opportunity SitesHousing Site Inventory0300150Feet!15!17c!14!16!18a!8a!8b!23!18c!18b!17e!17a!17b!17dHousing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-193 AREA 3 LIDO MARINA VILLAGE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential Unit Capacity (du) Realistic Unit Capacity (du) Site 1 3600 Newport Blvd./ 423 121 03 3,192.37 .0733 MU W2 MU W2 Vacant landscaped site City-owned Potential development opportunity if lot is consolidated with 3636 and 3700 Newport Blvd. Yes VRU None Max FAR is 0.8 and 1,631 sq. ft. per unit 1 du 1 du (16 du/acre) Site 2 3636 Newport Blvd./ 423 121 06 3281.59 .075 MU W2 MU W2 Vacant commercial building Potential development opportunity if lot is consolidated with 3600 and 3700 Newport Blvd. Yes U Max FAR is 0.8 and 1,631 sq. ft. per unit 1 du 1 du (16 du/acre) Site 3 3700 Newport Blvd./ 423 121 05 13,138 .302 MU W2 MU W2 Commercial building - vacant building built 1950’s Potential development opportunity if lot is consolidated with 3600 and 3636 Newport Blvd. Yes U Possible asbestos from older building construction Max FAR is 0.8 and 1,631 sq. ft. min. per unit 6 du 4 du (16 du/acre) Site 4 3355 Via Lido/ 423 112 03 34,871.58 0.801 RM RM Commercial and parking lot building Built 1950’s entire second floor is vacant (1) Yes U Possible asbestos from older building 20 du/acre 16 du 16 du Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-194 AREA 3 LIDO MARINA VILLAGE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential Unit Capacity (du) Realistic Unit Capacity (du) Site 5 3366 Via Lido/ 423 123 10 21,576.76 0.495 MUW2 MUW2 Commercial Miscellaneous Building built 1950’s (1) Yes U Possible asbestos from older building construction Max FAR is 0.8 and 1,631 sq. ft. min. per unit 10 du 7 du (16 du/acre) Site 6 3422,3424, 3426,3428 Via Lido/ 423 122 05 4,499.99 .103 MUW2 MUW2 Commercial retail building built 1950’s (1) Yes U Possible asbestos from older building construction Max FAR is 0.8 and 1,631 sq. ft. min. per unit 2 du 1 du (16 du/acre) Site 7 3434 Via Lido,3421 3431,3439 3475,3477 Via Oporto/ 423 122 02 42,400.1 0.97 MUW2 MUW2 Commercial retail building built 1970’s (1) Yes U Possible asbestos from older building construction Max FAR is 0.8 and 1,631 sq. ft. per unit 28 du 15 du (16 du/acre) Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-195 AREA 3 LIDO MARINA VILLAGE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential Unit Capacity (du) Realistic Unit Capacity (du) Site 8 3483,3485,3491, 3495,3505,3481 3487,3497,3501, 3489,3493, 3499 Via Oporto/ 423 122 01 15,978 0.366 MUW2 MUW2 Parking structure and vacant commercial building built 1970’s (1) Yes U Possible asbestos from older building Max FAR is 0.8 and 1,631 sq. ft. min. per unit 7 du 5 du (16 du/acre) Site 9 3442, 3444 Via Lido/ 423 122 03 9,630.24 0.22 MUW2 MUW2 Commercial financial building built 1950’s (1) Yes U Possible asbestos from older building Max FAR is 0.8 and 1,631 sq. ft min. per unit 4 du 3 du (16 du/acre) Site 10 3400, 3404 3412,3416 3420 Via Oporto/ 423 123 07 25,648.77 0.59 MUW2 MUW2 Commercial retail building built 1950’s (1) Yes U Possible asbestos from older building Max FAR is 0.8 and 1,631 sq. ft. min. per unit 12 du 9 du (16 du/acre) AREA 3 LIDO MARINA VILLAGE TOTAL DEVELOPMENT CAPACITY 88 du 62 du (1) Within Coastal Zone. U - Underutilized residential zoned sites which are capable of being developed at a higher density with greater intensity VRU - Vacant residentially zoned sites that are underutilized. Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory !7!4!10!5!8!3!9!6!2!1VIA LIDOVIA OPORTO36TH STRIVO A L T OCLUBHOUSE AVE35TH STRIALTOMAR C U S A V ENEWPORT BLVDCENTRAL AVE34TH ST33RD STVIA MALAGASHORT STFINLEY AVECHANNEL PLSHO R T S T RIALTORIVO A L T O FINL E Y A V E IArea 3 - Lido Marina VillageLido_Marina_Village February/2013Housing Opportunity Sites0300150FeetHousing Site InventoryHousing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-199 AREA 4 CANNERY VILLAGE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 1 500 32nd St./ 047 031 19 12,833.96 0.295 MU-CV/ 15th St. MUH4 Vacant parking lot (2) Yes U None 26.7 du/acre 7 du 4 du (16 du/acre) Site 2 516 32nd St./ 047 031 20 10,259.98 0.236 MU-CV/ 15th St. MUH4 Vacant parking lot (2) Yes U None 26.7 du/acre 6 du 3 du (16 du/acre) Site 3 417 29th St./ 047 043 11 2,781.2 0.064 MU-CV/ 15th St. MUH4 Commercial office building built 1940’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 1 du 1 du (16 du/acre) Site 4 421 29th St./ 047 043 12 5,558.44 0.13 MU-CV/ 15th St. MUH4 Boat storage (2) Yes U None 26.7 du/acre 3 du 2 du (16 du/acre) Site 5 501 29th St./ 047 033 05 5,564.79 0.13 MU-CV/ 15th St. MUH4 Light industry built 1950’s (2) Yes U Possible light contamination from industrial uses, Possible asbestos from older building 26.7 du/acre 3 du 2 du (16 du/acre) Site 6 503 31st St. 505 31st St./ 047 031 03 8,338.45 0.19 MU-CV/ 15th St. MUH4 Commercial office built 1940’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 5 du 3 du (16 du/acre) Site 7 2807, 2809 Lafayette; 2810 Villa Way/ 047 051 06 8,56.71 0.20 MU-CV/ 15th St. MUH4 Commercial portion vacant building built 1940’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 5 du 3 du (16 du/acre) Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-200 AREA 4 CANNERY VILLAGE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 8 504 29th St./ 047 051 07 4,495.71 0.10 MU-CV/ 15th St. MUH4 Boat storage built 1940’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 2 du 1 du (16 du/acre) Site 9a 510 29th St./ 047 051 02 2,992.88 0.07 MU-CV/ 15th St. MUH4 Commercial retail built 1940’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 1.8 du 1 du (16 du/acre) Site 9b 512,516,29th St.;2811,2813,2815 2817 Lafayette/ 047 051 01 2,861.60 0.07 MU-CV/ 15th St. MUH4 Commercial retail built 1940’s (1), (2), (3) Yes U Possible asbestos from older building construction 26.7 du/acre 1.75 du 1 du (16 du/acre) SUBTOTAL FOR SITE 9 (1) 3 du 2 du Site 10a 511 29th St./ 047 033 10 2,782.1 0.06 MU-CV/ 15th St. MUH4 Commercial retail built 1950’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 1 du 0.96 du (16 du/acre) Site 10b 2901,2905, 2907 Lafayette/ 047 033 11 2,047.53 0.05 MU-CV/ 15th St. MUH4 Commercial retail building built 1940’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 1 du 0.8 du (16 du/acre) SUBTOTAL FOR SITE 10 (1) 2 du 1 du Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-201 AREA 4 CANNERY VILLAGE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 11 407,408,409,411, 413 31st St./ 047 041 12, 047 042 09, 047 041 33 15,345.23 0.35 MU-CV/ 15th St. MUH4 Commercial, food use building built 1960’s, commercial office building built 1940’s – 409-413 has expired permits for a m/u project (2) Yes U Possible asbestos from older building construction 26.7 du/acre 9 du 5 du (16 du/acre) Site 12 416 31st St./ 047 042 07 2,790.55 0.064 MU-CV/ 15th St. MUH4 Commercial retail building built 1940’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 1 du 1 du (16 du/acre) Site 13 418, 420 31st St./ 047 042 22 5,581.39 0.1281 MU-CV/ 15th St. MUH4 Commercial retail/office buildings built 1950’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 3 du 2 du (16 du/acre) Site 14 422 31st St./ 047 042 04 2,790.85 0.064 MU-CV/ 15th St. MUH4 Commercial office building built 1940’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 1 du 1 du (16 du/acre) Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-202 AREA 4 CANNERY VILLAGE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 15 424 31st St./ 047 042 20 2,790.95 0.064 MU-CV/ 15th St. MUH4 Commercial retail building built 1950’s (2) Opportunity 416-424 31st could be bought and combined by developer similar to Cannery Village lofts Yes U Possible asbestos from older building construction 26.7 du/acre 1 du 1 du (16 du/acre) Site 16 425 31st St./ 047 041 24 2,790 0.064 MU-CV/ 15th St. MUH4 Commercial retail/office building built 1950’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 1 du 1 du (16 du/acre) Site 17 427 31st St./ 047 041 25 2,790 0.064 MU-CV/ 15th St. MUH4 Commercial office building built 1940’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 1 du 1 du (16 du/acre) Site 18 502 31st St./ 047 032 07 2,780 0.064 MU-CV/ 15th St. MUH4 Outdoor dining for adjacent restaurant building built 1940’s (2) Opportunity 500 and 502 31st could be sold and combined together Yes U Possible asbestos from older building construction 26.7 du/acre 1 du 1 du (16 du/acre) Site 19 501 31st St./ 047 031 02 2,780 0.064 MU-CV/ 15th St. MUH4 Commercial office building built 1930’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 1 du 1 du (16 du/acre) Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-203 AREA 4 CANNERY VILLAGE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 20 510 31st St./ 047 032 04 2,791.95 0.064 MU-CV/ 15th St. MUH4 Commercial retail/office building built 1960’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 1 du 1 du (16 du/acre) Site 21 512 31st St./ 047 032 03 2,792.1 0.064 MU-CV/ 15th St. MUH4 Commercial office building built 1950’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 1 du 1 du (16 du/acre) Site 22 520 31st St./ 047 032 19 11,866.82 0.274 MU-CV/ 15th St. MUH4 Commercial parking lot (2) Opportunity for 510-520 31st could be sold and combined together Yes U None 26.7 du/acre 7 du 4 du (16 du/acre) Site 23 408, 410 32nd St./ 047 041 06 4,650.17 0.11 MU-CV/ 15th St. MUH4 Commercial retail/office building built 1940’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 4 du 1 du (16 du/acre) Site 24 414 32nd St./ 047 041 05 4,650.17 0.11 MU-CV/ 15th St. MUH4 Assembly meeting facility and commercial building built 1950’s (2) Opportunity 408-414 32nd could be sold and combined together Yes U Possible asbestos from older building construction 26.7 du/acre 4 du 1 du (16 du/acre) Site 25 428 32nd St./ 047 041 35 3,941.49 0.09 MU-CV/ 15th St. MUH4 Commercial office building built 1960’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 2 du 1 du (16 du/acre) Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-204 AREA 4 CANNERY VILLAGE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 26 430 32nd St./ 047 041 31 3,033.76 0.07 MU-CV/ 15th St. MUH4 Commercial office building built 1960’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 1 du 1 du (6 du/acre) Site 27a 432, 434 32nd St./ 047 041 23 2,325 0.05 MU-CV/ 15th St. MUH4 Commercial retail buildings built 1950’s (1) (2) (4) Yes U Possible asbestos from older building 26.7 du/acre 1.4 du 0.8 du (16 du/acre) Site 27b 436 32nd St. and 3111,3115, 3109 Villa Way/ 047 041 21 2,325 0.05 MU-CV/ 15th St. MUH4 Commercial retail buildings built 1950’s (1) (2) (4) Opportunity 436, 432, 434 32nd and 430 32nd could be sold and combined together Yes U Possible asbestos from older building construction 26.7 du/acre 1.4 du 0.8 (16 du/acre) SUBTOTAL FOR SITE 28 (1) 2 du 1 du Site 28 No address/ 047 043 21 2,782.16 0.063 MU-CV/ 15th St. MUH4 Commercial stores (2) Yes U 26.7 du/acre 1 du 1 du (16 du/acre) Site 29 2805 Villa Way/ 047 052 07 4,232.49 0.097 MU-CV/ 15th St. MUH4 Commercial parking lot (2) Yes U None Max 1.0 FAR w/ 1,631 sq. ft. per unit 2 du 1 du (16 du/acre) Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-205 AREA 4 CANNERY VILLAGE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 30a No address/ 047 052 06 2,701.4 0.06 MU-CV/ 15th St. MUH4 Commercial retail buildings built 1920’s (1) (2) (5) Yes U Possible asbestos from older building construction 26.7 du/acre 1.6 du 0.96 du (16 du/acre) Site 30b 2807, 2809 Villa Way/ 047 052 05 2,700.1 0.06 MU-CV/ 15th St. MUH4 Commercial store buildings built 1920’s (1) (2) (5) Yes U Possible asbestos from older building construction 26.7 du/acre 1.6 du 0.96 du (16 du/acre) SUBTOTAL FOR SITE 31 (1) 3 du 1 du Site 31 2811, 2813 Villa Way/ 047 052 04 5,400.15 0.124 MU-CV/ 15th St. MUH4 Commercial offices buildings built 1930’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 3 du 1 du (16 du/acre) Site 32 2815 Villa Way/ 047 052 03 2,700 0.062 MU-CV/ 15th St. MUH4 Commercial office buildings built 1950’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 1 du 1 du (16 du/acre) Site 33 2817 Villa Way/ 047 052 02 5,400 0.124 MU-CV/ 15th St. MUH4 Commercial store buildings built 1950’s (2) Yes U Possible asbestos from older building construction 26.7 du/acre 3 du 1 du (16 du/acre) Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-206 AREA 4 CANNERY VILLAGE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 34 410 29th St. and 412 29th St./ 047 052 01 7,720.486 0.177 MU-CV/ 15th St. MUH4 Commercial stores; building built 1940’s (2) 2805 Villa Way – 410 29th could be sold and combined together entire block like Cannery lofts Yes U Possible asbestos from older building construction 26.7 du/acre 4 du 2 du (16 du/acre) CANNERY VILLAGE AREA 4 TOTAL DEVELOPMENT CAPACITY 95 du 55 du (1) Same owner for adjacent parcels is opportunity to combine sites for one development. (2) Within Coastal Zone. (3) Corner lot must be developed as mixed use per General Plan Policy. (4) Possible historical value. U - Underutilized residential zoned sites which are capable of being developed at a higher density with greater intensity. Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory !11!1!23!2!7!6!35!13!5!4!32!34!24!25!8!26!30!27!9a!9b!22!21!20!18!15!14!12!16!17!29!10a!3!19!31a!31b!33!28b!28a!10b32ND ST30TH ST31ST ST29TH STRHINE THEBAL B O A B L V DLAFAYETTE AVE33RD STLIDO PARK DRVIA LIDOLAK E A V E NEW P O R T BLVD28TH STVIA MALAGAMAR C U S A V E OCE A N F R O N T A L L E Y W SHIPYARD WAYRIVO A L T O NEWPORT BLVD NEWP O R T B L V D 28TH ST31ST ST29TH ST28TH STIArea 4 - Cannery VillageCannery_Village February/2013Housing Opportunity SitesHousing Site Inventory0200100FeetHousing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-209 AREA 5 MCFADDEN SQUARE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 1 2414 Newport Blvd./ 047 120 01 7,781.48 0.18 MU-W2 MUW2 Balboa boatyard building built 1960’s (2) Yes U Possible asbestos from older building construction Max 0.75 FAR with 26.7 du/acre 3 du 2 du (16 du/acre) Site 2 121, 125 McFadden Pl./ 047 151 12 3,875.84 0.09 MU-W2 MUW2 Liquor store building built 1912 (2) Yes U Possible asbestos from older building construction Max 0.75 FAR with 26.7 du/acre 1 du 1 du (16 du/acre) Site 3 2122,2224,2244,2280,2300,2302,2312 Newport Blvd./ 047 120 31 102,909.1 2.36 MU-W2 MUW2 Various commercial including a commercial marina (3) Yes U Max 0.75 FAR with 26.7 du/acre 47 du 27 du Site 4a 2005 W. Balboa Blvd./ 047 152 04 1,805.99 0.04 MU-W2 MUW2 Commercial parking lot (1), (2) Yes U None Max 0.75 FAR with 26.7 du/acre 1.06 du 0.64 du (16 du/acre) Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-210 AREA 5 MCFADDEN SQUARE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 4b 2007 W. Balboa Blvd./ 047 152 05 1,926.44 0.04 MU-W2 MUW2 Commercial parking lot (1), (2) Yes U None Max 0.75 FAR with 26.7 du/acre 1.06 du 0.64 du (16 du/acre) Site 4c 2009 W. Balboa Blvd./ 047 152 03 4,251.43 0.1 MU-W2 MUW2 Commercial parking lot (1), (2) Yes U None Max 0.75 FAR with 26.7 du/acre 2.67 du 1.6 du (16 du/acre) SUBTOTAL FOR SITE 4 (1) 4 du 2 du Site 5 226 21st St./ 047 162 18 10,024.87 0.23 MU-W2 MUW2 Boatyard and various commercial buildings built 1930’s (2) Yes U Possible asbestos from older building construction Max 0.75 FAR with 26.7 du/acre 4 du 3 du (16 du/acre) Site 6 1910,1920 W. Balboa 047 161 22 Blvd./ 10,528.76 0.24 MU-W2 MUW2 Convenience store, dry cleaners building built 1970’s (2) Yes U Possible asbestos from older building construction Max 0.75 FAR with 26.7 du/acre 4 du 3 du (16 du/acre) Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-211 AREA 5 MCFADDEN SQUARE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential UnitCapacity (du) Realistic Unit Capacity (du) Site 7 2301,2307,2309 W. Balboa Blvd./ 047 142 25 3,934.85 0.09 MU-W2 MUW2 Retail, restaurant building built 1940’s (2) Yes U Possible asbestos from older building construction Max 0.75 FAR with 26.7 du/acre 1 du 1 du (16 du/acre) MCFADDEN SQUARE AREA 5 TOTAL DEVELOPMENT CAPACITY 64 du 39 du (1) Same owner for adjacent parcels is opportunity to combine sites for one development. (2) Within Coastal Zone. (3) Mixed-use project approved by City and Coastal Commission that includes 27 condominium residential units. U - Underutilized residential zoned sites which are capable of being developed at a higher density with greater intensity. Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory !3!6!5!1!4c!7!4b!4a!220TH ST23RD ST19TH ST24TH ST21ST ST25TH ST26TH ST27TH STOCE A N F R O N T W DRAKE ST BAL B O A B L V D 22ND STVILELLEPLBAY AVE WNEWP O R T B L V D CHANNEL RDEL PASEO ST18TH STFREMONT ST B A LBO ABLVDW21ST PLNOMAD STBEACHDRMCFADDENPLSHIPYARDWAYA R C A D ETH EOCE A N F R O N T A L L E Y W26TH STBALBOAB LV D W OCE A N F R O N T W 22ND STIArea 5 - McFadden SquareMcFadden_Square June/2010Housing Opportunity Sites0300150FeetHousing Site InventoryHousing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-215 AREA 6 BALBOA VILLAGE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential Unit Capacity (du) Realistic Unit Capacity (du) Site 1 603 E. Balboa Blvd./ 048 123 02 2,567.82 0.06 MU-V MUV Commercial office building built 1914 (1) Yes U Possible asbestos from older building construction Max 1.0 FAR w/ 1,631 sq. ft. min. per unit 1 du 1 du (16 du/acre) Site 2 204 Washington St./ 048 134 04 3,000 0.07 MU-V MUV Commercial fitness building built 1920’s (1) Yes U Possible asbestos from older building construction Max 1.0 FAR w/ 1,631 sq. ft. min. per unit 1 du 1 du (16 du/acre) Site 3 111 Palm St./ 048 122 07 5,523.34 0.13 MU-V MUV Various commercial uses including art gallery building built 1930’s (1) Yes U Possible asbestos from older building construction Max 1.0 FAR w/ 1,631 sq. ft. min. per unit 3 du 2 du (16 du/acre) Site 4 801 E. Balboa Blvd./ 048 132 19 15,401.12 0.35 MU-V MUV Commercial and restaurant building built 1920’s (1) Yes U Possible asbestos from older building construction 26.7 du/acre 9 du 5 du (16 du/acre) Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-216 AREA 6 BALBOA VILLAGE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential Unit Capacity (du) Realistic Unit Capacity (du) Site 5 207 Palm St./ 048 115 12 2,994.95 0.07 MU-V MUV Commercial and garage building built 1950’s (1) Yes U Possible asbestos from older building construction Max 1.0 FAR w/ 1,631 sq. ft. min. per unit 1 du 1 du (16 du/acre) Site 6 510 E. Balboa Blvd./ 048 115 11 8,485.46 0.19 MU-V MUV Liquor store building built 1950’s (1) Yes U Possible asbestos from older building construction Max 1.0 FAR w/ 1,631 sq. ft. min. per unit 5 du 3 du (16 du/acre) Site 7 500 E. Balboa Blvd./ 048 115 07 5,021.03 0.12 MU-V MUV Commercial building built 1970’s (1) Yes U Possible asbestos from older building construction Max 1.0 FAR w/ 1,631 sq. ft. min. per unit 3 du 1 du (16 du/acre) AREA 6 BALBOA VILLAGE TOTAL DEVELOPMENT CAPACITY 23 du 14 du (1) Within Coastal Zone. U – Underutilized residential zoned sites which are capable of being developed at a higher density with greater intensity. Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory !4!6!3!7!2!5!1BAY AVE EA STOCEAN FRONT EOCEAN FRONT ALLEY EPALM STEDGEWATER PLMAIN STCYPRESS STADAMS STWASHINGTON STHARDING STBALBOA BLVD EBAY AVE EBAY AVE EMAIN STADAMS STBALBOA BLVD EPALM STWASHINGTON STBALBOA BLVD EArea 6 - Balboa VillageHousing Opportunity SitesHousing Site Inventory0200100FeetIBalboa_Village June/2010Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-219 AREA 7 DOVER DRIVE/WESTCLIFF DRIVE Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential Unit Capacity (du) Realistic Unit Capacity (du) Site 1 833 Dover Dr./ 117 631 11 37,744 0.867 MU-DW MUH1 Commercial office building built 1960’s Yes U Possible asbestos from older building construction 26.7 du/acre 23 du 13 du (16 du/acre) Site 2 881 Dover Dr./ 117 631 17 56,824.5 1.31 MU-DW MUH1 Commercial office building built 1960’s Yes U Possible asbestos from older building construction Max 1.0 FAR w/ 1,631 sq. ft. min. per unit 34 du 20 du (16 du/acre) Site 3 901 Dover Dr./ 117 631 18 47,943.2 1.1 MU-DW MUH1 Commercial office financial building built 1960’s Yes U Possible asbestos from older building construction Max 1.0 FAR w/ 1,631 sq. ft. min. per unit 29 du 17 du (16 du/acre) Site 4 1501 Westcliff/ 117 631 122 72,850.9 1.67 MU-DW MUH1 Commercial office financial building built 1960’s Yes U Possible asbestos from older building construction Max 1.0 FAR w/ 1,631 sq. ft. min. per unit 43 du 26 du (16 du/acre) Site 5 1515 Westcliff/ 117 631 21 37,286.85 0.856 MU-DW MUH1 Commercial office financial building built 1960’s Yes U Possible asbestos from older building construction Max 1.0 FAR w/ 1,631 sq. ft. min. per unit 22 du 13 du (16 du/acre) AREA 7 DOVER DRIVE/WESTCLIFF DRIVE TOTAL DEVELOPMENT CAPACITY 151 du 89 du U – Underutilized residential zoned sites which are capable of being developed at a higher density with greater intensity. Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory !4!2!3!1!5DOVER DR16TH STSEA GULL LNWEST CLIFF DRCASTAWAYS NORTHCAPE WOODBURY SHERINGTON PLCAPE ANDOVERBLUE GUM LNCAPE DANBURYOXFORD LNGROVE LNDEVON LNDOVER DRWESTCLIFF DRIArea 7 - Dover Drive/Westcliff Drive0300150FeetWestcliff June/2010Housing Opportunity SitesHousing Site InventoryHousing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-223 AREA 8 NEWPORT CENTER Map Address/ APN Area (sq. ft) Acres Zone GP Designation Existing Use Additional Info Infrastructure Sufficient to Serve Land Use? Type of land Environ Constraints Density Potential Unit Capacity (du) Realistic Unit Capacity (du) Site 1 1, 2, 3, 4, 5 San Joaquin Plaza/ 442 261 03, 442 261 16 795,204.35 18.3 PC-56 MUH3 Commercial Yes U None N/A 524 du 524 du Site 2 900 Newport Center Dr./ 442 011 41 185,676.34 4.3 PC-54 RM Tennis Courts Yes U None N/A 79 du (2) 79 (2) Site 3 1602 E. Coast Highway/ 442 011 64, 442 011 65 303,964 6.98 PC-47 Tennis Club Yes U None N/A 5 du (3) 5 du (3) AREA 8 NEWPORT CENTER TOTAL DEVELOPMENT CAPACITY 608 du 608 du (1) Planned Community and Development Agreement are in place to allow for 524 residential units. (2) Planned Community is in place to allow for 79 residential units. (3) Planned Community and Development Agreement are in place to allow for 5 residential units. U - Underutilized residential zoned sites which are capable of being developed at a higher density with greater intensity. Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory !1!2!3JAMBOREE RDS A N JO A Q U IN H ILLS R D MACARTHUR BLVDSAN MIGUEL DRBACK BAY DRCOAST HWY EBIG CANYON DRAVOCADO AVECEN T E R D R BONNIE DOONE TERSANTA BARBARA DROCEAN VISTAGR A N V I L L E D R DOLPHIN TERC A N Y O N F A IR W A Y D R CIVIC CENTER DRNEWPORTER WAYNEWPORT CENTER D R E NEWPORT CENTER DR WVILLA POINT DRSANTA CRUZ DRBAYSIDE DRSAN CLEMENTE DRP I N E V A LLEY LNSAN NICOLAS DRANACAPA DR SEA COVE LNSANTANELLA TERR U E G RAND VALLEEHERMITAGE LNROYAL SAINT GEORGE RDSEA RIDGE DRPINEHURS T L N B A Y WOOD DRSAN JOAQUIN PLZSANTA ROSA DRL I G H T H O U S E L N S P R IN G TIDE DRBOMBERO STSAN JOAQUIN HILLS PLBACK B A Y D R IArea 8 - Newport CenterNewport_Center February/2013Housing Opportunity SitesHousing Site Inventory01,000500FeetHousing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-227 AREA 9 JOHN WAYNE AIRPORT AREA Map (1) Address/ APN Area (sq. ft) Acres Building Area Trip rate/ tsf(4) Zone GP Existing Use Infrastructure Selection Factors & ILV Ratio Environ Constraints Density (3) Potential Unit Capacity Realistic Unit Capacity Site 1a (Potential Residential Village) 1701 Corinthian Way, 4255 Martingale Way, 4250 Scott Dr./ 427 172 02 79,932 1.83 20,184 5.40 trips = 108.99 du PC 11 General Commercial w/ Residential Overlay MU-H2 Commercial building w/ vacancies built 1970’s Yes VI V 1.64 Possible asbestos from older building construction 30 to 50 du/acre 91.5 du (50 du/ acre) 54.9 du (30 du/acre) Site 1b (Potential Residential Village) 1660 Dove St., 4251 Martingale Way, 4253 Martingale Way/ 427 172 03 84,642 1.94 22,200 5.40 trips = 119.88 du PC 11 General Commercial with Residential Overlay MU-H2 Commercial building w/ vacancies built 1970’s Yes VI V 2.85 Possible asbestos from older building construction 30 to 50 du/acre 97 du (50 du/ acre) 58.2 (30 du/acre) Site 1c (Potential Residential Village) 4200 Scott Drive/ 427 172 06 74,671 1.71 9,589 5.40 trips = 51.78 du PC 11 General Commercial with Residential Overlay MU-H2 Commercial building w/ vacancies built 1970’s Yes VI V 1.52 Possible asbestos from older building construction 30 to 50 du/acre 85.5 du (50 du/ acre) 51.3 du (30 du/acre) Site 1d (Potential Residential Village) 4220 Scott Drive/ 427 172 05 8,542 0.196 4,907 5.40 trips = 26.5 du PC-11 General Commercial with Residential Overlay MU-H2 Commercial vacancies building built 1980’s Yes VI V 1.22 None 30 to 50 du/acre 9.8 du (50 du/ acre) 5.88 du (30 du/acre) Site 1e (Potential Residential Village) 4221 Dolphin Striker Way/ 427 181 07 48,084 1.10 7,996 5.40 trips = 43.18 du PC-11 Restaurant with Residential Overlay MU-H2 Restaurant building built 1970’s Yes ILVR VI 0.27 Possible asbestos from older building construction 30 to 50 du/acre 55 du (50 du/ acre) 33 du (30 du/acre) Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-228 AREA 9 JOHN WAYNE AIRPORT AREA Map (1) Address/ APN Area (sq. ft) Acres Building Area Trip rate/ tsf(4) Zone GP Existing Use Infrastructure Selection Factors & ILV Ratio Environ Constraints Density (3) Potential Unit Capacity Realistic Unit Capacity Site 1f (Potential Residential Village) 4248 Martingale Way/ 427 181 08 31,170 0.72 7,015 5.40 trips = 37.88 du PC-11 Restaurant with Residential Overlay MU-H2 Restaurant building built 1970’s Yes ILVR VI 0.31 Possible asbestos from older building construction 30 to 50 du/acre 36 du (50 du/ acre) 21.6 du (30 du/acre) Site 1g (Potential Residential Village) 4250 Martingale Way/ 427 181 09 47,165 1.08 7,870 5.40 trips = 42.50 du PC-11 Restaurant with Residential Overlay MU-H2 Restaurant building built 1970’s Yes ILVR VI 0.46 Possible asbestos from older building construction 30 to 50 du/acre 54 du (50 du/ acre) 32.4 du (30 du/acre) Site 1h Potential Residential Village 1601 Dove St./ 427 221 01 173,990 3.99 62,995 2.29 trips = 144.26 du PC-11 Office with Residential Overlay MU-H2 Commercial Office building built 1970’s Yes ILVR VI V 0.78 Possible asbestos from older building construction 30 to 50 du/acre 199.5 du (50 du/ acre) 119.7 du (30 du/acre) SUBTOTAL SITE 1 1,102 du (4) 628du (12.56 acres at 50 du/acre) 376.98 du (12.56acres total at 30 du/acre) Site 2a Potential Residential Village 1400 Quail St./427 221 15 63,958 1.47 23,950 2.29 trips = 54.85 du PC-11 Office with Residential Overlay MU-H2 Office building built 1970’s Yes VI 1.35 Possible asbestos from older building construction 30 to 50 du/acre 73.5 du (50 du/ acre) 44.1 du (30 du/acre) Site 2b Potential Residential Village 1300 Quail St 427 221 14 65,377 1.5 30,191 2.29 trips = 69.14 du PC-11 Office with Residential Overlay MU-H2 Office building built 1970’s Yes VI 2.27 Possible asbestos from older building construction 30 to 50 du/acre 75 du (50 du/ acre) 45 du (30 du/acre) Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-229 AREA 9 JOHN WAYNE AIRPORT AREA Map (1) Address/ APN Area (sq. ft) Acres Building Area Trip rate/ tsf(4) Zone GP Existing Use Infrastructure Selection Factors & ILV Ratio Environ Constraints Density (3) Potential Unit Capacity Realistic Unit Capacity Site 2c Potential Residential Village 1200 Quail St.427 221 13/ 43,395 0.99 17,668 2.29 trips = 40.46 du PC-11 Office with Residential Overlay MU-H2 Office building built 1970’s Yes ILVR VI 0.27 Possible asbestos from older building construction 30 to 50 du/acre 49.5 du (50 du/ acre) 29.7 du (30 du/acre) Site 2d Potential Residential Village 1100 Quail St./ 427 221 12 49,972 1.15 23,097 2.29 trips = 52.89 du PC-11 Office with Residential Overlay MU-H2 Office building built 1970’s Yes VI 1.2 Possible asbestos from older building construction 30 to 50 du/acre 57.5 du (50 du/ acre) 34.5 du (30 du/acre) Site 2e Potential Residential Village 1151 Dove St./ 427 221 07 76,256 1.75 31,430 2.29 trips = 71.97 du PC-11 Office with Residential Overlay MU-H2 Office building built 1970’s Yes ILVR VI 0.47 Possible asbestos from older building construction 30 to 50 du/acre 87.5 du (50 du/ acre) 52.5 du (30 du/acre) Site 2f Potential Residential Village 1000 Quail St./ 427 221 11 66,305 1.52 24,899 2.29 trips = 57.02 du PC-11 Office with Residential Overlay MU-H2 Office building built 1970’s Yes ILVR VI 0.35 Possible asbestos from older building construction 30 to 50 du/acre 76 du (50 du/ acre) 45.6 du (30 du/acre) Site 2g Potential Residential Village 1101 Dove St./ 427 221 08 64,980 1.49 27,000 2.29 trips = 61.83 du PC-11 Office with Residential Overlay MU-H2 Office building built 1970’s Yes ILVR VI 0.38 Possible asbestos from older building 30 to 50 du/acre 74.5 du (50 du/ acre) 44.7 du (30 du/acre) Site 2h Potential Residential Village 1001 Dove St./ 427 221 09 65,828 1.51 24,600 2.29 trips = 56.33 du PC-11 Office with Residential Overlay MU-H2 Office building built 1970’s Yes VI 1.57 Possible asbestos from older building construction 30 to 50 du/acre 75.5 du (50 du/ acre) 45.3 du (30 du/acre) Site 2i Potential Residential Village 901 Dove St./ 427 221 10 74,686 1.71 23,790 2.29 trips = 54.48 du PC-11 Office with Residential Overlay MU-H2 Office building built 1970’s Yes ILVR VI 0.55 Possible asbestos from older building construction 30 to 50 du/acre 85.5 du (50 du/ acre) 51.3 du (30 du/acre) Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-230 AREA 9 JOHN WAYNE AIRPORT AREA Map (1) Address/ APN Area (sq. ft) Acres Building Area Trip rate/ tsf(4) Zone GP Existing Use Infrastructure Selection Factors & ILV Ratio Environ Constraints Density (3) Potential Unit Capacity Realistic Unit Capacity Site 2j Potential Residential Village 1301 Quail St./427 342 02 161,163 3.7 0/ 304 hotel rooms permitted 545 du PC-11 Office with Residential Overlay MU-H2 Vehicle Storage Site Yes ILVR VI 0.08 None 30 to 50 du/acre 185 du (50 du/ acre) 111 du (30 du/acre) SUBTOTAL SITE 2 1063.97 du 839 du (16.79 acres at 50 du/acre) 503 du (16.79 acres at 30 du/acre) Site 3a Potential Residential Village (5) No address/ 445 122 18 748,136 17.17 N/A N/A PC-15 Office (2) MU-H2 Parking Lot Yes ILVR DPI VI 0 None 30 to 50 du/acre 50 du/ acre 30 du/acre Site 3b Potential Residential Village (5) No address/ 445 131 28 1,072,341 24.62 N/A N/A PC-15 Office (2) MU-H2 Parking Lot Yes ILVR DPI VI 0 None 30 to 50 du/acre 50 du/ acre 30 du/acre SUBTOTAL SITE 3 2,089.5 du (41.79 acres at 50 du/acre (5) 260 additive du (5) Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-231 AREA 9 JOHN WAYNE AIRPORT AREA Map (1) Address/ APN Area (sq. ft) Acres Building Area Trip rate/ tsf(4) Zone GP Existing Use Infrastructure Selection Factors & ILV Ratio Environ Constraints Density (3) Potential Unit Capacity Realistic Unit Capacity Site 4a Potential Residential Village (6) 4321 Jamboree/ 445 131 02 670,99 15.4 311,452 2.29 =123.55 and 1.16 = 298.7 PC-58 Residential MU-H2 Office building built 1980’s Yes DPI VI 9.27 None 30 to 50 du/acre 50 du/ acre 30 du/acre Site 4b Potential Residential Village (6) 4311 Jamboree/ 445 131 03 419,928 9.6 126,000 2.29 = 263.35 and 1.16 = 12.76 PC-58 Residential MU-H2 Office building built 1980’s Yes DPI VI 53.36 None 30 to 50 du/acre 50 du/ acre 30 du/acre SUBTOTAL SITE 4 698.36 1,250 du (25 acres at 50 du/acre) 632 du and 290 additive du per General Plan policy (exclude 322 density bonus units) (6) AREA 9 JOHN WAYNE AIRPORT AREA TOTAL DEVELOPMENT CAPACITY SITES 1-4 2,864 du (4) 4,806 du 2061 du (30du/acre) 2,200 du max. per General Plan Policy (1) General Plan policy requires development of mixed-use residential villages containing a minimum of 10 acres. Each site represents a potential residential village with a minimum of 10 acres. Properties in Sites 1 and 2 are exempt from 10 acre requirement if developed consistent with the Residential Development Overlay standards of the Newport Place Planned Community. (2) A Planned Community text amendment is required to add residential as a permitted use to be consistent with the General Plan designation that allows mixed-use development. Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-232 (3) General Plan policy requires that residential units be developed at a minimum density of 30 du/ace and a maximum density of 50 du/acre averaged over the total area of each residential village. (4) The General Plan provides for the conversion of existing land uses in the Airport Area with a cap of 1,650 du that can be developed based on a trip generation rate conversion in addition to 550 du allowed as infill development. A standardized set of trip conversion rates is provided by the Traffic Engineer in order for all conversions to occur in a consistent and fair manner. Both the AM and PM peak hour trip rates from the Newport Beach Transportation Model (NBTM) were reviewed and the more conservative of the two was selected for determining the conversion factors. Sites 1, 2 and 4 provide the trip conversion rate and resulting dwelling units to show the traffic related capacity for each residential village. If the maximum dwelling units based on the traffic based capacity is more restrictive than the dwelling units based on the density of 30 du/acre than the more restrictive traffic based capacity is used as the realistic unit capacity. (5) Koll development project is in process and includes 260 additive residential units within a 24-acre area of the Koll Center. These units are additive and do not replace any existing use so there is no need to do a trip generation conversion rate. The applicant is currently working on a conceptual site plan for the project and has had discussions with City staff to address issues with traffic circulation, fire access, and open space requirements. The applicant is currently preparing the Planned Community text for submission and public hearings are anticipated for late 2014. (6) On March 12, 2013, the Uptown Newport Planned Community was adopted (formerly a part of the Koll Center Planned Community) and serves as zoning document for the construction of up to 1,244 residential units (including 322 density bonus units), 11,500 square feet of retail commercial, and 2.05 acres of park space. The 322 density bonus units are not subject to the 2,200 maximum development limit established by the General Plan and were excluded from the realistic development capacity calculation to provide a more conservative estimate. ILVR - Improvement to Land Value Ratio (Improvement Value/Land Value=x) DPI- Developer/Property Owner Interest VI - Visual Inspections V - High number of vacancies Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory !3a!2j!3b!3a!3a!3b!3b!4a!4b!1h!1b!1a!2e!2i!2f!2h!2b!2g!2a!1e!1g!1c!2d!2c!1f!1dBIRCH STDOVE STQUAIL STJAMBOREE RDCAMPUS DRMACARTHUR B L V D BRISTOL ST NVON KARMAN AVEBRISTOL STWESTERLY PLTELLER AVEF A IR C H I L D R D CYPRESS STSCOTT DRSPRUCE STCORINTHIAN WAYBOWSPRIT DRCAM PUS DRIArea 9 - Airport Area0500250FeetAirport_Area June/2010Housing Opportunity SitesHousing Site InventoryHousing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory Housing Element Newport Beach General Plan 5-239 TOTAL REALISTIC DEVELOPMENT CAPACITY Potential Unit Capacity (du) Realistic Unit Capacity (du) ALL AREAS INCLUDING VACANT SITES TOTAL DEVELOPMENT CAPACITY 7,662 du 4,612 du Housing Element Update Advisory Committee - July 15, 2020 Item No. V(c) - Attachment 4 Current Housing Site Analysis and Inventory