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HomeMy WebLinkAbout5e_Attachment 3 - Sites Rundown- Airport Area1 Housing Element Sites Subcommittee - - Airport Area Sites Reviewed in Zoom Meeting August 20, 2020 Airport Area Encircled by MacArthur, Jamboree, Bristol North and Campus Subcommittee Members Present: Sandland, Selich & Tucker Staff Members Present: Campbell & Zdeba Note: NBGIS Staff prepared an Ownership Inventory Map (attached) with a number designated on each Parcel in the Study Area. References to Parcel numbers below correspond to the numbers assigned to each Parcel on the Ownership Inventory Map. The Parcel numbers do not appear to be in any type of order so the information below starts more or less from the north and works to the south. Sites within the 65dB CNEL were not considered at this time. The Subcommittee only considered if the Parcels would physically be able to accommodate housing in place of or in addition to the current use of the Parcels. Parcels were assigned one of three grades: Feasible, Potentially Feasible or Infeasible. Feasible sites are those that appear that they could feasibly be redeveloped for housing or have housing added to the Parcel while the current use remains in whole or in part, Potentially Feasible sites are those that may work as housing and Infeasible sites are those that the Subcommittee determined would not work as housing due to existing improvements on the site, insufficient size outside the 65dB zone and/or inefficiencies due to the configuration of the Parcel outside the 65dB zone. The Subcommittee acknowledges that it does not have all the facts about the various Parcels and that therefore some of the Parcels could have been wrongly assigned the grade of Feasible or Potentially Feasible. Staff will be following up with many of the owners and that follow-up should provide more pertinent information about each Parcel for which an owner responds. Before any property owners are contacted, the Full Committee, after public input, would have to find that housing on a Parcel would be a suitable use. 1. Parcels 43 and 113 are respectively a retail building and an office building and do not present enough land to be considered a viable site, and the buildings appear viable commercial buildings. Infeasible 2. The Saunders Site outside 65dB constitutes numerous parcels surrounded by MacArthur, Campus and Birch. The Site has been approved for multi-tenant housing by the City Council. The filing of an application for a housing land use on this site should be substantial evidence of a desire to change the land use. Feasible 3. Parcel 37, Hyatt Hotel. This Site is a viable commercial site and would not likely become a stand- alone housing site. However, if the Site is found to be suitable as a housing site, the property owner should be advised that the addition of housing might be possible. Potentially feasible 4. Parcels 69 & 95, the property owner has already approached the City to ask about conversion to housing on these parcels (about 2.45 acres). If the Site is found suitable, the City should seek confirmation that the owner would consider a change in the land use to housing. Feasible 5. Parcels 87 & 23 (Benihana and Steve’s Detail) are bisected by the 65dB line and is small in size and has an irregular configuration. Infeasible 6. Parcels 70, 80, 81 and 111 are already approved by the City for Newport Crossings multi-tenant housing project. Feasible 7. Parcels 9 is a small bank building and Parcel 24 is an old Class B office building with tuck under parking. Each Parcel is regular in shape and could potentially stand on its own as housing. Consolidating Housing Element Update Advisory Committee - October 21, 2020 Item No. V(e) - Attachment 3 Sites Rundown: Airport Area 2 the Parcels would make for a more developable scale. If the Site is found suitable, the property owners should be advised that a land use change to allow housing might be possible. Feasible 8. Parcels 131 and 135 look to be individual building pads perhaps with parking on a common parcel. Regardless, it does not look like there is enough land to properly plan housing especially given the triangular shape of the land outside the 65dB line. And since these parcels are part of a multiple parcel office park, probably with CC&R’s, these sites do not appear to be viable for housing. Infeasible 9. Parcel 38 owner has already approached Committee about potential for housing. This is a 4-acre Site somewhat irregular in shape. If the Site is found suitable, the City should seek confirmation that the owner would consider a change in the land use to housing. Feasible 10. Parcel 79 appears to be a nice office property but the building is in the center of the property. However, if the Site is found suitable, the property owner should be advised that a land use change to housing might be possible. Potentially feasible 11. Parcel 51, 72 and 88 appear to share a common parking lot. The two buildings on Parcel 72 are newer vintage commercial buildings while Parcels 51 and 88 are older restaurant buildings. Because of the apparent reciprocal parking and access, if the owner of any of the three parcels is not interested in housing, re-working the common area would complicate any reuse. The owner of Parcel 51 would not likely be able to feasibly develop housing since the parcel is only 31,000 s.f. and is irregular in shape. The owner of Parcel 88 is regular in shape and might be a feasible housing site. Parcel 51 and 88 could be combined for housing, but the common area parking would probably have to be re-worked. If Parcels 51 and 88 are found suitable, the owners of Parcels 51 and 88 should be advised that a land use change to housing might be possible. Potentially feasible 12. Parcels 71, 91 and 122 are a large office building with a multi-story parking structure, a dental laboratory company in a nice building and a Bank of America branch. All buildings look unlikely to be available for conversion to housing. Infeasible 13. Parcels 52 and 138 look to be good quality office buildings and are not deemed likely candidates to change uses to housing. Infeasible 14. Parcels 77 has a two-level parking structural that could be re-worked to potentially add housing. To a lesser extent, Parcel the same is true of Parcel 68. Each has a multi-story office structure. The owners of each Parcel should be advised that the addition of housing might be possible. Potentially Feasible 15. Parcels 68, 77, 106, 121 and perhaps Parcel 19 more or less back up to each other and visually present a large area for potential development, if they could be assembled. Parcels 68 and 106 would contribute surface parking, but no buildings, Parcel 77 would have to have its two-story parking structure re-worked. The building on Parcel 121 would be probably need to be demolished as it would represent the entry to the project, and the same would be the case with Parcel 19 if included. A smaller assemblage would be Parcels 68 and 77 if they were to combine parking areas to also create a housing site. Each of those Parcels has nice functioning office buildings. If found to be suitable, the owner of each parcel should be advised that the addition of housing might be possible if they worked together. Potentially feasible 16. Parcel 121 has a functioning office building but could be a location for housing. If found suitable, the property owner should be advised that a land use change to housing might be possible. Potentially Feasible Housing Element Update Advisory Committee - October 21, 2020 Item No. V(e) - Attachment 3 Sites Rundown: Airport Area 3 17. The same would be true for Parcels 19 and 33 as for Parcel 121. Advise the owner the same as for Parcel 121. Potentially Feasible 18. Parcel 117 is a large office complex with a parking structure that would be unlikely to be displaced for housing. Infeasible 19. Parcel 116 would be the same as Parcels 19, 33 and 121. If found suitable, the owner should be advised that a land use change to housing might be possible. Feasible 20. Parcels 119 and 120 appear to be office condominiums and therefore would involve too many owners to be able to accomplish an assemblage. Infeasible 21. Parcels 66, 67 and 83 are odd shaped parcels that would not be able to be efficient planned as separate housing projects. And they would be in the same situation as Parcels 19 and 33, and 116 and 121. But if found suitable, the owners should be advised that a land use change to housing might be possible. Potentially feasible 22. Parcels 61 and 62 appear to be functioning office uses and probably not a candidate but if found suitable, the property owner should be advised that a change of land use to housing might be possible. Potentially feasible 23. Parcel 63 is a nice building with a parking structure and is not large enough to justify a change in use. Infeasible 24. Parcel 76 is the Lexus dealership and is not considered a viable housing site. Infeasible 25. Parcels 16, 105 and 47 are viable commercial developments that front Bristol and the 73 freeway and are not considered housing sites. Infeasible 26. Parcel 31 is a viable office building with a parking structure, but there may be room to add housing. If found suitable, the property owner should be advised that the addition of housing might be possible. Potentially feasible 27. Parcel 99 is a parking lot. The Parcel is large enough for a more sizable stand-alone project. If Parcel 99 could be combined with Parcel 104, there would be enough land for a good-sized project. If found suitable, the owner of Parcel 99 should be advised that the use for housing of Parcel 99 alone or in combination with Parcel 104 would be possible. Feasible 28. Parcel 104 is in the same situation as Parcels 19, 33, 66, 67, 83, 116 and 121. However, being next to vacant land (Parcel 99) that is somewhat irregular in shape, it might be a better candidate to be demolished since its land area would allow Parcel 99 to be more efficiently developed. If found suitable, the property owner should be advised that a land use change to housing use alone or in connection with Parcel 99 might be possible. 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BAY C R E S T CT BAYCRESTCTCEN T E R POI N T E KOL LCEN T E R BAYVIEW CIR Q U A I L S T MACARTHURCTMARTINMACARTHURCTMACARTHURCTCAPITANCT CORINT H I A N W A Y ORCHIDSTSPRUCEAVEDOV E ST DOLPHIN-STRIKER WAY DO V E S T CORINTHIAN WAY ZENI T H AVE ZENI T H AVE UPTO W N NEWPORTDR COR IN TH IA NWAY BOWSPRIT DR UPTOW NNEW PORTDRMACARTHURCTUPTOWNNEWPORTDRORC H A R D DR MACARTHURCT D O VEST HALF DOMEPLMARTINGALE WAYSCOTT DRBAYVIEWPLQUAILST SPRUCE STDOVE STDOVESTDOVE STNEWPORT PLACE DR QU A I L S T DOV E ST BAY VIEWAVEQUAILST UPPERNEWPORT PLAZADRBAYCRESTCTD O VE ST ORCHIDSTSPRUCEAVEMACARTHURCT FAIRCHILDRD QU A I L S T CYPRESSSTWESTERLYPLBRIS T O L S TCAMPUS DRCA M P U S D R BRIS T O L S T BIRCH STBRIS T O L ST N BIRCH STBIRCHSTCAMPUSDR CA M P U S D R BIRC H S T BRIS T O L S T N CAMPUSDR BRIS T O L S T N BRIS T O L ST B IRCHST BRIS T O L S T BRIS T O L ST BRIS T O L ST VON KARMAN AVEBIRC H S T BIRCH STCAMPUS DRBRIS T O L S T N BIRCHSTBRIS T O L S T NCAMPUSDRBIRCH STVONKARMANAVECAMPUSDRJAMBOREE RDMACARTHURBLVDMACARTHURBLVDMACARTHUR BLVDJAMBOREE RDJAMBOREE RDMACARTHUR BLVDJAMBOREERDMACARTHURBLVDJAMBOREE RDMACARTHUR BLVDMACARTHURBLVDMACARTHUR BLVDUptown Park 60-dB CNEL75-dB CNEL75-dB CNEL70-dB CNEL60-dB CNEL65-dB CNEL !45!45 !10 !58 !44 !73 !43!43 !113 !96!96!96 !112 !115 !36 !53 !114!114!114!114!114!97 !46 !27 !11 !108 !92!92 !40!40!40 !41 !26!26!26 !54 !86!86 !34!34!34!34!34!34!34!34!34!34!34!34!34!34!34!34!34!34!34!34!34!34!34!34 !48 !94 !90 !93 !8 !109 !110 !55 !56 !42 !57 !125 !129 !133 !134 !136 !135 !130 !124!126 !7 !21 !6 !50 !22 !4 !20!20!20!20!20!20!20!20!20!20!20!20!20!20!20!20!20!20!20!20!20!20!20 !49 !75 !98 !78 !98 !101 !23 !87!87 !80!80!80 !81!81!81 !111 !70 !9 !37 !95 !69!69!69!69!69 !24 !79 !72!72 !51 !88 !91 !60 !59 !25 !107!5 !85 !35 !137 !122 !71!71 !38!38!38 !89 !39 !138 !52 !68 !116 !83 !66 !67 !33 !19 !121 !106 !77 !117!117!117 !61!61 !62!62 !63 !84!84 !17 !32 !1 !82 !100!64 !3!118!14!102 !74 !103 !29 !28 !30 !16!16 !105 !31 !76!76!76 !47!47!47!47!47!47!47!47!47!47!47!47!47!47!47!47!47!47!47!47!47!47!47!47!47!47 !2 !12!12 !18 !15!15!15 !104 !127!127 !131!131!132!132 !128!128 !13!13!13!13!13!13 !119!119!119!119!119!119!119!119!119!119!119!119!119!119!119!119!119!119!119!119!119!119!119!119!119!119!120!120!120!120!120!120!120!120!120!120!120!120!120!120!120!120!120!120!120!120!120!120!120 !65 !99 !120!120!120!120!120 Airport_Area_Parcel_Inventory_west_Macarthur.mxd 0 660330 FeetI City of Newport BeachGIS DivisionAugust 12, 2020 Ownership InventoryAirport Area - West of MacArthur Blvd JWA_1985_CNEL_Contours Housing Element Update Advisory Committee - October 21, 2020 Item No. V(e) - Attachment 3 Sites Rundown: Airport Area 1 Housing Element Sites Subcommittee - - Airport Area Sites Reviewed in Zoom Meeting July 14, 2020 Airport Area Encircled by MacArthur, Jamboree and Campus Subcommittee Members Present: Sandland, Selich & Tucker Staff Members Present: Campbell & Zdeba Note: NBGIS Staff prepared an Ownership Inventory Map (attached) with a number designated on each Parcel in the Study Area. References to Parcel numbers below correspond to the numbers assigned to each Parcel on the Ownership Inventory Map. The Subcommittee only considered if the Parcels would physically be able to accommodate housing in place of or in addition to the current use of the Parcels. Parcels were assigned one of three grades: Feasible, Potentially Feasible or Infeasible. Feasible sites are those that appear that they could feasibly be redeveloped for housing or have housing added to the Parcel while the current use remains in whole or in part, Potentially Feasible sites are those that may work as housing and Infeasible sites are those that the Subcommittee determined would not work as housing due to existing improvements on the site, insufficient size and/or inefficiencies due to the configuration of the Parcel. The Subcommittee acknowledges that it does not have all the facts about the various Parcels and that therefore some of the Parcels could have been wrongly assigned the grade of Feasible or Potentially Feasible. Staff will be following up with many of the owners and that follow-up should provide more pertinent information about each Parcel for which an owner responds. Before any property owners are contacted, the Full Committee, after public input, would have to find that housing on a Parcel would be a suitable use. 1. Parcels 1, 4 & surface parking lot on #7 are owned by the Irvine Company at SEC MacArthur & Campus. There are somewhat sizable parking fields on the Parcel. The property owner should be advised that the addition of housing to the Parcel might be possible. Feasible 2. Parcels 5, 6 and parking structure on #7 are Irvine Company Class A offices so no housing opportunity looks to be likely. Theoretically the owner could modify the parking structure to add housing, but again that does not look likely to happen. Infeasible 3. Parcel 2 (Carl’s Jr) and Parcel 3 (office building) at SWC Campus and Von Karman. Parcel 2 appears more underutilized than Parcel 3. The Parcels might be combinable. If found suitable, the property owners should be advised that a land use change to housing might be possible. Potentially Feasible 4. Parcel 8 is hotel use that does not look to be a likely candidate. However, if the Site is found suitable, the property owner should be advised that a land use change to housing might be possible. Potentially Feasible 5. Parcels 9-11 and Parcels 13-16 look to be Parcels with no parking facilities on the Parcels (i.e. the Parcels are not much larger than the building footprints), but which all use Parcel 17 which is improved with a parking lot. There appears to be a large surface parking area that could be re-worked into one or more parking structures on Parcel 17 so some of the surface area currently used for parking could be built out as housing. There is also a water feature on Parcel 17. If the Parcel 17 is found suitable, the owner of Parcel 17 should be advised that the addition of housing on Parcel 17 might be possible. Feasible Housing Element Update Advisory Committee - October 21, 2020 Item No. V(e) - Attachment 3 Sites Rundown: Airport Area 2 6. Parcel 12 (SWC Birch and Von Karman) is a hotel on its own parcel and does not appear to have a likely housing site. Infeasible 7. Parcels 37-42 is the Uptown Newport development that is zoned for housing. If found to be suitable, the owner of that project should be made aware of the possibility of adding more housing density to this already zoned Parcel. Feasible 8. Parcels 43-69 are the so-called Koll Office Condo’s (SEC Campus and Von Karman) and due to multiple ownerships of the condo units, and the lack of a sizable land area where housing could be placed (even if the requisite number of the owners would agree to such a use), this block is viewed as very unlikely as a housing site. Infeasible 9. Parcel 70 is the Orange County Superior Court site. This site is 7.78 acres and it looks like at least 5 acres of which is a surface parking lot. The parking could remain (whether below grade and/or at grade) and housing could be built above the parking lot so that the operations of the Court would not be affected (but for some inconvenience during the construction period). This is a significant site so a contact should be made perhaps starting at the City Council/Board of Supervisors levels. Might as well start where the decision will likely be made. Feasible 10. Parcel 71-76 looks to be small office buildings with a common parking lot. Due to the number of building owners, this area does not look to be a feasible housing site. Infeasible 11. Parcels 77-78 are owned by Hoag. Staff has informed the Subcommittee that UCI will be building a major medical facilities and a hospital across the Jamboree (in Irvine). It is likely that this Parcel will be used by Hoag to complement the UCI medical facilities, but it is possible that Hoag may consider workforce housing. A letter should be sent to Hoag to confirm Hoag’s long-term plans for those Parcels. Potentially Feasible 12. Parcels 79-80 are small commercial retail buildings operated by national food and beverage companies and probably not likely to be housing sites; however the sites could be combined so if found suitable the owners should be contacted about their thoughts on a re-use of those properties for housing. Potentially Feasible 13. Parcel 81 is an older office building adjacent to Uptown Newport. The Owner has been in contact with the City about redeveloping the site for housing. Staff has indicated that it would be easiest to annex the property into the Uptown Newport Planned Community so that will be looked at if the Parcel is found to be suitable. The City should seek confirmation that the owner would consider a change in land use to housing. Feasible 14. Parcel 82 is an office condo building with multiple owners. Due to multiple owners, this site does not appear to be a feasible housing site. Infeasible 15. Parcels 19-20, Parcels 25-27 and Parcel 31 were formerly called the Koll Residences and are contemplated as potential “infill housing” (not “replacement housing”) located on surface parking lots under the Airport Area provisions of the 2006 General Plan. An application has been filed with the City by Picerne for a new design of a residential project and this should be sufficient evidence of the desire of the owner to use the property for housing. Feasible 16. The remaining Parcels in the area encircled by MacArthur, Jamboree, Campus and Von Karman (Parcels 21-24, 28-30, 34-36 and 83 (which appears to house numerous office condos)) appear to use the improved parking lots on Parcels 18 and 32 and/or the parking structure on Parcel 33. There is a water feature on Parcel 32. It appears that in fill housing could fit on some of the parking areas or even Housing Element Update Advisory Committee - October 21, 2020 Item No. V(e) - Attachment 3 Sites Rundown: Airport Area 3 the possibility of re-working the parking structure on Parcel 33. If suitable, the owners of Parcels 18, 32 and 33 should be advised that the addition of housing on those Parcels might be possible. Feasible Housing Element Update Advisory Committee - October 21, 2020 Item No. V(e) - Attachment 3 Sites Rundown: Airport Area ( ( ( ( ( ( ( ( (( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( (( ( ( ( ( ( ( ( ( ( (( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( (((((((((((((((((((((((((((((( ( ( ( ( ( ( ( ( ( ( ( (((((((((((((((((( UPT O W N NE W P O R T D R DO V E ST CEN T E R POI N T E KOL LCEN T E RMACARTHURCTMARTINMACARTHURCT MACARTHURCTCAPITANCT CORINT H I A N W A Y UPT O W N NE W P O R T D R DO V E ST DOLPHIN-STRIKER WAY CORINTHIAN WAY UPTO W N NEWPORT DR CORINTHIANWAY BOWSPRIT DRWESTERLY PLMACARTHURCTUPTOWNNEWPORTDRMACARTHURCT DO VEST H A LFD O M EP LUPTOWNNEWPORTDRMARTINGALE WAYSCOTT DRDOVESTDOVE STNEWPORT PLACE DR TELLERAVEFAIRCHILDRDD O VE ST QU A I L S T MACARTHURCT BIRCH STCAMPUSDR CA M P U S D R BIRC H S T CAMPUSDR BIRCHST CA M P U S D RVON KARMAN AVEBIRC H S T B I R C HST BIRC H S T CA M P U S D RCAMPUSDR VONKARMANAVEMACARTHURBLVDJAMBOREE RDMACARTHURBLVDMACARTHUR BLVDMACARTHUR BLVDMACARTHUR BLVDJAMBOREERDJAMBOREE RDJAMBOREE RDMACARTHURBLVDJAMBOREE RDMACARTHUR BLVDUptown Park !77 !80 !21 !29 !24 !30 !28 !3 !59!12 !5 !33 !67 !27 !43 !50 !22 !70 !82 !26 !68 !64 !55!54 !6 !15 !10 !14 !11 !79 !1 !36 !81 !82 !9 !19 !73 !61 !47 !82!82 !69!58 !52 !4 !71!66 !63 !49 !44 !76!20 !46 !37 !78 !48 !23 !8 !2 !45 !53 !7 !51 !60 !62 !72 !75 !16 !13 !25 !42 !38 !40 !83!83!83!83!83!83!83!83!83!83!83!83!83!83!83!83!83!83!83!83!83!83!83!83!83!83!83!83!83!83 !41 !65 !17 !57 !56 !31 !74 !18 !35 !32 !39 !34 !83!83!83!83!83!83!83!83!83!83!83!83!83!83!83!83!83 Airport_Area_Parcel_Inventory_East_Macarthur.mxd 0 550275 FeetI City of Newport BeachGIS DivisionJuly 09, 2020 Ownership InventoryAirport Area - East of MacArthur Housing Element Update Advisory Committee - October 21, 2020 Item No. V(e) - Attachment 3 Sites Rundown: Airport Area