HomeMy WebLinkAbout5a_Attachment 2a - Subcommittee Progress Reports1
Housing Element Sites Subcommittee - - West Newport Mesa Area
Sites Reviewed in Zoom Meeting
October 1, 2020
Revised as of February 8, 2021
Housing Element Sites Subcommittee
West Newport Mesa Area
Subcommittee Members Present: Selich, Kiley, & LePastrier
Also Present: Committee Chair Tucker
Staff Members Present: Campbell & Zdeba
Note: NBGIS Staff prepared an Ownership Inventory Map (attached) with a number
designated on each Parcel in the Study Area. The committee organized the parcels in
groups reflective of their characteristics. References to Groups and parcel numbers
below correspond to the numbers assigned to each Parcel on the Ownership Inventory
Map.
The Subcommittee only considered if the Parcels would physically be able to
accommodate housing in place of or in addition to the current use of the Parcels.
Parcels were assigned one of three grades: Feasible, Potentially Feasible and
Infeasible. Feasible sites are those that appear that they could feasibly be redeveloped
for housing or have housing added to the Parcel while the current use remains in whole
or in part, Potentially Feasible sites are those that may work as housing, but due to the size
and/or configuration of a Parcel, or the quality and functionality of existing improvements, a Parcel
might be somewhat less likely to be a candidate for a housing use. Potentially Feasible sites may also
include Parcels that would be infeasible standing alone, but if combined with adjacent Parcel(s) could
become part of a potential housing site. Infeasible sites are those that the Subcommittee
determined would not work as housing due to existing improvements on the site,
insufficient size and/or inefficiencies due to the configuration of the Parcel. The
Subcommittee acknowledges that it does not have all the facts about the various
Parcels and therefore the designations may be somewhat subjective. Accordingly,
some of the Parcels could have been wrongly assigned the grade of Feasible,
Potentially Feasible or even Infeasible. Staff will be following up with many of the
property owners and that follow-up should provide more pertinent information about
each Parcel for which an owner responds.
The subcommittee discussed the need to preserve opportunities for smaller scale
industrial and service businesses in the City overall, and in the West Newport Mesa in
particular. Areas 8, 9, 10, 11, & 12, are characterized by smaller parcels with smaller
scale buildings. Due to the varying conditions and constraints of these smaller parcels
the subcommittee decided to recommend a zoning overlay concept with the thought that
some but not all will convert to residential. The subcommittee feels that it is important to
not convert everything to residential in order to have a city with a well-balanced land use
plan.
Housing Element Update Advisory Committee - March 3, 2021 Item No. V(a) - Attachment 2a Subcommittee Progress Report
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Before any property owners are contacted, the Full Committee, after public input, would
have to find that housing on a Parcel would be a suitable use.
1. Newport Health Care – Fairly recent construction as an Industrial Research
property converted to medical office use. Parking areas not suitable for
conversion to residential. - Infeasible
2. Ebb Tide – Recent construction as small lot single family. - Infeasible
3. Road & Track – Being converted to private school offices. - Infeasible
4. Coastline College – Building and parking lot configuration do not present the
opportunity for any conversion to residential. - Infeasible
5. School – Private school; not suitable for conversion of any part to residential. -
Infeasible
6. Utilities Yard / City Yard – These parcels are owned by the City. Parcels have
some older structures that can be replaced if both yards are consolidated or
partially used for residential. Constraints include the water reservoir, water
treatment facilities, and communications tower on the Utilities Yard parcel and
the trash transfer station on the City Yard parcel. Most likely candidate is the
eastern portion of the Utilities Yard for an affordable residential project. City
Council needs to study feasibility. – Potentially Feasible
7. M.H. (Mobile Home Parks) – Four Mobile Home park sites of approximately 167
units. Conversion to residential would yield a potential 501 units. HCD “No net
loss” requirements would drop potential eligible units to 334. - Feasible
8. Area 1-Map ID #’s: Misc. Residential – Mostly existing residential not suitable for
redevelopment. One new commercial property not suitable for redevelopment
and one site owned by the City lease to a private school also not suitable for
redevelopment. - Infeasible
9. Area 2-Map ID #’s: 11, 13, 14, 44 – Middle aged office buildings across from
hospital with high demand for medical office use. – 11 and 13 Potentially
Feasible; 14 and 44 Infeasible.
10. Area 3-Map ID #’s: 12, 41, 42, 49 - Medical office buildings and congregate care
across facilities across from hospital with high demand for medical office use. -
Infeasible
Housing Element Update Advisory Committee - March 3, 2021 Item No. V(a) - Attachment 2a Subcommittee Progress Report
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11. Area 4-Map ID #’s: Misc. Residential. – Mixture of various residential uses on
small parcels. - Infeasible
12. Area 5-Map ID #’s: 3, 39, 48, 117, 124, 228 - Mixture of residential and small
office parcels not suitable for redevelopment. - Infeasible
13. Area 6-Map ID #’s: 74, 122 – Residential uses not suitable for redevelopment. -
Infeasible
14. Area 7-Map ID #’s: 24, 40 – Parcel 40 is Congregate Care – Infeasible
Parcel 24 is tilt up industrial with potential for redevelopment – Potentially
Feasible
15. Area 8-Map ID #’s: 17, 51 – Two larger parcels (for this area) with
Middle age industrial buildings. Potentially re-developable as residential
individually or by combining parcels with a zoning overlay. - Potentially Feasible
16. Area 9-Map ID #’s: 2, 10, 23 - Three parcels, one larger (for this area), with
Middle age industrial buildings. Potentially re-developable as residential
individually or by combining parcels with a zoning overlay. - Potentially Feasible
17. Area 10-Map ID #’s: 5, 6, 7, 9, 18, 19, 20, 21, 22, 26, 28, 29, 31, 32, 33, 34, 36,
37, 46, 47, 53, 55, 60, 61, 227 –
Parcels 55 & 61 are older low density residential under one ownership feasible
for redevelopment – Feasible
Remainder parcels are small middle aged mostly tilt up construction industrial
buildings that are infeasible on their own but potentially feasible with a zoning
overlay. - Potentially Feasible
18. Area 11-Map ID #’s: 4, 16 - Two parcels with middle age industrial buildings.
Potentially re-developable as residential individually or by combining parcels. -
Potentially Feasible
19. Area 12-Map ID #’s: 50, 59 - Two parcels with middle age industrial buildings.
Potentially re-developable as residential individually or by combining parcels. -
Potentially Feasible
Housing Element Update Advisory Committee - March 3, 2021 Item No. V(a) - Attachment 2a Subcommittee Progress Report
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West_Newport_Mesa_Inventory.mxd
0 590295
FeetI
City of Newport BeachGIS DivisionJuly 28, 2020
Ownership InventoryWest Newport Mesa
Housing Element Update Advisory Committee - March 3, 2021 Item No. V(a) - Attachment 2a Subcommittee Progress Report