HomeMy WebLinkAbout5a_Attachment 2b - Subcommittee Progress ReportsHousing Element Site Subcommittee - - Sites within the 65dB CNEL Contour
Sites Reviewed in a Zoom Meeting
January 6, 2021
Revised as of February 19, 2021
Subcommittee Members Present: Sandland and DeSantis
Staff Members Present: Campbell and Zdeba
Note: Newport Beach GIS staff prepared Ownership Inventory Maps (attached) with a number
designated on each Parcel in the Study Area. References to the Parcel Numbers below correspond to the
numbers assigned to each Parcel on the Ownership Inventory Maps.
The Subcommittee only considered if the Parcels would be physically able to accommodate housing in
place of or in addition to the current uses of the Parcels. Parcels were assigned one of three grades:
Feasible, Potentially Feasible, or Infeasible. Feasible sites are those that appear that they could feasibly
be redeveloped for housing or have housing added to the Parcel while the current use remains in whole
or in part. Potentially Feasible sites are those that may work as housing, but due to the size and/or
configuration of a Parcel, or the quality and functionality of existing improvements, a Parcel might be
somewhat less likely to be a candidate for a housing use. Potentially Feasible sites may also include
Parcels that would be infeasible standing alone, but if combined with adjacent the 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. Parcels within the 70dB CNEL contour or higher
were considered Infeasible.
The Airport Land Use Commission also has established Airport Safety Compatibility Policies (copy
attached) for 6 Safety Zones based upon risk factors and runway proximity. Each of these 6 Safety Zones
has land use Basic Compatibility Qualities. Zone 1 and Zone 2 are Runway Protection Zones and prohibit
residential use. Zone 3 is the Inner Turning Zone and Zone 4 is the Outer Approach/Departure Zone and
as such any residential use would be limited to low density. Zone 5 is the Sideline Zone for property
immediately adjacent to a runway and residential uses are to be avoided. Zone 6 is the Traffic Pattern
Zone and the Compatibility Policies state residential land uses are allowed. The Subcommittee took
these Basic Compatibility Qualities into consideration in its Parcel review and is therefore
recommending only Parcels in Safety Zone 6 be considered for residential use and Parcels in Safety
Zones 1 through 5 be considered to be infeasible, except as otherwise noted.
The Subcommittee acknowledges that it does not have all the facts about all the various Parcels and that
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 response.
Before any Parcel is finally approved for the Sites Inventory List the full Committee, after public input,
would have to find that housing on a Parcel would be a suitable use. Among other things the
deliberations on suitability will involve density and could involve development standards. The
Subcommittee is not endorsing housing on any particular Parcel but rather is narrowing the sites that
Housing Element Update Advisory Committee - March 3, 2021 Item No. V(a) - Attachment 2b Subcommittee Progress Report- 65db CNEL Final Memo
the staff will spend time looking into and that the full Committee will consider adding to the Sites
Inventory form after receiving public input.
1. Parcel 1 Is a newer office building with surface parking and is partially located in Safety Zones 4
and 6. Infeasible
2. Parcel 1.5 is an older apartment complex with one- and two-story buildings and a density of
approximately 13 units to the acre and is located in Safety Zone 3. Infeasible
3. Parcel 2 Is an older apartment building of 148 units on approximately 5.9 acres for density of 25
units to the acre. It is located in airport Safety Zone 6. All or part of it could potentially be
redeveloped at a higher density. Potentially feasible
4. Parcel 2.5 is and agricultural use of approximately 1.29 acres and is in Safety Zone 3. Infeasible
5. Parcel 3 Is a newer apartment building complex with the density of approximately 24 units to
the acre and is located in Safety Zone 6. Infeasible
6. Parcel 4 Is an older apartment building but it has a density of approximately 26 units per acre
and is located in Safety Zone 6. Infeasible
7. Parcels 5 and 7 are newer small industrial buildings with surface parking around them and
partially located in Safety Zone 3. Infeasible
8. Parcel 6 Is owned by Orange County Flood Control District and is part of the Newport Beach Golf
Course and is located in Safety Zone 2. Infeasible
9. Parcel 7 Is a small irregular lot owned by the County of Orange and is part of The Newport Beach
Golf Course and partially located in Safety Zone 2. Infeasible
10. Parcels 8, 11, 48, and 50 are newer small commercial office buildings with surface parking and
are in Safety Zone 2. Infeasible
11. Parcel 9 Is a newer two-story commercial office building with surface parking and is in Safety
Zone 4. Infeasible
12. Parcel 10, 12, 15, and 20 are two-story commercial office buildings with surface parking
surrounding them and are located in Safety Zone 2. Infeasible
13. Parcel 13 Is a newer two-story commercial office building surrounding surface parking on one
acre and is located in Safety Zone 6. Site is too small. Infeasible
14. Parcel 14 Is a newer two-story commercial office building with surrounding surface parking on
approximately 1.3-acre site and is located in Safety Zone 4. Infeasible
Housing Element Update Advisory Committee - March 3, 2021 Item No. V(a) - Attachment 2b Subcommittee Progress Report- 65db CNEL Final Memo
15. Parcel 16 is a parking lot but is located in Safety Zone 2. Infeasible
16. Parcel 17 is a 15.38-acre site that includes 3 short golf holes, driving range, retail/restaurant
building and parking lot for the Newport Beach Golf Club. Portions of the site are also overlayed
by Safety Zones 2 and 4. However a significant portion of the site is located in Safety Zone 6 and
could be developed with housing. The wording of the Safety Compatibility Policies for Safety
Zone 4 needs clarification. Staff has been asked to provide more details about allowed densities
so the Committee can determine if it would be feasible to recommend a housing use at greater
than very low density given the amount of land area of this Parcel in Safety Zone 4. Feasible
17. Parcel 18 is the City of Newport Beach fire station and training facility and located in Safety Zone
4. Infeasible
18. Parcels 19, 21, 22, and 29 totals approximately 13 acres that are 6 short golf holes for the
Newport Beach Golf Club. Parcels 19, 21, and a portion of parcel 22 are located in Safety Zone 4.
The portion of parcel 22 and all of parcel 29 that are located in Safety Zone 6 and could be
developed for housing. The wording of the Safety Compatibility Policies for Safety Zone 4 needs
clarification. Staff has been asked to provide more details about allowed densities so the
Committee can determine if it would be feasible to recommend a housing use at greater than
very low density given the amount of land area of these Parcels in Safety Zone 4. Feasible
19. Parcels 23, 25, 26, 27, and 28 are newer small office buildings on a common surface parking lot
and are all located in Safety Zone 4. They are also in the Coastal Zone. Infeasible
20. Parcel 24 is approximately 4 acres and a portion of the site is in Safety Zones 4 and 6. It is owned
by the Newport Mesa Family YMCA. The site is also in the Coastal Zone. The site could be
reconfigured such that the western portion that is located in Safety Zone 6 is available for high
density housing. Feasible.
21. Parcels 30, 31, and 32 are a small 0.6-acre public park and located in Safety Zone 4. Infeasible
22. Parcels 33, 34, and 35 are newer low rise medical office buildings with surrounding surface
parking that are located in Safety Zone 6. Infeasible
23. Parcels 36, 37, and 42 are each only about .25 acre and are now residential use and are located
in Safety Zone 6. Infeasible
24. Parcel 38 is a newer two-story office building with surface parking and is located in Safety Zone
6. Infeasible
25. Parcels 39 and 43 are fenced off and looks like development is underway. Infeasible
26. Parcel 40 is a newer small office building on a small parcel located in Safety Zone 6. Infeasible
Housing Element Update Advisory Committee - March 3, 2021 Item No. V(a) - Attachment 2b Subcommittee Progress Report- 65db CNEL Final Memo
27. Parcel 41 is a series of older single-family residences on about 0.4-acre parcel located in Safety
Zone 6. The adjoining parcel 41.1 is a horse ring also in Safety Zone 6. Properties could be
combined with other adjacent sites. Potentially feasible
28. Parcel 44 is an older single-family residence on a half-acre lot located in Safety Zone 6. Site is too
small. Infeasible
29. Parcel 45 is a series of five newer small office buildings with surrounding surface parking. The
majority of the site is in Safety Zone 2. Infeasible
30. Parcels 46, 47, and 51 are small office buildings on small sites. All are located in the Safety Zone
2. Infeasible
31. Parcel 49 is a newer story office building with surrounding surface parking and is located in
Safety Zone 2. Infeasible
32. Parcel 52 is a new 3 story office building with surrounding surface parking and is located in
Safety Zone 2 with a portion of the site located within the 70dB CNEL contour. Infeasible
33. Parcels 53, 56, 61, 64, 67, 69, and 70 are all small sites less than 0.4 acres and are located in
Safety Zones 2 and 3. A significant portion of each site is located within the 70 dB CNEL contour.
Infeasible
34. Parcels 54, 58, and 59 are older residential properties and a portion of each site is located in
Safety Zone 3. Infeasible
35. Parcel 55 newer 3 story medical office building with surrounding surface parking and is located
in Safety Zone 3. Infeasible
36. Parcels 57, 57.1 and 60 are newer 2 story office buildings with surrounding surface parking and
located in Safety Zone 3. Infeasible
37. Parcel 62 is a small vacant 0.2-acre site and is located in Safety Zone 3. It provides access to
parcel 73. Infeasible
38. Parcel 63 is a newer 3 story office building with tuck-under parking on a smaller site and is
located in Safety Zone 3. Infeasible
39. Parcel 65 is a small 0.3-acre vacant site and is located in Safety Zone 3. Infeasible
40. Parcel 66 is an older 52 unit apartment building with a density of approximately 35 units per
acre and is located in Safety Zone 3. Infeasible
41. Parcel 68 is a 0.9-acre vacant site and is located in Safety Zone 3. Infeasible
Housing Element Update Advisory Committee - March 3, 2021 Item No. V(a) - Attachment 2b Subcommittee Progress Report- 65db CNEL Final Memo
42. Parcel 71 is a newer 3 story office building with surrounding surface parking and is located is
Safety Zone 3. Infeasible
43. Parcel 72 is a Del Taco restaurant on a 0.5-acre site located in Safety Zone 3. Infeasible
44. Parcel 73 is an older office building and Carl’s Jr restaurant on a 1.2-acre site and is located in
Safety Zone 3. Infeasible
45. Parcel 74 is an Arco gas station on a corner lot and is located in Safety Zone 3. Infeasible
46. Parcel 75 is a recently remodeled single retail building on a 0.7-acre site and is located in Safety
Zone 3. Infeasible
47. Parcels 76, 79, 82, 85, 86 total 1.9 acres and are auto leasing and rental operations and are
located in Safety Zone 3. Each site is primarily a car parking lot with minimal rental office
structures. Infeasible.
48. Parcels 77 is a Burger King restaurant on a corner parcel and is located in Safety Zone 3.
Infeasible
49. Parcel 78 is a series of older residential buildings on a narrow lot of 0.4 acres and located in
Safety Zone 3. The site is too small and too narrow. Infeasible
50. Parcel 80 and 88 a single newer 2 story medical office building with surface parking in the rear
and is located in Safety Zone 3. Infeasible
51. Parcel 87 is a newer 3 story office building with tuck-under parking on a narrow lot and is
located in Safety Zone 3. Infeasible
52. Parcels 81 is an old residence and parcel 84 is a vacant lot. They adjoin 3 other vacant lots that
front on Cypress street. If combined these 2 parcels would total 0.34 acres. All 5 parcels are
located in Safety Zone 3. Infeasible.
53. Parcel 83 is a small older retail and restaurant site on a 0.67-acre site and is located in Safety
Zone 3. Infeasible
54. Parcel 89 is an EL Pollo Loco restaurant on a small .45-acre site and is located in Safety Zone 3.
Infeasible
55. Parcel 90 is a small old one-story commercial building on a small 0.15-acre site and is located in
Safety Zone 3. Infeasible
End of Parcels South of Bristol Street
Housing Element Update Advisory Committee - March 3, 2021 Item No. V(a) - Attachment 2b Subcommittee Progress Report- 65db CNEL Final Memo
Start of Parcels North of Bristol Street
56. Parcels 91, 92, 93, 94, 95, 96, and 101 are all located within the 70dB CNEL contour and are also
located in Safety Zone 3. Infeasible
57. Parcel 97 has 3 older one-story multi-tenant industrial buildings on a 2.25-acre property and is
located in Safety Zone 3. Infeasible
58. Parcel 98 is an older one-story industrial building housing a car wash service on about half an
acre and is located in Safety Zone 3. Infeasable
59. Parcel 99 Is a four-story office building with tuck under parking on approximately a half-acre of
land and is located in Safety Zone 3. Infeasible
60. Parcel 100 is an older two-story office building with parking along one side on a narrow site of
approximately a half-acre and is located in Safety Zone 3. Infeasible
61. Parcel 103 is an older two-story office building with parking along the rear side on a narrow site
of approximately a half-acre and is located in Safety Zone 3. Infeasible
62. Parcel 104 Is an older one story multitenant commercial building in a horseshoe shape with
parking in the rear on an approximately 3.5-acre site and is located in Safety Zone 3. The
western half of the property is located in the 70dB CNEL contour and is not suitable for
residential development. This site however could be redeveloped to provide commercial retail
uses for potential residential use in the immediate area. Infeasible
63. Parcels 105, 106, 107, 108, 116, 117, and 118 are all located within the 70dB CNEL contour and
are also located in Safety Zone 3. Infeasible
64. Parcel 109 Is the Land Rover / Jaguar maintenance and repair facilities with a portion of the site
within the 70dB CNEL contour and is located in Safety Zone 6. This facility supports an auto
dealership that is a significant tax revenue generator for the city of Newport Beach. Infeasible
65. Parcels 110 and 111 are 2 two-story office buildings each on approximately 0.67 acre of land and
are located in Safety Zone 6. They have just gone through some major renovation work so
redevelopment would not be feasible at this time. Infeasible
66. Parcel 112 Is a small car rental building on an approximate 0.67-acre narrow site and is located
in Safety Zone 6. Infeasible
67. Parcel 113 is a small industrial building housing an auto repair facility for Hertz on approximately
a 0.67-acre narrow site and is located in Safety Zone 6. Infeasible
Housing Element Update Advisory Committee - March 3, 2021 Item No. V(a) - Attachment 2b Subcommittee Progress Report- 65db CNEL Final Memo
68. Parcels 114 and 115 are two older one-story multitenant industrial buildings on approximately
1.4 acres of land and are located in Safety Zone 6. Potentially feasable
69. Parcel 119 is a vacant 0.67-acre lot current being used as a rental car storage site and is located
in Safety Zone 6. It could be combined with Parcels 114 and 115 to create a significantly sized
parcel. Potentially Feasible
70. Parcels 120, 121, 144, and 145 are the Enterprise Car Rental lots serving JWA totaling 3.33 acres
with only one small 7,000 sf building and are all located in Safety Zone 3. The size of the Parcel
with minimal improvements is good for redevelopment, but the Safety Zone limits the density.
Infeasible
71. Parcels 122, 123, 124, and 125 are older two-story small office buildings with surrounding
surface parking each on their own site of approximately 0.67 acres and are located in Safety
Zone 6. Together they add up to 2.86 acres and are adjacent to proposed residential use of the
Saunders property. Potentially feasible.
72. Parcel 126 is a one-story medical office building with surrounding surface parking on an
approximately one-acre site and is located in Safety Zone 6. This site is almost entirely outside
the 65dB CNEL contour. It is also adjacent to the proposed Saunders residential development.
Potentially feasible
73. Parcel 127 is a two-story medical office building with surrounding surface parking on
approximately a 0.67-acre site and is located in Safety Zone 3. It is located entirely outside the
65dB CNEL contour. Infeasible.
74. Parcels 128, 129, and 142 are the Avis car rental lots serving JWA totaling 2.8 acres with only
one small 6,100 square foot office building and all sites are located in Safety Zone 6. The three
Parcels create a rectangular site, with frontage on dove Street, Campus Drive, and Birch Street.
They appear to have a common ownership. Potentially feasable
75. Parcel 130 is an older two-story office building with surface parking on a narrow 0.67-acre site
and is located in Safety Zone 6. Infeasible
76. Parcel 131 is the Go Car Rental office and lot on a narrow 0.67-acre site and is located in Safety
Zone 3. Infeasible
77. Parcel 132 is a vacant lot with a car rental storage on narrow 0.67-acre site and is located in
Safety Zone 3. Infeasible
78. Parcel 133 is an older one-story industrial building with surface parking on one side on a narrow
0.67-acre site and is located in Safety Zone 3. Infeasible
Housing Element Update Advisory Committee - March 3, 2021 Item No. V(a) - Attachment 2b Subcommittee Progress Report- 65db CNEL Final Memo
79. Parcel 134 is a vacant lot with a car rental storage on 0.67-acre site and is located in Safety Zone
3. Infeasible
80. Parcels 135 and 140 is a car rental maintenance facility on a 3.33-acre site with minimal
structures totaling 9,200 square feet and are located in Safety Zone 3. The size of the Parcel with
minimal improvements is good for redevelopment, but the safety zone limits the density.
Infeasible
81. Parcel 136 and 137 are recently remodeled one-story and two-story multi-tenant office
buildings with surrounding surface parking on an approximately 2.6-acre site and are located in
Safety Zones 3 and 6. Infeasible
82. Parcel 138 is a veterinary clinic and boarding facility with surrounding surface parking on a
narrow 0.67-acre site and is located in Safety Zone 6. Infeasible
83. Parcel 139 is a one-story medical office building with surrounding surface parking on a narrow
0.67-acre site and is located in Safety Zone 6. Infeasible
84. Parcel 141 and 146 are car rental storage lots on an approximately 1.33-acre site and are
located in Safety Zone 6. These two sites, which are under one ownership, could be combined
with Parcels 128, 129, and 142 could be combined to create a 4.1-acre site. Potentially feasible
85. Parcels 147, 148, 149, 150, 151, 152, 153, 154, 155, 158, 163, 165, 166, 167, 168, and 169 are
small multi-tenant office buildings on various on Parcels varying from 0.5 acres to 1.0 acres in
size, totaling almost 20 acres and are located in Safety Zone 6. Many of the buildings have
recently been upgraded. While there are several owners in this block, there is one owner of 14
contiguous parcels that could redeveloped into residential use. Potentially feasible
86. Parcel 156 is a car wash and detailing service on 1.2 acres with minimal building improvements
and is located in Safety Zone 6. A portion of this Parcel is outside the 65dB CNEL contour. Could
be combined with Parcel 157. Potentially feasible
87. Parcel 157 is the Benihana Restaurant with surrounding surface parking on a 1.4-acre site and is
located in Safety Zone 6. A significant portion of this Parcel is outside the 65dB CNEL contour.
Could be combined with Parcel 156. Potentially feasible
88. Parcel 159 and 160 are two older two-story office buildings with surrounding surface parking on
a combined 2.9-acre site and are located in Safety Zone 6. Almost all of Parcel 159 and about
half of Parcel 160 are located outside of the 65dB CNEL contour. Potentially feasible
89. Parcel 161 is a 7-story office building with two areas of surface parking, on to the north and one
to the east of the building on a 4.75-acre site and is located in Safety Zone 6. It could be possible
to construct a parking deck on the portion of the Parcel to the east of the building freeing up the
Housing Element Update Advisory Committee - March 3, 2021 Item No. V(a) - Attachment 2b Subcommittee Progress Report- 65db CNEL Final Memo
portion of the property to the north for housing. It could also be combined with Parcel 160 to
the north. Feasible
90. Parcel 162 is a 10-story office building and parking structure on a 6.6-acre site and is located in
Safety Zone 6. Infeasible
91. Parcel 171 is the Auto Club of Southern California two-story office building with surrounding
surface parking on a 1.2-acre site and is located in Safety Zone 6. Infeasible
92. Parcel 173 is a recently renovated 2-story office building with surrounding surface parking on a
0.67-acre site and is located in Safety Zone 6. Infeasible
93. Parcel 174 is a recently renovated 2-story office building with surrounding surface parking on a
1.1-acre site and is located in Safety Zone 6. Infeasible
94. Parcel 175 is a one-story preschool building with surrounding surface on 0.8-acre site and is
located in Safety Zone 6. Infeasible
95. Parcels 176, 177, 178, 179, 180, 181, 182, 183 and 192 are small, 2-story office condominium
buildings on a site totaling 2-acres and are located in Safety Zones 3 and 6. Infeasible
96. Parcel 184 is an older 2-story commercial/ retail building with surrounding surface parking on a
2.4-acre site and is located in Safety Zone 3. Infeasible
97. Parcels 185, 186, and 187 are newer 3-story office buildings with ruck under and surface parking
on one side on a combined total site area of 2.9-acres and are located in Safety Zone 3.
Infeasible
98. Parcel 188 is a recently renovated 2-story office building with surrounding surface parking on a
2.1-acre site and is located in Safety Zone 6. Infeasible
99. Parcel 189 has two older 2-story office buildings with surrounding surface parking on a 2.3-acre
site and is located in Safety Zone 6. Could also be combined with Parcel 191. Potentially feasible
100 Parcel 190 is an older 2-story office building 2-story office building with surrounding surface
parking on a 1.4-acre site and is located in Safety Zone 6. Could also be combined with Parcel
191. Potentially feasible
101 Parcel 191 is an older one-story office building with surrounding surface parking on a 1.7-acre
site and is located in Safety Zone 6. A portion of the site is outside the 65dB CNEL contour. Could
be combined with either Parcel 189 or Parcel 190. Potentially feasible
End of Parcels North of Bristol Street
Housing Element Update Advisory Committee - March 3, 2021 Item No. V(a) - Attachment 2b Subcommittee Progress Report- 65db CNEL Final Memo
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E
AUG
U
S
T
L
N
UPPER NEW
P
O
R
T PLAZ
A DRSHEARWATER PLSH
E
A
R
W
A
T
E
R
P
LSHEARWATER PLBAYCREST CTBAYCR
E
S
T
C
T BAYCREST CTBAYC
R
E
S
T
C
T
BAYC
R
E
S
T
C
T
ORCH
I
D
H
I
L
L
P
LREDLANDS DRREDLANDS DRREDLANDS DREGRE
T
C
T
EG
R
E
T
C
T
CORMORANT CIR CORMORANT CIRCORMORAN
T
CI
R
CORM
O
R
A
N
T
C
I
R
CORMORANT
C
I
R
COR
M
O
R
A
N
T
C
I
R
BRUIN
B
A
R
K
L
N
GANNET LNUPPER BAY DRUPPER BAY DRCORINTH
I
A
N
W
A
Y
CORINTHI
A
N
W
A
Y
CORINTHIAN WAY
NEWPORT PLACE DR
JACKASS ALLEYDOLPHIN-STRIKER WAY
CORMORANT CT
0 800400
FeetI
Ownership Inventory:Properties Intersecting with the JWA 65 CNEL
JWA 65 CNEL Contours Area
JWA Airport Safety Zone_A
JWA Airport Safety Zone B
Document Name: Properties_in_65_CNEL_Inventory
Revised : 01/27/2021
Housing Element Update Advisory Committee - March 3, 2021 Item No. V(a) - Attachment 2b Subcommittee Progress Report- 65db CNEL Final Memo