Newport Beach: Transforming an Industrial Corridor into a Vibrant Urban Village

Newport Beach is embarking on an ambitious initiative to convert a sprawling industrial and commercial corridor into a walkable, mixed-use neighborhood, a project few California coastal cities have attempted at this scale. This transformation is focused on the area southeast of John Wayne Airport and is backed by a $610,000 consulting contract with Kimley-Horn and Associates, a respected firm based in Orange. The Newport Beach City Council approved this contract for an initial two-year period, with the option for extension into a third year, signaling a strong commitment to comprehensive urban planning.

Addressing Housing Needs through Urban Development

At the heart of this initiative lies compliance with state housing laws. Newport Beach must plan for a staggering 8,174 new homes due to mandates from the Regional Housing Needs Assessment, which includes provisions for affordable housing options. City officials have identified key areas for this new construction, with the airport corridor bearing the largest responsibility—targeting up to 4,845 new housing units, approximately 773 of which aim to be affordable for lower-income households. According to Jaime Murillo, the city’s interim director of community development, this gives Newport Beach a unique challenge and opportunity to reshape its residential landscape.

Historical Context and Current Developments

The airport area has long been recognized as a potential candidate for residential growth, first flagged back in 2006 when the city updated its general plane. Initial estimates suggested a potential buildout of 2,200 housing units; however, 1,877 units have been entitled or are currently under construction. In 2020, the state’s increased housing production requirements led city planners to revisit the corridor, which unveiled the potential for 2,577 additional dwelling units. The city also initiated contact with property owners about converting commercial land into residential zoning, which sparked interest and development activity in the area.

Ongoing Projects Brightening the Future

Several noteworthy projects are already underway in the airport area. Among them is Newport Crossing, a 350-unit complex at Dove Street and Scott Drive, which is actively undergoing final plan-check review. Furthermore, Park Newport LP is working on adding 366 new multifamily units to its current Park Newport Apartments near Fashion Island. There are also substantial proposals in the works, including a 700-unit apartment project at MacArthur Court and 100 condominiums planned for 1500 Quail Street. Such developments will not only bolster the residential capacity of Newport Beach but also foster a sense of community within the corridor.

Crafting a Unified Neighborhood Identity

The role of Kimley-Horn is pivotal to this transformation; the firm will be responsible for creating a comprehensive plan that integrates residential and commercial elements into a cohesive urban environment. Their tasks will include analyzing existing conditions, proposing zoning changes, and establishing standards for streets, parks, sidewalks, and landscaping. Importantly, they will work on developing an identity for the new neighborhood that distinguishes it within Newport Beach, ensuring a vibrant character that resonates with residents and visitors alike.

Engaging the Community in the Process

Community involvement is a cornerstone of this planning effort. Upcoming workshops will invite existing residents, business owners, and property stakeholders to participate actively through various channels, including social media. This outreach aims to foster a sense of ownership and belonging in the community as the area undergoes significant changes. Councilmember Erik Weigand sees this planning as an opportunity rather than a mere response to state mandates. He emphasizes the success of Newport Beach’s established neighborhoods and aims to replicate their distinctive walkable qualities in this evolving corridor.

Navigating Challenges and Environmental Considerations

One of the critical challenges to keep in mind is potential aircraft noise due to the proximity of John Wayne Airport. The Orange County Airport Land Use Commission has voiced concerns regarding residential compatibility in this corridor, which is geared more toward supporting airport operations. Newport Beach has addressed these concerns by enacting regulations that prohibit residential construction in zones exceeding 65 decibels of noise. In addition, developers will need to use materials that effectively mitigate interior noise and emphasize design strategies that prioritize indoor recreational spaces over outdoor amenities where noise levels are highest.

In summary, Newport Beach is taking proactive steps to reshape its airport-area corridor into a vibrant urban village, meeting state housing mandates while enhancing community identity and walkability. With Kimley-Horn at the helm guiding the development process, and active community engagement, Newport Beach is setting a precedent for thoughtful urban planning that integrates new housing while preserving the unique character of this beloved California coastal city.