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Council approves coastal housing-overlay ordinance despite environmental concerns
Summary
Council read and approved an ordinance implementing a coastal housing opportunity overlay (Ordinance 2026-05); public commenters—environmental groups and residents—expressed concern the overlay could harm Upper Newport Bay buffers and lead to excess units.
The City Council read Ordinance 2026-05, described as an amendment to the city's Local Coastal Program to establish a housing opportunity overlay coastal zoning district. The ordinance was introduced as part of actions to implement the housing element changes approved by the California Coastal Commission.
Members of the public raised concerns during the public comment period about environmental impacts and the pace of development. "This increased residential density in adjacent areas to the reserve ... raises significant concerns regarding habitat degradation, water quality, and long-term ecological integrity," said Heather of the Newport Bay Conservancy, referring to Upper Newport Bay and the Big Canyon area. She asked the council to avoid placing overlays on properties that serve as ecological buffers.
Longtime resident Ron Rubino said the state process removed an opportunity for a public green-light vote and urged council to slow approvals and prioritize the production of mandated affordable units. "Local control is better than state mandates," he said, adding that the city should focus on the required affordable units rather than broad market-rate overlays.
Council proceeded with the consent and ordinance readings; the clerk read the ordinance into the record as Ordinance 2026-05 (PA 2022-0245 and PA 2024-0205). The ordinance codifies zoning adjustments the Coastal Commission had modified and establishes the housing opportunity overlay in identified areas of the coastal zone.
Council members and multiple public commenters asked staff to consider shielding ecologically sensitive parcels—such as the golf course and park-adjacent lands—from overlays where appropriate, and to ensure affordable housing delivery rather than simply enabling market-rate construction. Staff noted the Coastal Commission's concurrence and said implementation and specific projects will still require project-level approvals.
The council moved the item forward as read; the action was processed as part of the consent and second-reading agenda sequence during the meeting.
