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Newport Beach staff present REAP 2.0 mixed‑use study; council opts to study recommendations further
Summary
City staff presented a state‑funded REAP 2.0 mixed‑use study that found three conceptual infill projects financially infeasible under current rules; staff outlined code and administrative recommendations but council signaled it would receive the report and return later for potential code amendments after additional outreach.
City staff on June 23 presented the results of a state‑funded REAP 2.0 mixed‑use study that examined regulatory barriers to housing in Newport Beach's mixed‑use zoning districts and proposed a menu of code and policy changes to encourage infill development.
Deputy Director Liz West Morland told the council the Regional Early Action Planning grant provided consulting support through the Orange County Council of Governments and that the study's purpose was to "identify any regulatory constraints for mixed‑use development and then recommend policy or code changes that would assist in encouraging infill housing." Assistant planner Jerry Orei summarized three conceptual test projects and said staff's economic feasibility analysis showed each of the model projects was not financially viable under existing standards, citing small lot sizes, inability to provide on‑site commercial parking, and inefficient common open space as principal constraints.
The study laid out options for council consideration, including streamlining administrative approvals for lower‑impact mixed‑use projects, allowing a minimum of two residential units on many small parcels, adopting bedroom‑based parking standards to favor smaller units, targeted non‑residential parking waivers for resident‑ and visitor‑serving uses, and redefining allowable non‑residential uses for affordable housing projects so resident‑serving amenities could satisfy ground‑floor commercial requirements. Staff also said it remained wary of removing discretionary review or wholesale non‑residential parking waivers in coastal zones because of coastal access and Coastal Act considerations.
Members of the public praised the analytical work but urged more outreach and caution. "The report identifies several real barriers, including parking requirements, density limits, height limits, etc.," said Susan Dantis, who said the study did not show residents examples of how successful mixed‑use development should look. Council Member Wagand told staff he was "hesitant to move forward" with code changes immediately and suggested the council "receive and file" the study for now, noting the city already has many planning items in motion.
Staff said if council is supportive of specific recommendations, they can return with a resolution to initiate zoning code amendments and a public outreach program; otherwise the report will remain a resource for future policy work. No code amendments or formal changes were adopted at the meeting.
What happens next: staff will incorporate council feedback and, if directed, return with proposed ordinances and a defined community outreach plan.
