Commentary: Measure Y is better than Newport Coast development
On Election Day, I will be voting in favor of Measure Y. Here’s why I think Measure Y offers a valuable amendment to the current general plan.
Measure Y primarily seeks to permit the construction of a cluster of buildings adjacent to Fashion Island.
The proposed plan includes Newport Center-based office buildings and about 500 luxury condominium buildings.
The Irvine Co. wants to build these buildings adjacent to Fashion Island and is willing, if Measure Y passes, to revoke its previously permitted right, Coastal Commission-approved, to build more than 1,000 hotel units and 350 residences in Newport Coast.
Development will happen in Newport Beach. In November, voters will decide whether the development will be office buildings and residences in Fashion Island — as provided for in Measure Y — or currently approved hotel units and residences in Newport Coast. Each development scenario will affect traffic in Newport Beach.
Most of the additional rush-hour commuter traffic resulting from Measure Y would be caused by employees arriving to work in the proposed office buildings at Fashion Island. These employees would be driving the reverse commute (south on Jamboree Road or MacArthur Boulevard) and would have a negligible effect on Newport Beach residents who are going to work (driving north on Jamboree or MacArthur) toward the freeways or business districts.
Residents of the luxury condos that are part of Measure Y are not profiled primarily as working professionals (nine-to-fivers) and are, therefore, not expected to clog up thoroughfares during peak rush-hour commute times. The market indicators anticipate buyers of these condos, which will start at $2 million, to include entrepreneurs and retirees.
Tourism is exploding in Newport Beach, which is now world renowned as a desirable vacation destination. If Measure Y does not pass, the additional 1,000 hotel units would be built at some point.
A typical Newport Beach tourist will traverse Coast Highway at least four times each day (round trip to and from the beach or aquatic activity and a second round trip out to dinner). The projected 1,000 additional tourists would result in 4,000 additional car trips daily in Newport Beach. That could add up to about 1.5 million annual car trips along Coast Highway and toward Fashion Island, where tourists are encouraged to shop and dine.
If Measure Y passes, $50 million in projected development fees would go directly to Newport Beach. This could fund city enhancements. A portion of development fees are pre-allocated to fund arts and culture in Newport Beach.
At the time approval and permits were granted for the development of the hotels and residences, Newport Coast had not yet been annexed into Newport Beach. Because the permits predate annexation, development fees would be assigned directly to the County of Orange and bypass the city.
I truly believe that of the two development options, Measure Y is better, with less of an adverse effect on traffic and a more favorable fiscal effect on Newport Beach.
RITA GOLDBERG is chairwoman of the Newport Beach City Arts Commission.