Will two Newport Center projects pit developer against developer?

There’s lots of talk in both Newport Beach and Costa Mesa about new development.

The balancing act of growing high-density housing alongside residents already burdened by traffic and water conservation is at issue.

When residents feel local electeds aren’t listening, they take their case directly to voters via ballot initiatives.

It’s happening in Costa Mesa, but will it happen in Newport too?

Finding its roots within the group Still Protecting Our Newport (SPON), its founder, Jean Watt, explained the relevance of her group’s new political action committee, Line in the Sand.

“It’s a double meaning,” she says. “It’s a line of people from all over the city that come together over issues that affect the city, like growth. And we want to hold the line that we established over time in the general plan, like height density, land uses and traffic as well.”

SPON and Watt are a proven force to be reckoned with, and have a strong ground game in place.

In 2014 they successfully squashed the city’s Measure Y proposal that would’ve updated the general plan to allow for more development.

Newport residents have historically been ahead of their counterparts in Costa Mesa as far as limiting development via initiatives.

Newport approved Greenlight in 2000, which basically says anything containing more than 100 residential units, or 40,000 square feet of commercial or retail space, triggers a vote of the people. It also has a car trip threshold as well.

But as Watt points out, developers have found ways around Greenlight by spot-zoning smaller projects that won’t trigger any of Greenlight’s caveats.

One such project is proposed by Newport Center Anacapa Associates LLC. It’s a Newport real estate development firm made up of Ron Soderling, Michael Lutton and Tod Ridgeway.

Proposed in 2014, this project could replace the car wash at 150 Newport Center Drive in Fashion Island with a seven-story, 49-unit luxury residential development.

But the controversy widens now, as there are only 100 units in play for Newport Center before triggering Greenlight.

With Ridgeway’s project proposing to take up 49 of the 100 — and the Museum House project wanting to have 25 stories and 100 condominiums, also in Newport Beach at 850 San Clemente Drive — will we see developer eating developer?

Ridgeway tells me that because his project, dubbed 150 Newport Center, was proposed first, it should have precedent and Museum House should revamp its numbers.

“If we were to get the 49 approved, then they can go for 61,” he says. “Or they can apply for the 100, which would require a public vote.”

Critics say Ridgeway’s project would obstruct Spyglass Hill residents’ views.

Ridgeway explained the second draft environmental impact report of his project was delivered to the city last week. It will circulate for 45 days, and he insists there are no view impairments because of it.

And says his project reduces traffic by 75% and water usage by 2,000 gallons per day compared to the car wash.

“We are creating no environmental impact,” he stated.

Ridgeway admits both his project and the Museum House have merit, and points to addressing the rising housing demand as folks downsize from larger homes to smaller residences closer to shopping, entertainment, restaurants and medical facilities, all of which Newport Center offers.

Ridgeway estimates his condos and townhomes would generate $2 million in property tax revenue and says the $4.6 million unrestricted development agreement benefits the city.

Soderling defends the project too, saying the building design is a “work of art” and could be the “crowning glory” of his 50 years in development.

Summing up his thoughts with a quotation from Winston Churchill, “We shape a building, and after it’s built, the building shapes us,” Soderling sees development in Newport as inevitable and this project as benefiting residents.

The “shape” of Newport is destined to change, but what impact could SPON’s Line in the Sand have here?

Ridgeway and Soderling have hired land-use lawyer Dennis O’Neil, a former Newport mayor and city attorney, to advocate for them with the City Council. Costa Mesa-based public relations firm Idea Hall is helping sell this concept to the public.

Ridgeway didn’t seem overly concerned about the opposition.

He admits they “certainly have strength,” but if they want to “go full battle” on this, he’s confident he’ll be able to bring the project to fruition.

“We have stood our ground on what we feel is a great property in Newport Center,” he says. “If we get approved, the background noise is coming from Line in the Sand and SPON.”

BARBARA VENEZIA lives in Newport Beach. She can be reached at bvontv1@gmail.com.