Irvine Planning Commission Approves Office-to-Residential Conversion

News Summary

The Irvine Planning Commission has greenlit a proposal to convert part of an office building into 66 residential units, marking a shift towards mixed-use spaces in the city. This plan includes transforming the first four floors of the eight-story building at 1901 Main St. into apartments and constructing nine new townhomes. The project aligns with broader trends in urban development and responds to increasing housing needs in the region.

Irvine – The Irvine Planning Commission has approved a proposal to convert part of an office building into residential units, signaling a shift in the city’s approach to accommodating housing needs. The proposal was recommended on June 5 and involves transforming the first four floors of the eight-story office building located at 1901 Main St. within the Irvine Business Complex (IBC) into 66 apartment units. The upper floors will remain dedicated to office space for the foreseeable future.

The conversion plan includes the construction of nine new townhomes adjacent to the existing office tower, pending further approvals. These townhomes will be built on an existing surface parking lot, reflecting a trend in urban development that prioritizes mixed-use spaces. The project’s applicant and owner, J&R 1901 Main LLC, is open to converting the remaining office floors into residential units at a later date, although specific plans have yet to be formulated.

Details of the Residential Units

The proposed residential units will consist of a diverse mix aimed at accommodating various living preferences. The breakdown includes:

• 42 studios
• 12 one-bedroom apartments
• 12 two-bedroom apartments
• 9 four-bedroom townhomes

Apartment sizes will range from a compact 479 square feet for studios to 1,399 square feet for two-bedroom units. The townhomes are expected to be larger, each measuring approximately 2,403 square feet. The proposal also features the establishment of a private dog park for the enjoyment of residents.

Parking and Shared Facilities

Residents of the new apartment units will share parking facilities with office users in a nearby parking structure located at 1905 Main St. Each townhome will offer its own attached parking garage, ensuring adequate storage for vehicles.

Current Building Status

The office building originally opened in 2002 and occupies nearly five acres with a total area of 172,676 square feet. At present, Morgan Stanley and BSH Home Appliances Corp. occupy some of the office space, while the third and fourth floors are entirely vacant. This vacancy underscores the need for the building’s conversion, aligning with market demands.

Next Steps and Context

To finalize the conversion project, it will require a vote from the members of Irvine’s city council. The push towards residential development reflects a broader trend in the region, with J&R Group actively seeking to reduce its owned office space portfolio. Earlier this year, the company sold a 143,000-square-foot office tower in the area for $37.6 million.

This proposal is part of a larger city initiative to transform the IBC from a primarily commercial area to a mixed-use community. A foundational plan approved by the Irvine city council in 2010 aimed to revamp the IBC while a general plan update scheduled for 2024 allows for the addition of up to 15,000 housing units by 2045. Current residential developments in the vicinity include MDL condominiums with 137 units, CitySquare condominiums with 44 units, Lux condominiums with 39 units, and Aurum Apartments with 178 units.

Trends in Office-to-Residential Conversions

The proposal is also emblematic of a broader national trend where office buildings are being converted into residential spaces. According to a recent report by CBRE, Orange County ranks seventh nationally in this ongoing transformation. Across the county, more than 26 conversion projects encompassing a total of 4.2 million square feet of office space are either slated for conversion or demolition. Nationally, the projected figure for office space conversion or demolition in 2023 stands at 23.3 million square feet.

As housing demand continues to grow, significant office properties on large land parcels are increasingly being adapted for new uses, primarily driven by the needs of the residential development sector.

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Additional Resources

• Orange County Business Journal
• Orange County Register
• Multi Housing News
• GlobeSt
• Wikipedia: Office Conversion