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City Hall and Park Master Plan Design Competition
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General Design Parameters
(adopted by the City Council on April 22, 2008, posted April 24, 2008
and amended on May 13, 2008)
The following General Design Parameters are for the firms /teams selected to participate in the
Newport Beach City Hall and Park Master Plan Design Competition.
a. Access to Site and Circulation — Vehicular access to the City Hall and Park site shall be
off of Avocado Avenue. Farrallon shall not be extended through to MacArthur from its
current eastern terminus at Avocado. Farrallon may be considered as an entrance point to
the City Hall and Park provided that no direct connection to MacArthur Boulevard exists
from Farrallon. There shall be no "right -turn in" vehicular entrance to the City Hall and Park
site from MacArthur within the Central Parcel. Exhibit A shows surrounding streets, today's
access points to the Library, and identifies the three key parcels (North Parcel, Central
Parcel, Library Parcel) subject to the master plan.
b. City Hall location on the site — The City Hall and its parking shall generally be located in
the Central Parcel south of the projection of Farrallon Drive, as shown on Exhibit B.
c. Building Height — The height of the City Hall building (and parking facility) shall be no
higher than the height limits imposed by the Newport Village PC Text View Plane limitation
as depicted on Exhibit C except that architectural design features, appropriate to the scale
of the primary structure, may penetrate the view plane created by the aforementioned
height limits. Height limits in the Newport Village PC Text are generally 45 feet above
grade OR the View Plane limitation (expressed in feet above mean sea level), whichever is
lower. All landscaping and park improvements, at maturity, shall be lower than the View
Plane limitation.
d. Geotechnical Considerations — Geotechnical considerations will be set forth in a soils
investigation performed by Leighton Associates in April 2008 which is to be attached as
Exhibit D when completed. The current expected date for the final report is the end of
April. Preliminary results show no unique soils or water table issues.
e. Library Access and Orientation to City Hall — The Newport Beach Central Library
currently faces away from the Central Parcel and the site of City Hall, towards the ocean.
The Design should, to the greatest extent practicable, maximize the Library's relationship
to the City Hall structure through consideration of a second entry, plaza, shared parking,
landscaping or any other appropriate means within the context of the proposed design.
f. Natural Park Considerations — The northerly 5 -6 acre portion of the Central Parcel
( "Newport Center Park ") has been proposed as a natural park (i.e. one that is reflective of
the region's natural habitats and not overly manicured nor oriented towards turfgrass). Of
particular importance is preserving the view from the southernmost meadow area and
creating a landscaped border around the natural park area as a transition from the more
manicured streetscape to the natural park.
g. Other Park Requirements — The southernmost meadow area of the Central Parcel and
the 3 -acre North Parcel shall have park amenities such as restrooms, a tot lot, picnic and
General Design Parameters
Posted April 24, 2008
Page 2 of 9
seating areas (including a softscape ampitheater, if appropriate), drinking fountains, and an
ADA- accessible path (the latter being around all or part of the 20 -acre master plan area).
Both parcels shall be integrated as portions of the same Newport Center Park. They shall
have activity- oriented facilities but not any organized sports fields.
h. Lighting — Exterior lighting throughout the Project (City Hall, Parking, and Park) should be
designed in such a fashion as to be the minimal intensity necessary to meet safety needs.
Landscaping Considerations — The landscaping of the Park and City Hall area shall use
water conserving plant material to the greatest extent possible. The intent is to not create a
desert or dry landscape palette but a palette that is "California- friendly" and blends into the
landscape palette of Newport Center and Newport Beach. Best Management Practices in
water conservation, irrigation and drainage shall be employed in the design.
j. Parking — 350 spaces shall be provided for City Hall with an additional 100 spaces for the
Central Library (the Library has a shortage of spaces currently). Parking for the general
public should be convenient to the City Hall and Library buildings. The parking structure
should be a separate structure from the City Hall building. The additional 100 library
spaces need not be in the City Hall parking structure.
k. Space Allocation and Needs Assessment Criteria — The 2002 Needs Assessment
prepared by LPA (a link to this document, and any updates to the document, on the City's
website is Exhibit F) will be the basis for the primary program requirements for the City Hall
Structure with the following adjustments:
• The City desires an open floor plan concept with maximum flexibility for future
needs;
• The building shall be designed for 270 full time employees at 200 -250 square feet
per employee, not including public areas; and
• The building's overall size shall be approximately 72- 79,000 total square feet
including public areas.
Please note that the 2002 Needs Assessment includes these two program requirements,
both of which remain desirable:
• A "one -stop shop" permit counter (for permits relating to Building, Planning, Public
Works, and Fire Prevention along with a cashier); and
• A 150 -seat Council Chambers.
I. LEED Criteria - The City Hall Structure(s) shall be designed to at least a Leadership in
Energy and Environmental Design ( "LEED ") standard of silver, with a goal to go higher, if
feasible within budgetary limitations.
m. Corona del Mar Plaza Considerations — The City will develop a direct entrance to the
Central Library's existing parking lot, as shown (generally) in Exhibit E. This entrance may
or may not be signalized. No further improvements to CdM Plaza's access are envisioned
at this time.
n. View Considerations — Views are a sensitive issue in Newport Beach. In addition to the
criteria in "c" above, the design should protect the public views westward over the property
from MacArthur Boulevard. The design should also be sensitive to the westward views
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Posted April 24, 2008
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from homes east of MacArthur Boulevard over the property. Any penetrations above the
view plane as permitted in "c° above should only serve to enhance the architectural
appearance of the City Hall structure or frame or enhance the private or public views
across the property. Usable landscaped roof treatments or roof terraces are acceptable —
these are neither encouraged nor discouraged. Also, the building and parking facility's
lighting design shall take into consideration nighttime views from the residences east of
MacArthur Boulevard. All landscaping and park improvements, at maturity, shall be within
the view plane on Exhibit C.
o. Building Design — The city is not setting any design theme for the City Hall building other
than seeking a timeless design that will wear well over the years and not be dated in a few
years. The design should reflect the character of Newport Beach. It should be harmonious
with the adjacent Library and the eclectic architectural styles of Newport Center. The
building should be recognized as a significant public building.
p. Budgetary Constraints – The budgetary goal of the Project is as follows:
• Approximately $400 -450 per square foot for the City Hall structure (not including
FF &E);
• Approximately $20- 25,000 per space for the parking structure; and
• Approximately $15 -20 per square foot for landscaping, irrigation, access, site work
(grading and drainage) and site improvements.
The above amounts are exclusive of soft costs. The City Hall is not at this time planned to
be an "essential services building." The budget parameters expressed here are not
absolute amounts but are intended to indicate the price range the City expects the project
to cost. Designers should use these numbers as a guide in preparing their submittals.
Design economy will be an important consideration.
Exhibits
Exhibit A – Diagram showing 20 -acre Master Plan area showing North Parcel, Central
Parcel, and Library Parcel along with surrounding streets and current site access
points to the Library (attached).
Exhibit B – Diagram showing the area of the Central Parcel where City Hall and Parking are
to be located (attached).
Exhibit C – Diagram of the 20 -acre master planning area showing View Plane restrictions
over the property (attached).
Exhibit D – Soils Report (link attached).
Exhibit E – Diagram showing any potential or revised access, parking or circulation
considerations for Library area and CdM Plaza (attached).
Exhibit F – 2002 LPA Needs Assessment with updates (link attached).
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Posted April 24, 2008
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Exhibit A
The Master Plan Area
Legend:
• BLUE arrow is the delivery access point to Library.
• arrrows show the public access point to the Library.
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Posted April 24, 2008
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Exhibit B
City Hall and Parking Facility Location within Central Parcel
The area southerly of the red line in the direction of arrow is the area
where City Hall and Parking are to be located.
The City does not anticipate using the entire portion of the parcel southerly of the red line for the City Hall and
parking structure — this diagram is provided merely to advise where on the parcel both should go.
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Exhibit C
View Plane Limitations
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Exhibit D
Soils Report
Use the following link:
http://www.city.newport- beach. ca. us/CityHallDesignCommittee /2008 Geotechnical Study.pdf
General Design Parameters
Posted April 24, 2008
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Exhibit E
Potential locations for increased access to CDM Plaza
_ CITY HALL ACCESS OPPORTUNITIES
Library Access Opportunity
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General Design Parameters
Posted April 24, 2008
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Exhibit F
2002 LPA Needs Assessment with any updates (a website link)
http: / /www.city. newport- beach .ca.uslcmolCityHaillcityhal ldesignparkmasterplan.asp