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2.0_Mariners' Mile Revitalization Master Plan_PA2016-081 (2)
CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT April 20, 2017 Study Session Agenda Item No. 2 SUBJECT: Draft Mariners' Mile Revitalization Master Plan (PA2016-081) SITE LOCATION: Mariners' Mile, City of Newport Beach APPLICANT/OWNER: City of Newport Beach PLANNER: Makana Nova, Associate Planner (949) 644-3249, mnova@newportbeachca.gov INTRODUCTION/STUDY SESSION The purpose of the study session is to introduce the draft Mariners' Mile Revitalization Master Plan (Master Plan) and provide the Planning Commission and general public with the opportunity to learn about the project and request specific information prior to or at the public hearing, which is tentatively scheduled for May 18, 2017. Staff will provide an overview of the draft Master Plan sections and recommendations. The City's consultant, PlaceWorks, will also be available to discuss details of the draft Master Plan. No action on the draft Master Plan will be taken by the Planning Commission at the study session. PROJECT SUMMARY In 2011, the City Council recognized the need to revitalize Mariners' Mile and designated it as one of six "revitalization areas" in Newport Beach. The Mariners' Mile Revitalization Master Plan serves as a roadmap for revitalization of the corridor and provides guidance on how future change associated with the revitalization can result in the best outcome for residents, business and property owners, employees, and visitors. The Master Plan seeks to leverage both public and private investment through a series of recommended physical improvements, presented in the Plan's Framework Plan. The Framework Plan addresses four key topic areas, including land use & urban design, mobility & streetscape improvements, the public waterfront, and parking solutions in an integrated manner in an effort to create a bright, prosperous, and sustainable future for the corridor. The Master Plan also includes corridor-wide design guidelines that provide guidance for buildings and structures and streetscape enhancements to ensure that future development is consistent with the character and history of the corridor and achieves the quality of design expected for this area by the community. Finally, the Master Plan concludes with and implementation section, grounded in collaboration among the City of Newport Beach, its constituents, and external agencies and organizations that identifies key action items and funding strategies to implement the recommendations and strategies of the Master Plan. 1 RECOMMENDATION Staff recommends that the Planning Commission discuss the proposed project and provide direction to staff as necessary. PUBLIC NOTICE Although not required, a courtesy notice of this study session was published in the Daily Pilot, mailed to all owners of property and occupants within Mariners' Mile at least 10 days before the scheduled meeting, and emailed to the interested parties list. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by: Submitted by: rjtl�w Ma ana ova *rn snes i, ICP, Deputy Director Assistant Planner ATTACHMENTS PC 1 Draft Mariners' Mile Revitalization Master Plan PC 2 Draft Framework Map-Figure 10 2 Attachment No. PC 1 Draft Mariners' Mile Revitalization Master Plan 3 V� QP �P MARINERS ' MILE REVITALIZATION MASTER PLAN DRAFT ��.��_f .y�y N� ■ _.��`." _ hyo i 36 ■ 0 Table of Contents ExecutiveSummary................................................................................................................ i INTRODUCTION & BACKGROUND INFORMATION ...................................................................................1-1 Introduction .......................................................................................................................... 1 -1 Purpose & Process ................................................................................................................. 1 -1 PlanningProcess ................................................................................................................... 1 -6 PlanOrganization ................................................................................................................. 1 -8 PLAN VISION AND EXISTING CONDITIONS..............................................................................................2-1 VisionStatement.................................................................................................................... 2-1 ExistingConditions ................................................................................................................ 2-2 MARINERS' MILE FRAMEWORK PLAN.......................................................................................................3-1 LandUse & Urban Design...................................................................................................... 3-4 Mobility Network & Streetscape Design .................................................................................. 3-9 Vibrant Public Waterfront........................................................................................................ 3-20 ParkingManagment .............................................................................................................. 3-25 DESIGN GUIDELINES................................................................................................................................4-1 Guidelines For Buildings & Structures...................................................................................... 4-1 EnhancingStreetscape........................................................................................................... 4-12 IMPLEMENTATION.....................................................................................................................................5-1 ImmediateAction Steps.......................................................................................................... 5-4 Financing ............................................................................................................................. 5-6 APPENDIX: A.............................................................................................................................................6-1 ExistingConditions ................................................................................................................ 6-1 7 ® MARINERS' MILE REVITALIZATION MASTER PLAN This page intentionally left blank. g MARINERS' MILE REVITALIZATION MASTER PLAN EXECUTIVE SUMMARY In 2011, the City Council recognized the need to revitalize Mariners' Mile and designated it as one of six "revitalization areas" in Newport Beach. The Mariners' Mile Revitalization Master Plan (Master Plan) serves as a roadmap for revitalization of the corridor and provides guidance on how future change associated with the revitalization can result in the best outcome for residents, business and property owners, employees, and visitors. The Plan seeks to leverage both public and private investment through a series of recommended physical improvements, presented in the Plan's Framework Plan. The Framework Plan addresses four key topic areas, including land use & urban design, mobility & streetscape improvements, the public waterfront, and parking solutions in an integrated manner in an effort to create a bright, prosperous, and sustainable future for the corridor. The Master Plan also includes corridor-wide design guidelines that provide guidance for buildings and structures and streetscape enhancements to ensure that future development is consistent with the character and history of the corridor and achieves the quality of design expected for this area by the community. Finally, the Master Plan concludes with and implementation section, grounded in collaboration among the City of Newport Beach, its constituents, and external agencies and organizations that identifies key action items and funding strategies to implement the recommendations and strategies of the Master Plan. A summary table of action steps, a suggested timeframe, and key partners from the implementation section is provided below (insert summary table). 9 ® MARINERS' MILE REVITALIZATION MASTER PLAN Implementation Action Timeframe Key Partnerships CD=Community Development CM=City Manager FD=Finance Department PW= Public Works Department Organization and Coordination Strategies 0-1 yrs. 2-5 yrs. City Other Mariners'Mile Lead and Team X CM,CD, PW Appoint a lead staff member and a cross-departmental City team to coordinate improvement efforts moving forward to ensure coordination following adoption. Mariners' Mile Steering Committee X CD,PW Residents, Business& In advance of establishing a Business Improvement District(BID) Property Owners establish an ad-hoc steering committee composed of individuals and organizations who can effectively act as advocates for implementing the Master Plan's revitalization action. Business Improvement District X CM,CD Business&Property Work with business and property owners to form a Mariners' Owners Mile BID that could fund corridor-wide maintenance, marketing and promotion, and public safety. Application of Mariners' Mile Design Guidelines X CD Business&Property Application of the plan's design guidelines will play a key role Owners, Developers in enhancing the aesthetic character of the built environment, including buildings and structures,streetscape, and landscape. Pilot Improvement Project X CD, PW Residents, Business Create a pilot improvement project that includes lower- &Property Owners, cost, high-impact creative interventions bringing immediate California Coastal improvements to the Mariners' Mile corridor. Commission, Caltrans,OCTA Catalyst Development Sites X CD, PW Caltrans, OCTA, Coordinate with owners of properties within the Village Core, California Coastal East Commercial End, and Harbor-Frontage Districts to foster Commission the redevelopment of key opportunity sites in those areas for projects with uses and of scale that distinctly identify and create value for Mariners' Mile. Parking Strategies Institute Employee Parking Shuttle X CD, PW Business Owners, Expand the Employee Shuttle Program currently operating Institutional uses along the Balboa Peninsula to also serve businesses in Mariners' Mile, enabling employees to park off-site and board shuttles to employment in Mariners Mile. Standardize Valet Parking Agreements X CD, FD Business&Property Establish and manage a standardized valet program instituting Owners consistent pricing of valet agreements with private valet operators, allowing incoming businesses to use parking spaces in municipal lots directly within or adjacent to Mariners' Mile. Institute an Employee Permit Parking Program X FD, CD, PW Business&Property Institute a permit parking program to allow employees to park Owners at currently underutilized City-owned lots within or directly adjacent to Mariners' Mile, including the Avon Street municipal lot,or at designated on-street parking spaces. 10 MARINERS' MILE REVITALIZATION MASTER PLAN Implementation Action Timeframe Key Partnerships CD=Community Development CM=City Manager FD=Finance Department PW= Public Works Department Parking Strategies 0-1 yrs. 2-5 yrs. City Other Encourage Private Lots for Public Use X PW,CD Business&Property Work with property owners interested in providing their Owners parking resources for public use, increasing the number of spaces offered for visitors to Mariners' Mile without having to construct new parking facilities. Parking Wayfinding Program X PW,CD Caltrans,OCTA Design and install a coordinated set of wayfinding signage directing visitors and employees to parking locations in Mariners' Mile and providing coordinated informational and regulatory signage. Parking Management District X CD, PW Business&Property Establish a parking management district,allowing all publicly Owners accessible parking, including operations/programs, code adjustments,and financing mechanisms,to be managed as one integrated system and providing a mechanism to create and share parking resources. 21 ® MARINERS' MILE REVITALIZATION MASTER PLAN This page intentionally left blank. 12 MARINE 'MILE REVITALIZATION MASTER PLAN I INTRODUCTION been the focus of or considered by the following studies since 2006. The Mariners' Mile Revitalization Master Plan (Master Plan) is a comprehensive strategy to The 2008 Mariners' Mile Parking Study (2008 revitalize this important and treasured area of Parking Study) was conducted to provide Newport Beach. As displayed in Figure 1 Local parking recommendations that would result Vicinity Map, the Mariners' Mile corridor is in the efficient and equitable use of existing located in scenic coastal Orange County, extending parking supply in Mariners' Mile. The Study along approximately 1.5 miles of Coast Highway recognized the fact that commercial interests in southwest Newport Beach. The Master Plan in Mariners' Mile are greater than other parts addresses the 65-acre planning area, displayed in of the of Newport Beach and as such sought Figure 2 Project Location Map, generally bound by to balance the commercial needs with those of Newport Boulevard to the west and Dover Drive to nearby residents. The Study found that parking the east and lies between Newport Harbor to the is generally available in Mariners' Mile, however south and the Newport Heights and Cliff Haven in certain areas parking demand is greater residential communities to the north. The entire than supply during peak parking hours, and western portion of the planning area is located in conversely in certain areas parking supply is the City's Coastal Zone, while only the harbor-side greater than the demand for parking in the area. south of West Coast Highway is within the Coastal This condition results in a spatial imbalance, in Zone on the eastern portion of the plan area. certain areas, of parking supply and demand. • To alleviate the parking imbalance, Walker PURPOSE & PROCESS encouraged the City to initiate a paid parking In 2011, the City Council recognized the need to system for Mariners' Mile that raises rates in the revitalize Mariners' Mile and designated it as one of most impacted areas and reduces or eliminates six"revitalization areas" in the community. Planning rates in underutilized areas. Additionally, the for revitalization in the other areas, including Study encourages implementation of pay and Corona del Mar, Balboa Village, Lido Village, West display stations or multi-space meters as the Newport, and Santa Ana Heights is well underway most convenient means by which to implement and in some instances completed. The corridor has a paid parking management system. Finally, 13 MARINERS' MILE REVITALIZATION MASTER PLAN FIGURE 1. LOCAL VICINITY MAP v Fountain Santa Ana Tustin Valley luntington Beach Costa Mesa Irvine Newport Beach LEGEND Cl) Q Newport Beach City Boundary 0 Mariners Mile Planning Area Laguna Beach a SMI 1 m 2% 14 MARINERS' MILE REVITALIZATION MASTER PLAN FIGURE 2. PROJECT LOCATION I -- i Q Mariners'Mile Boundary � — — Coustol Zone Boundary i 1 i i � 1 oo ]o O 0 0C 0 O D� �0 adu > o a�D o00� �A City of Newport Beach 4"S Om o 0 � O O Mariner's Mile mm � � 1,5 MARINERS' MILE REVITALIZATION MASTER PLAN cv.+N .m.fi "aryl Mariners'Mile Charrette Report Can wll.ywv ,C tkmlvrV 11 Iola � i •I -ISI i _ CNU Charrette Report - the Study recommends expanding hours or enforcementto possibly 10:00 PM to discourage employees and visitors from occupying parking City of Newport Beach spaces for a long period. Bicycle Master Plan • To alleviate the parking imbalance, Walker encouraged the City to initiate a paid parking OctoberAdopted by Newport Beach City Council system for Mariners' Mile that raises rates in thealta n , most impacted areas and reduces or eliminatesIN t rates in underutilized areas. Additionally, the 2014 Bicycle Master Plan Study encourages implementation of pay and display stations or multi-space meters as the gathering phase, the comprehensive 5-day most convenient means by which to implement Charrette event phase, and the approximately a paid parking management system. Finally, 2-month Post-Charrette final report delivery the Study recommends expanding hours or Phase, resulting in a plan that included new enforcementto possibly 10:00 PM to discourage ideas and concepts to improve the corridor. employees and visitors from occupying parking • The 2014 Bicycle Master Plan best reflects spaces for a long period the City's current objectives and approaches • In 2014, the Mariners' Mile corridor was the to active transportation planning. The Plan focus of the California Chapter of the Congress presents a broad policy framework as well as for the New Urbanism's (CA-CNU) annual by- targeted strategies for implementing the City's design charrette. CNU defines a charrette as vision of an integrated, high-quality bicycle an intensive planning session where citizens, network. The Plan's policies are general in designers and others collaborate on a vision for nature, approaching topics such as facility development. It provides a forum for ideas and design, bicycle parking, bicycle education/ offers the unique advantage of giving immediate encouragement programs, bike share, etc. feedback to the designers. More importantly, Specific recommendations focusing on the it allows everyone who participates to be a Mariners' Mile corridor include: mutual author of the plan.The project consisted >> 1.4-mile Class II lanes on WestCoast Highway of a 3-month Pre-Charrette data/information between Newport Boulevard and Dover 10 MARINERS' MILE REVITALIZATION MASTER PLAN OCTA a0boru' l Corridor Study for She — Pacific Coast Highway Between AwnIEERCoRMW ArgWos Cnwlty LMe ORNNOECWNTV1MNEPoRf MMRMMRY OmpCouMy,U 9ldf8 MLTMNe OIRRIUo 3343 MkMlvm Mlw,3 W 9100 rJZ'i" y NEtPOP}' t mo99mlo,wa {y�j Ebeb..h.3 .As. rLEi[ir, ors9ooem. Lnewcw Field Tour 2016 Corridor Study Report Drive of enhancing safety and efficiency for all » 0.2-mile Class III route on Santa Ana Avenue modes. The Study recognizes the need for between Old Newport Boulevard and Cliff multi-agency cooperation, especially between Drive local jurisdictions and Caltrans. Mariners' » 0.3-mile Class III route on Avon Street Mile is in Subarea 3, which spans Newport between Riverside Avenue and Avon Beach from Santa Ana River to Pelican Point Street's western terminus, with a new Class Drive. The Study's 7-step process included the I segment (approximately 180') connecting identification of potential improvement options, the western terminus of Avon Street with the development of possible alternatives, and Santa Ana Avenue/Old Newport Boulevard the evaluation of these alternatives in terms of » "Bicycle Boulevards" on Tustin Avenue and benefits, costs, and feasibility. The OCTA Study Fullerton Avenue, adjacent to the Mariners' recommended travel lanes in each direction Mile study area.These provide opportunities with Class II bike lanes and the removal of on- for bicycle facilities, signage and wayfinding street parking in Mariners Mile. Following in Mariners' Mile that guide people bicycling completion of the Corridor Study, in May 2016 to these safe, neighborhood-friendly routes City Council directed Public Works staff to, (which are also routes to schools) among other things, work with Caltrans to use • 2016 OCTA Corridor Study for the Pacific Coast a Modified (reduced) Major Arterial Typical Highway (OCTA Study) identifies mobility Cross- Section for Right-of-Way and Roadway needs and potential improvement strategies Design that would result in a 112-foot right- for West Coast Highway in Orange County's of-way for West Coast Highway that would six coastal cities, with the primary objective include three east and west bound travel lanes 17 MARINERS' MILE REVITALIZATION MASTER PLAN (six total), a center turning lane, and a Class II 1 _ bike-lane in each direction consistent with the ^�- 2016 General Plan. Public Works staff prepared detailed concept plans showing the six-lane facility. The plans also identified all existing easements acquired from property owners for ultimate widening. In 2016, the City initiated a planning process to develop a plan identifying land use and, design, strategies to foster revitalization of the Mariners' Mile area. At the core of the Plan is the intent to workshop 1 preserve the mix of uses, intensities, and height of development permitted by the General Plan and OPPoKNr+mEs orrur+mr� orroaaHmee Zoning Ordinance. The result of this process is this Master Plan. .+��ua0a. w PLANNING PROCESS The process of preparing the Master Plan included workshop 1 four primary steps, described below, that took the plan from idea,to creation, and ultimately adoption The information obtained in this initial step is by City Council. compiled into a Mariners' Mile Existing Conditions Report (ECR) is included as an attachment to this STEP 1 : EXISTING CONDITIONS. plan. Key background information from the ECR is OPPORTUNITIES AND CONSTRAINTS provided in Section II below. The first step in preparing the Master Plan was to understand the existing conditions and current STEP 2: COMMUNITY ENGAGEMENT opportunities and challenges relative to the built Throughout the planning process, the City environment and mobility network. The City and conducted a robust program of stakeholder consultant team used a combination of field visits meetings and three public workshops to engage to the plan area, review of City plans, policies, the community to inform and receive input from and regulatory documents, and analysis of recent a variety of stakeholders, including residents, and proposed development activity to develop business and property owners, and advocacy a detailed understanding of existing conditions, groups among others. opportunities, and constraints within the area related to the following topic areas: COMMUNITY WORKSHOPS • Existing land uses Duringthe planning process,three public workshops were conducted inviting residents, business and • Building location and form property owners, and other interested parties • Access and circulation to participate in the planning process. The public • Parking arraignment and utilization workshops were conducted at key benchmarks in 18 MARINERS' MILE REVITALIZATION MASTER PLAN the Framework Plan and markers to respond and - comment on plan concepts. January 26, 2017: Master Plan Key Concepts. At this workshop, the planning team presented key concepts for development, design, mobility, and parking as they evolved in response to public comments and through further study to be included in the Master Plan. Workshop participants were invited to provide input and feedback to the team ,1 0 during a question and answer period following the presentation. Participant input was instrumental in yam: Workshop 2 shaping the final plan document. the planning process to allow workshop participants STAKEHOLDER INTERVIEWS to discuss and provide input for key topic areas. The project team conducted a series of interviews Jul 25 2016: O with key stakeholder and constituent groups in July Opportunities, Challenges, and Dreams. At this workshop participants identified Mariners' Mile, including residents, propertyowners, restaurant and commercial business their perceptions of opportunities and challenges owners, marine-related/marine-related business currently found in Mariners' Mile and shared them owners, and members of the Harbor Commission. dreams for what Mariners' Mile could be in the The stakeholder interview sessions were intended future. Participants broke out into small groups to provide a forum for identifying and documenting and were provided aerial photos of the study area issues and opportunities specific to the various on which they placed color-coded dots to identify stakeholder groups. and document where and how opportunities, challenges, and dreams could be addressed. A MARINERS' MILE WEBSITE representative of each group shared a summary of The City of Newport Beach established a the groups' findings with the larger audience. Mariners' Mile Master Plan website (http://www. September 26, 2016: Framework for Planning newportbeachca.gov/trending/projects-issues/ (Joint Planning Commission meeting/community other-important-issues/mariners-mile-planning- workshop). At this workshop participants charrette/mariner-s-mile-revitalization-master- responded to and commented on a preliminary plan) to provide residents, business persons, and "Framework Plan" developed in response to the other stakeholders a comprehensive, one-stop team's technical studies and public input at the resource regarding the Master Plan and planning first workshop, including conceptual land use and process. The website included information on the urban design principles, parking strategies, bicycle project schedule, pre-existing studies, policies, and and pedestrian improvements, and streetscape guidelines, applicable reports and documents, and enhancements. Similar to the first workshop, noticed public community workshops and events. participants broke out into small groups and were provided with a large- format version of 19 MARINERS' MILE REVITALIZATION MASTER PLAN STEP 3: MASTER PLAN DEVELOPMENT Use & Urban Design, Streetscape & Mobility, and Based on the work completed in steps 1 and 2, Parking Management. and consideration of best practices, City staff and the consultant team developed the Master SECTION IV. DESIGN GUIDELINES Plan document. A draft version of the document Corridor-wide design guidelines follow the was published for public review and comment in Framework Plan. The design guidelines address a April 2017. The Master Plan was revised based on variety of topics related to the physical design of feedback received from the public and finalized for the Mariners' Mile, organized into two categories: adoption hearings. Buildings&Structures and Streetscape&Landscape. STEP 4: PUBLIC HEARINGS FOR The guidelines provide a point of reference for MASTER PLAN ADOPTION City staff in evaluating development projects and The Planning Commission and City Council provide residents, business and property owners, conducted public hearings for the Master Plan's and developers with a comprehensive overview of approval and adoption.The Commission's authority the City's expectation for quality development in is to make recommendations to the Council, while the corridor. the Council has the sole approval authority. SECTION V. IMPLEMENTATION Public Hearing PROGRAM TBD The Master Plan concludes with an Implementation chapter that identifies and prioritizes immediate PLAN ORGANIZATION actionsthattheCitycantaketoimplementtheplan and documents local, state, and federal funding Following this introductory chapter, the Mariners' sources to fund improvements in the plan. Mile Master Plan consists of the following chapters: SECTION II. VISION AND EXISTING CONDITIONS The Plan's vision and existing conditions provides the foundation for the plan, this chapter describes where the community's aspirations for the corridor in the future and the context of where the corridor is today. SECTION III. FRAMEWORK PLAN The Framework Plan is the heart of the Master Plan. The Framework Plan consists of a Framework Map displaying the conceptual physical location of proposed improvements and narrative text describing the intent of and relationship between the improvements. The Framework Plan is organized into three primary topic areas: Land 20 M MARINERS' ON MILE REVITALIZATION MASTERFLAN V. -�,a as rrrr r ;1 l IFI M 1! �i-, � � � 115• �I � r The 2006 General Plan provides a vision for the Highway to the Harbor would be required, with a future of Mariners' Mile. The vision statement pedestrian promenade developed along the length expresses the community's shared intentions and of the Harbor frontage. Parcels on the inland side expectations for what Mariners' Mile will be 25 of Coast Highway, generally between Riverside to 30 years in the future. These expectations are Avenue and the southerly projection of Irvine based on Newport Beach residents' values about Avenue, would evolve as a pedestrian-oriented the characteristics and qualities of life important mixed-use "village" containing retail businesses, today and which should be retained in the future, as offices, services, and housing. Sidewalks would well as how the corridor should evolve and change be improved with landscape and other amenities in response to changing demographic, economic, to foster pedestrian activity. Inland properties and market factors. The community engagement directly fronting onto Coast Highway and those to process for this Master Plan confirmed that the the east and west of the village would provide for community's vision for Mariners' Mile today is retail, marine-related, and office uses. Streetscape largely unchanged from the vision established in amenities are proposed for the length of Mariners' the 2006 General Plan. As such, the 2006 General Mile to improve its appearance and identity." Plan vision statement remains the foundation for this Master Plan and serves as the basis from which all plan components are defined. VISION STATEMENT "The Mariners' Mile Revitalization Master Plan provides for the enhanced vitality of the Mariners' Mile corridor by establishing a series of distinct retail, mixed-use, and visitor-serving centers. Harbor fronting properties would accommodate a mix of visitor-serving retail and marine-related businesses, with portions of the properties available for housing and mixed-use structures. View and public access corridors from Coast 21 ® MARINERS' MILE REVITALIZATION MASTER PLAN EXISTING CONDITIONS A key element in achieving the vision for Mariners' Mile is understanding the corridor's existing conditions. The following provides an overview of the existing conditions related to land use and urban design, mobility and streetscape,and parking in Mariners' Mile. LAND USE & URBAN DESIGN As displayed in Figure 3 Existing Land Use multi- tenant commercial land uses occupy just under a quarter (24 percent) of the total land area. Hotel/lodging uses and marine sales/services are prominent uses in Mariners' Mile, each occupying 14 percent of the total land area. Eating/ drinking (11 percent) and auto sales/services (10 percent) are also prominent, while residential (7 percent), office (8 percent), general retail (6 percent), and parking areas (5 percent) occupy smaller portions of Mariners' Mile. The remaining land uses include utilities and vacant land, each accounting for approximately 1 percent of the land area. High land and property values inhibit the amount of marine- dependent and marine-related uses historically found in Mariners' Mile. Collectively, existing development in Mariners' Mile includes 883,618 square feet of non-residential space and 180 residential dwelling units. 22 MARINERS' MILE REVITALIZATION MASTER PLAN FIGURE 3. EXISTING LAND USE D D�� C 1% 1% D _ o o � _ F 7% �e 5% ° a 11% 6% LEGEND m Auto Sales/Service M Eating/Drinking 14% M General Retail M Hotel/Lodging M Marine Sales/Service = Multi-Tenant Commercial ` aDD 6 M Office Parking Residential 0 0 M Utilities ® Vacant Mariners Mile Project Boundary 1•=60 Auto Sales/Service 01 300' 690! Eating/Drinking General Retail rr — Hotel/Lodging Marine Soles/Service Multi-Tenant Commercial Office j. Parking y Il _ Residential ,.._. — y _ 'c�--- � � Utilities n Vacant 23 MARINERS' MILE REVITALIZATION MASTER PLAN The unique physical geography and topography theme or character. However, recent development of Mariners' Mile is a key factor in shaping the projects in Mariners' Mile, such as the Orange physical form, type, and location of development in Coast College and Chapman University rowing and the corridor. The area's location between the bay seamanship facilities and the Boy Scouts of America to the south and the bluffs to the north creates a Newport Sea Base, have incorporated unifying finite amount of flat land suitable for development. nautical design themes. Variations in the distance between the bay and bluffs has resulted in extremely shallow lots in some STREETSCAPE portions of the corridor that constrain the location The current streetscape presents many challenges and design of buildings, particularly the eastern for pedestrians, bicyclists, and automobiles half of the inland side, as well as deeper lots in the traveling through and across the area. Sidewalks center portion of the corridor,as displayed in Figure vary in width, but the majority are less than eight 4 Mariners' Mile Parcel Map. Individual parcels in feet wide making them less suitable for active Mariners' Mile range in size from 2,178 square feet pedestrian use. Frequent curb cuts along the to 358,833 square feet. sidewalks provide access for vehicles, but create Existing building heights range from one-story a billowing and unsafe walking experience for commercial buildings to an eight-story residential pedestrians, especially where sidewalks are narrow. tower; however, the majority of buildings are In addition to the narrow sidewalks and frequent one to two-stories tall. Buildings are generally curb cuts, most the corridor lacks basic streetscape amenities, such as trees, plantings, pedestrian interspersed throughout Mariners' Mile without benches, trash receptacles, and wayfinding or a consistent building orientation or placement on parcels. Some buildings are built directly on street directional signage. In many cases, particularly along Coast Highway, large cobra-head light poles, frontages, while others are set back from the street parking signage,p g na e, parking meters, and other utility g g by surface parking lots. Additionally, several parcels infrastructure is located directly in the pedestrian are occupied entirely by surface parking lots or sidewalk. storage areas, resulting in a significant gap in the area's development pattern. Additionally, the limited number of north-south pedestrian crossings and the long linear distances Building size, type, and architectural style playa between the crossings make it difficult for significant role in shaping the visual and functional character of Mariners' Mile. Individual buildings pedestrians to safely access uses along both sides of Coast Highway. This condition is exacerbated by are indicative of and reflect the variety of uses, the fact that off-street parking for many harbor- parcel size, and geography and topography of the side businesses is located on inland properties, corridor. The result is a range of building types and requiring patrons to cross Coast Highway on foot. sizes that include large buildings on large parcels Parking, including surface parking lots and auto/ housing automotive dealerships to small buildings yacht sales yards, dominate the land area of parcels located on small parcels home to personal services. fronting Coast Highway, which creates an inactive The diversity in building size and type as well ground level and limited visual appeal. Although as the incremental nature of development and the surface parking lots fronting Coast Highway redevelopment of the corridor has led to an eclectic help preserve view corridors to the bay, the lack of mix of architectural styles lacking a corridor-wide 24 MARINERS' MILE REVITALIZATION MASTER PLAN ' FIGURE 4. MARINERS' MILE PARCEL MAP AIT s HIGHWAY ons es. cons LEGEND T. --��I.- 0 ProjectArea Boundary 1 - � �� °� a i � 8 — �$ Q �. o Paroels — — a Bluff Edge 0 0625 o.iuM MARINERS' MILE REVITALIZATION MASTER PLAN active commercial uses has a negative impact on home to school. Therefore, volumes for bicyclists, the visitor experience. pedestrians and motorists alike are higher along Riverside Avenue compared to volumes along MOBILITY NETWORK Tustin Avenue and Avon Street. At the southern The Mariners' Mile mobility network consists section of Riverside Avenue at Coast Highway,there of three primary components; the automobile are four travel lanes and two curbside bike lanes. network, bicycle network, and pedestrian network, As the road continues northward, its configuration which collectively provide accessto and connectivity transitions to two travel lanes, two bike lanes, and within Mariners' Mile.There are four roadways that curbside parking on the north side (within the same pass all the way through Mariners' Mile, including right-of-way width). West Coast Highway, a regional facility owned and operated by Caltrans, Riverside Avenue, Tustin Avon Street and Tustin Avenue are primarily local- serving streets providing access to commercial and Avenue, and Avon Street, all local facilities owned and operated v the City. office uses in the Avon Village area. Both roadways provide two travel lanes and curbside parking on Automobile Network both sides.Although TustinAvenuecontinuesupthe The eastern section of West Coast Highway (east hill a few blocks to the residential neighborhoods of Tustin Avenue) has a slightly narrower right- of- just above Mariners' Mile, it's very narrow right- way accommodating two westbound and two of-way width (28' with no sidewalks) discourages eastbound vehicle travel lanes, a center turn automobile through traffic, and residents have lane, and curbside parking in some locations. The expressed a desire to prohibit cut-through traffic western half of Coast Highway, on the other hand, through this section of Tustin Avenue. includes three westbound vehicle travel lanes, two eastbound vehicle travel lanes, a center turn lane, oastBicycle Network C and curbside parking on both sides except for the Coast Highway is a popular route for residents, tourists, and long-distance recreational cyclists. southern side west of Riverside Avenue. There are no designated bicycle facilities or roadway Riverside Avenue, Tustin Avenue, and Avon Street markings along West Coast Highway between are generally more pedestrian in scale because of Newport Boulevard and Dover Drive. Those who their narrower roadway widths. Sidewalks on all travel along the corridor must negotiate a variety of three streets are directly adjacent to the roadway, conditions along the route, and this inconsistency although they are typically buffered from vehicular provides challenges to both motorists and bicyclists traffic by either curbside vehicle parking or bike lanes. Riverside Avenue is a convenient route from Mariners' Mile north to adjacent residential neighborhoods and to schools within these neighborhoods. In addition, children living in the o Balboa Peninsula attending Ensign Middle School and Newport Harbor High Schools use Riverside Avenue as their principal route to-and-from Dangerous Ped Crossing MARINERS' MILE REVITALIZATION MASTER PLAN as they maneuver the shared roadway space. One through the underpass There are two long condition is a westbound "shared" vehicle-bicycle stretches without pedestrian crossings, although travel lane in which bicyclists ride between vehicle there is generally not a lot of demand for crossing traffic and parked vehicles; this is interspersed West Coast Highway along these stretches: an with sections where the absence of street parking approximately 0.6-mile stretch between Tustin provides a wide (but still undesignated) bicycle Avenue and Balboa Bay Club, and an approximately travel area. Another condition is eastbound travel, 0.4-mile stretch between the Balboa Bay Club and where solid striping separates the vehicle travel Dover Drive. lane from the curbside parking lane, providing Riverside Avenue, Avon Street, and Tustin Avenue quasi-markings to separate bicyclists from vehicle are more pedestrian friendly than Coast Highway, traffic but no inner striping to provide a designated with narrower widths (34' for Avon Street and bicycle lane. There are even sections near Newport Tustin Avenue, 56' for Riverside Avenue) and lower Boulevard where riding on the sidewalk is allowed— vehicular volumes and slower vehicle speeds, and even preferred due to vehicle travel lanes that particularly on Avon Street and Tustin Avenue. abut the curb. Traffic speeds and volumes are higher on Riverside Class II bicycle lanes on Riverside Drive provide a Avenue, which has four lanes north from West valuable connection to residential neighborhoods, Coast Highway until it is reduced to two lanes a Ensign Intermediate School, and Newport Harbor short distance north of Avon Street. High School,via Cliff Drive and Irvine Avenue bicycle lanes. The lanes lack"best practice"enhancements Parking such as painted buffers, markings through driveway Parking in Mariners' Mile consists of a combination crossings and intersections, or green paint. of approximately 2,981 on-street,curb-side parking, private surface parking lots, and public surface Pedestrian Network parking lots. On-street curbside parking is provided In general, West Coast Highway prioritizes vehicles along most portions of West Coast Highway and over pedestrians, bicycles, and public transit. along public streets within Mariners' Mile, including Sidewalks are adjacent to the curb and lack Tustin Avenue,Avon Street,and Ocean View Avenue. landscape buffers for virtually the entire corridor Generally, the free, no time limit parking spaces length, although pedestrians are often buffered along West Coast Highway start approximately 400 from vehicular traffic by curbside vehicular parking feet east of Tustin Avenue, which are free and with lanes. Sidewalks vary in width along the corridor no time limits. Coin-operated parking meters are but are generally narrow, with typical widths of 5-7 feet. However, some areas, including significant north-side sections along the eastern half of the West Coast highway corridor, are as wide as 12 feet. On the western end of the plan area, the intersection of West Coast Highway and Newport A p_Fi• Boulevard poses many challenges for pedestrians and bicyclists, and existing infrastructure,especially _ on the north side, does not address connectivity Dangerous Ped Crossing MARINERS' MILE REVITALIZATION MASTER PLAN 16 metered spaces. Avon Lot 2, approximately 300 feet east of Tustin Avenue, includes 125 metered spaces. In addition, several private lots are located in the study area with access driveways from West Coast Highway and the local roads. Per the 2008 Parking Study, there are 2,981 public and private parking spaces, of which, 514 (17% of the total) are on-street. _ Overall, parking occupancy in Mariners' Mile area remains below 50 percent, however certain areas have a much higher occupancy than average, Riverside Avenue with some areas approaching full occupancy. The highest parking demand generally occurs at on- located from approximately 400 feet west of Tustin street spaces along the segment of Coast Highway Avenue to the Newport Boulevard interchange. from Old Newport Boulevard extending a half- Parking meters are also located along a segment mile east, and on to the segment of Avon Street of approximately 100 feet of Tustin Avenue north between Tustin Avenue and Riverside Avenue. In of West Coast Highway. The current parking cost these areas, parking demand reaches capacity. is $1.75 per hour between 8 AM and 6 PM daily The parking demand in these areas is driven by the including weekends and holidays. Meter zones and mix of uses near these areas, including restaurant fees are established by Municipal Code Sections patrons located on harbor-side of Coast Highway 12.44.020 and 12.44.040. Parking time restrictions and commercial businesses in the core shopping of 2 hours from 8 AM to 6 PM daily(except Sundays area between Tustin Avenue and Riverside Avenue. and Holidays) are present on Avon Street, as well Parking remains underutilized in other areas of as on a portion of Tustin Avenue just south of Avon Mariners' Mile, including Avon Lot 2,which does not Street. benefit from a clearly marked or direct pedestrian The City has several parking permit programs to route to area commercial uses. accommodate the needs of residents and visitors. The most popular of which is the Annual Permit, which allows parking at selected meters and public parking lots, and the Master Parking Permit, which allows parking at almost any public parking location in the City without further payment. The City of Newport Beach's parking permit program is available to residents, businesses, and visitors. It was observed that several cars occupied the public lots displaying Annual and Master permits at metered locations. Public off-street parking lots are located on Avon Street.Avon Lot 1,just east ofTustin Avenue,includes Avon Street MARINERS' MILE REVITALIZATION MASTER PLAN The disparity in parking availability in the area can also be attributed by the presence of parking meters and restrictions in certain blocks, free but time restricted parking along some blocks, and free unrestricted parking along others. These inconsistencies in parking regulations incentivize users to park in areas without time or cost restrictions. Free curbside parking along Avon Street is more utilized than the spaces on Tustin Avenue between Avon Street and West Coast Highway, due to the parking restrictions and fees along Tustin Avenue. The same situation was observed on West Coast Highway at the "free" spaces just east of the Tustin Avenue segment where parking meters are present. Development Regulations Development of properties in Mariners' Mile is guided and regulated by four primary documents: The City's General Plan, Zoning Ordinance, Coastal y Land Use Plan, and Local Coastal Plan. These documents serve as the regulatory foundation of the Mariners' Mile Master Plan, as such all of the plan's recommendations are consistent with —� § !V Avon Street Parking Underutilized Parking Lot �9 MARINERS' MILE REVITALIZATION MASTER PLAN FIGURE 5. MARINERS' MILE GENERAL PLAN LAND USE DESIGNATIONS B p v otoo# q �i GENERAL A variety of citywide and 0.3-0.5 Max FAR(1) COMMERCIAL regional serving commercial (0.5 FAR if parcels are (CG 0.3/0.5) uses. consolidated) - 6o RECREATIONAL Commercial development 0.5 Max FAR 7 F AND MARINE on or near the bay and to COMMERCIAL encourage the continuation (CM 0.5) of coastal-dependent and a coastal-related uses,while •D. - maintaining the area's marine theme and character. VISITOR Commercial development 0.5 Max FAR LEGEND SERVING on or near Newport Bay that Commercial Districts and Corridors COMMERCIAL encourages the continuation CG (CV) of coastal-dependent and =Cy -related uses and visitor- ` _CM serving and recreational uses. Mixed-Use Districts MIXED-USE Coastal-related and highway- Single Use:Commercial HORIZONTAL 1 oriented general commercial Max 0.5 FAR/ M MU-Hl (MU Hl) uses, mixed-use commercial/ Residential 20.1-26.7 _ M0-W( retail uses, and stand alone du/acre n o o Public,Semi-Public and Institutional multiunit residential located Mixed Use: Max 1.5 FAR \ PE 100'from Coast Highway (0.25-0.5 Com. FAR/ "QQ o «. 0 Mariner's Mile Project Boundary frontage. Max 1.0 Res. FAR) t IIIJJJ t Coastal Zone Boundary T v MIXED-USE Coastal-related,visitor- Single Use:Com.0.5 O o' Soo 6o0 WATER 1 (MU- serving commercial,mixed- Max FAR/Res. 12 du/ WI) use commercial/retail uses, acre(on max of 50%of and multiunit residential. property). Mixed Use: Max 1.25 i ! - FAR (0.35-0.5 Com. FAR Res. Max 12 du/acre) �� � • �� PUBLIC Public facilities, including N/A •, �•- urn FACILITIES(PF) public schools,cultural institutions,government facilities, libraries,community FOR LEASE centers, public hospitals, and rad Managem - public utilities. 12 - 949-569-5120 (1)0.5 FAR maximum in CG designation applies to properties where lots are consolidated per GP Policy. 30 MARINERS' MILE REVITALIZATION MASTER PLAN FIGURE 6. MARINERS' MILE ZONING/COASTAL ZONING DISTRICTS � @ � r was - °g GENERAL A wide variety of commercial 0.3-0.5 Max FAR(1) activities oriented primarily COMMERCIAL CO MERC5) to serve Citywide or regional needs. COMMERCIAL Commercial development 0.5 Max FAR RECREATIONAL and coastal-dependent and AND MARINE coastal-related uses. COMMERCIAL Accommodations,goods,and 0.5 Max FAR VISITOR-SERVING services that primarily serve ((V 0.5) visitors to the City. LEGEND Commercial MIXED-USE Commercial,multiunit Single Use:Com.0.5 = CG-General Commercial MARINER'S MILE residential,or mixed-use Max FAR = CM-Commercial Recreational and Marine (MU-MM) residential/commercial Mixed Use:Com. = CV-Commercial Visitor Serving structures. Residential uses 0.25-0.5 FAR/Res. are not permitted within 100 1.0 Max FAR e ooD — Mixed-Use Vertical feet of Coast Highway. = MU-MM-Mariner's Mile �I = MU WI Mixed Use Water Related MIXED-USE Multiunit residential, single Use: Com.0.5 Other WATER(MU-W1) commercial, and industrial Max FAR a PF-Public facilities uses,including coastal- Mixed Use:Com. p PC-Planned Community dependent and coastal 0.35-0.5 FAR/Res. 0 Mariners'Mile Project Boundary I =soo' related-uses. 0.5 Max FAR = Coastal Zone Boundary o, Sao' eaa' PLANNED Applies to the area occupied Cumulative COMMUNITY by the Balboa Bay Resort, Development: l ■ „i ii p ri (P(-45) allowing a club facility and 0.88 FAR R C R lodging. - n 1 1 PUBLIC Public facilities, including N/A FACILITIES (PF) community centers,cultural institutions,government facilities, libraries, public hospitals, public utilities,and public schools. 9 ® MARINERS' MILE REVITALIZATION MASTER PLAN FIGURE 7. MARINERS' MILE COASTAL LAND USE PLAN DESIGNATIONS d" J '; ✓b p ✓ a� t �� .� `� + GENERAL A variety of commercial activities 0.3-0.75 Max FAR COMMERCIAL oriented primarily to serving ((G-A/CG-B) citywide or regional needs 'fes RECREATIONAL Commercial development uses on 0.5 Max FAR AND MARINE or near the bay in a manner that 9 COMMERCIAL encourages the continuation of r ((M-B) coastal-dependent and coastal- related businesses,visitor serving g . and recreational uses, and physical I and visual access to the bay. VISITOR Visitor serving-uses,goods,and CV-A 0.3 Max FAR SERVING accommodations. Limited Use /CV-13 1.5 Max LEGEND COMMERCIAL Overnight Visitor Accommodations FAR (CV-A/CV-B) (e.g.,time shares,fractionals, General Commercial-CG condominium-hotels) (W OVA)are CG-A CG-B an allowed when provided together with traditional overnight,hotel Recreational and Marine Commercial-CM CM-B visitor accommodations. % S MIXED USE Horizontally distributed mix of Single Use: Visitor Serving Commercial-CV HORIZONTAL uses,which may include general Nonresidential IIIIIIIIIN CV-A i (MU-H) or neighborhood commercial, Max 0.5 FAR/ Mixed Use commercial offices, multifamily Residential 20.1— ' MU-H mill residential,visitor-serving and 26.7 du/acre marine-related uses,and/or Mixed Use: Max a Public Facilities buildings that vertically integrate 1.5 FAR(0.25-0.5 p 3 i PF residential with commercial uses. Retail. FAR/Max t =Mariner's Mile Project Boundary 1•=6K 1.0 Res. FAR) v w =Coastal Zone Boundary o' 300' 600' MIXED USE Commercial development on or Single Use: WATER near the bay that encourages Nonresidential. RELATED the continuation of coastal- 0.5 Max FAR/ 1 I (MU-W) dependent and coastal-related Res. 15 du/acre pM uses and visitor-serving uses, Mixed Use: Max mixed-use commercial/residential, 1.5 FAR(0.35-0.7 r ' and overnight accommodations, Nonres. FAR/Res. including LUOVAs. Freestanding 0.8 Max FAR) residential uses are prohibited in the MU-W. PUBLIC Public facilities,including public N/A FACILITIES (PF) schools,cultural institutions, _ government facilities, libraries, community centers, public hospitals,and public utilities. 32 MARINERS' MILE REVITALIZATION MASTER PLAN these documents and the goals, policies, and development standards contained within. Figures 5,6, and 7 display the various General Plan, Zoning Code, and Coastal Land Use Plan designations and/ or districts in Mariners' Mile. Opportunities and Challenges Mariners' Mile is home to unique opportunities and challenges.These opportunities and challenges are the result of or shaped by several factors — including the areas physical setting, the historic development pattern, mobility network, and parcel size and configuration. Figure 8 Mariners' Mile Opportunities and Figure 9 Mariners' Mile Challenges highlight key opportunities and challenges within the Mariners' Mile corridor. 33 z-14 • • • • 1 • • 1 . t� ._. '� '�/ • E 4( bL. Pule lny :f �(. �{"� Margaret Ork41, - t � "S � � f 15th 31 . It►. .. ,t a �l,�A �1 ;. /. ` ti� •� •'•! �: t�y }� .r'!-. a t,"� i,. 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O a .jj 5 . { {. '•dam • -1 •. {, - O L 'Bayshore,Dr t r • -• AIR•p T.' .l. t JL.r��a'>a!� it '� / -e.r .. y�• . . y. - ' .ra"q �I'+ ' It rtt 49011 1P fr!� r L b'7 t 13 W W 1 t ttiuu� IUW r s . ofZ A� "�v�•� -r 1. 1 f i Itt ;�` i '/ •� . i '♦ � Nf: ' ♦ f � 1 t 1. t t dIM r ?' _ !I _ �1; I �!' _ J' i. ��Sl11t lZi. 'r[e 6i ' •ifC' l I. • •. m. • ` it Via Lido Nord 0. o — m .gyp.-�. .1, a. d A Show St }{s .. }'�• _...�.la d - • . awldo - f -•- - •• - • • •- fees m z 2 m E. .� m �+• m d �, m 7 Piazza Lido o o � . 3 'v o - • - - • • ••. • % 6 h. / m m - / `° •• o od S` '� / <rao�� r ` ,Yr•.r.'. •�,> � t 1= n�afcUs qy n�O' •3 S`���i' S` 2-15 I �r Peiie[�7 1. s • •� i 15th t r t r>i.r .tiY J a y •.�, ^ ` �y �. ) CD I OL �, '\. - �\., X11 - F-.. � _ - .a�James F•�yi,' ,\ -• • - •-1- •- • ° ; r e ,stn o .. 41 �+p..� , 1 st 1 mR Le •"4Wj f Have 1�Y _ •; m .•,Y�1 p0 y. f F- .. ; r •Jr L n P 4r. I 1 Y • 1 . • \ - - - • • • 1 • .. �-. 'c •�C-. •' . 1 Q Clay St .. ` yw•rr �� 1. . - •N \ US 15 rp /• 3T '•' Y, a `lFw• Gm • j e Coral PI y o� 9a P° � • • 1 Y - 4 QOM . s ih` cr' �. 13 •� �:v `� o 1, � 4 • • • • • • • •. w _+. ► OL �n• �. !I'itzC W �/ .i. • "i- `� IS w•. . d -� �; .. "may/ \- + Qt_ • - • 1• • -11• ;¢ �tL �w •t; \ 9s 1 NucNe Sze • •• _''`£ ♦rp. ! w ! D 'slr's ' Z ' '�• ^ � ', hfari9 • • + �et9r• '- • f • • 0 1A ,r .^•?,' k ' '� '� �- 'e Circle Dr • • • •-•- zA o •M :•�$ �.3 A. Z�. 91 1 � ry`�4• V• iSayshore.Dr _ •- .• • 1. 1 • •- p S• tY�t, _ !a. r J•1S• flr�.. r• .••.- "• 'hYs.: K !w`Osr Ic s�.r' dytMtla r fi a +6:.,.1 (. !fir 1 t � `� � (� a7atk l ( I1{VQII� 1• r 6 • • •. •Ll .. :. .. �4 rA 1 1 .• • ... O, ;• ' � fd$fls �. . t �� _ 1• . • � � t. - all \ ► �. Lf 1 I fi . yWIAM ' m rShOrr �� 4�fo. Ii� � - /- ' �f�`• � . G.a' - o!, d• ..{ U�faMLido�Nmord 1 21_a o N / _ = ^ C C Jt � °�-' •- O \ mc dm °JA' �aNi. dJ�- m-Jor+.uHn+f.m.^�. •:Nm r 6 - + �f , m_ mPiazza Lido o $ bill .o Marina L r �, •/•'� m _w . 'd. +J IL d • % `. m .�o ,hyo �,� °O A�A F V1 •�~� t- -° Via lido asp°�1y�.. �^,;.o ,� v• t � ` •\ r z \ • � _ - ' � - � MARINERS' MILE REVITALIZATION MASTER PLAN This page intentionally left blank. 30 Ar MARI�iILE REVITALIZATION MASTER PLANI Ali ii ■' �■ _ As ■ f— I ;Z A vision is incomplete without a plan to achieve the vision. The Framework Plan is the roadmap for how future development and improvements within Mariners' Mile can collectively achieve the community's vision for the corridor, its physical development, and achieve the best outcome for current and future residents, business and property owners, and visitors to this special part of Newport Beach. The Framework Plan takes an integrated, corridor-wide approach, addressing how land use & urban design,mobility&streetscape improvements, A. a vibrant public waterfront, and parking solutions can provide a framework for a bright, prosperous, �r and sustainable future for the corridor. The Framework Plan encapsulates future public and private investments and improvements in r four distinct yet interrelated categories: Land Use & Urban Design, Mobility & Streetscape, Vibrant Public Waterfront, and Parking Management. Figure 10 Framework Map displays the conceptual While the categories and the recommended physical locations of proposed land use & urban investments and improvements contained within design and mobility & streetscape investments are each individually relevant, the strength of the and improvements. While it is important to show Framework Plan is in its collective components and conceptual or illustrative locations of possible coordinated approach to improving the corridor. investments and improvements to provide a visual The Framework Plan displays the conceptual picture of a possible future of Mariners' Mile, the physical location of proposed improvements exact location, design, and timing of investments and narrative text describing the intent of and and improvements are dependent on a variety of relationship between the improvements. market and economic factors, as well as the City's design review and approval process. 37 3-2 • sly . ��� � ,� tai *. � ��� , �. . � �� �_ •�, �- - ,�� � , ; 1 � ►� ��, rte. . r .�y� �� �� ,� .� �•� �� � - �► • ■• �� MAN 1 � ��1 ... • �� ,�. - � • o ME�� iowo fig r �>°.w��� y r � r. O s Y ,. w- . IL, B MAI Ice • .. ••• • yr _- � �' ' y1 `` '�4'� , i '^�j .t;�� ' -Lw�J � ' � f Y`.�■ rra _:.9.'r��.Ir 7"x"dN: ui 1 wQw® `B.� ' / ... Wof� ®W.^ oA I 1�- ' 1 10 � o"i �� • 3-3 END Project Boundary Pedestrian/Bike Bridge Shared Plaza Coastal Zone Boundary Potential Infill Vehicular Circulation Development Enhanced Cros;sIng s � 4....) Bicycle Circulation Infill Prototypes Improvements �► 4..... Plaza Circulation New Traffic Signal Potential New Public Pedestrian CirculationGateway Existing Traffic Signal Dock Location PA 0 � tip L , LIM See W 4 �►� .•tom ��•�► .� �wi;�, "WOW MEMO •� ��Mt , - � ;, � . µms- � �3 ��� �� �- - 1-1110i IW I : . . h .�� 11111 QIIIII 1/11111111 �- SNS.—Irr �¢ T.T ;f amu Z i, mill]J0®111r 1r b rOHIO � S - AFf fin*. . paper A. rm y�w � ki iui is i� lun � �. � v.-� n,• .. _ R� R ri--. 0 50 100 200 300 400 500 600 Feet City of Newport Beach Mariners' Mile • MARINERS' MILE REVITALIZATION MASTER PLAN LAND USE & URBAN DESIGN The built environment - the parcels, buildings, streets, parking lots, and public spaces — reflects the land use plans, policies, and regulations and the geographic and topographic setting of the corridor. The fragmented and irregular development pattern that is characteristic of the built environment today j has resulted in few sites within Mariners' Mile being developed to their full potential. Given its ideal location along Coast Highway in the heart of coastal Orange County and strong local and regional economic conditions, it is reasonable to anticipate that as revitalization efforts begin, Mariners' Mile will experience increasing market pressures for adaptive re-use of existing buildings, g_ infill, and redevelopment opportunities. Certain areas within Mariners' Mile have great potential for future positive change in the corridor. These "opportunity areas' are locations currently developed at intensities significantly less than permitted under existing zoning regulations (e.g., properties with small commercial buildings and large surface parking lots) and exhibit site characteristics — such as size, visibility, and/or location - conducive to the quality, contextually appropriate development desired for the area. As displayed in Figure 11 Area Districts Map opportunity areas form three unique districts within the Mariners' Mile corridor: Village Core, East-End Commercial District, and Harbor-Frontage Area. Each district has a unique,yet complimentary role to play in the revitalization of the corridor. The following provides an overview of the mix of uses and character and scale of development envisioned for each district. 40 �} w' `«, ~ ` •ate_ ► . '•►. J 'R 'y •,, ILI not - 'cry \•' '.r c , ';! . r' ' ' (} ..,'� 7 •-• q 4�0 •.. 4'f1� �' ,I.� ��i• ` . _ � I � :} / �J':t ' I,T � Jin � ,_ •�• Aof Ilk tiw -.' � , ' •� f�•."rY� _��� ���•.�;w� 111 PL !r �1� � ` �� . �1 � - - •}�• r�. � � .. 146 k, L ..•rfy� i i1 " ...`.d 1SM1► 4I'0-'1111 tlt4WtN f9ginva-6m C &Ttle2 MR MO ( IMAMA IIwnr*sUi(Ufi4",r4*" i Iq1 ' 1 r#11 �,..,4i;;��y►1!:lf�rYlatt ' ► 1! - .y1:' ?.� 11:l� lNa'� • � � ��, ��" � t � ��.�L:'j��L r, v �►;�I�,,1Flillil.}� ���I�d� ��l�, a. `► `�y,_ ; 'may �• �i./' � �; � � '�y • _r v 5a kyr \ •�h �- •:a � ,;r�.t .. .�, •., •i. � � ,• � _-r.� _ a 1 I MARINERS' MILE REVITALIZATION MASTER PLAN RELATIONSHIP TO THE GENERAL create an improved pedestrian and bicyclist PLAN AND ZONING CODE environment in the core area. Cumulatively, The Master Plan maintains the land use designations these improvements would facilitate a small- and applicable development standards specified scale commercial area providing neighborhood- by the General Plan and Zoning Code. As such, serving uses to residents of the surrounding the following mix of uses, character, and scale of neighborhoods and visitors to the corridor. development described for the three opportunity areas would conform to the existing General The Framework Plan envisions the ground floors Plan and Zoning Code and would not require any of building occupied by active commercial uses, amendments for approval. such as restaurants or coffee shops, retail stores, VILLAGE CORE (DISTRICT 4) and other active uses. Commercial uses would The Village Core is intended to transition from a continue to occupy buildings fronting on West predominantly auto-oriented strip commercial area Coast Highway. A limited number of residential to a pedestrian-oriented neighborhood-serving uses would be located a minimum distance of 100 commercial village environment. As displayed in feet from West Coast Highway, as required by the Figure 12 Village Core, Avon Street would serve as Zoning Code, oriented toward Avon Street and the village core main street, providing a spine for Tustin Avenue.The residential uses would primarily infill development and redevelopment projects. consist of attached single-family townhouse Avon Street is situated to allow buildings to front residences located along Avon Street (central). on both sides of the street, creating a true village The new residential uses, along with residents of character. Streetscape improvements, discussed adjacent neighborhoods,would provide a customer in the Mobility & Streetscape section, would base for new commercial uses, and introduce a new housing product to the area. Potenti AVOn Stfeet i t i e Parking Strat(with park at rnnne i o ftiArfs ( Center) i • YYY � r i•. T West Coast Highway 0 1 A 000m4m v FIGURE 12. VILLAGE CORE 42 MARINERS' MILE REVITALIZATION MASTER PLAN EAST-END COMMERCIAL DISTRICT the flow of vehicular traffic. Under General Plan (DISTRICT 7) Policy LU 6.19.13, development intensities can The Framework Plan recognizes the existing auto- be increased to a floor area ratio of 0.5 where oriented commercial nature of the east-end and parcels are consolidated to accommodate larger proposes a series of recommendations to improve commercial development projects that provide and enhance this commercial area while respecting sufficient parking.The east-end commercial district the natural environment and adjacent residential would include extensive on-site landscaping neighborhoods and commercial areas. Like the between new commercial development and the Village Core, the east-end commercial district is public right-of-way and in surface parking lots to characterized by infill development of underutilized soften the commercial strip nature of the district. parcels. Development is encouraged to occur as a The existing composition of permitted, conditional, series of smaller, clustered buildings rather than a single large structure. and prohibited uses would remain on the east end, however, new uses would be reviewed and As displayed in Figure 13 East End Commercial approved subject to compliance with design District, multiple buildings on a site or parcel guidelines, provided in Section IV of this document, should be clustered around and oriented toward established for the area. The design guidelines are small public plazas, and building frontages should intended to reflect the community's desire for be modulated to establish the visual character quality design in the corridor without negatively of individual buildings and storefronts. The impacting a property owner's ability to develop or Framework Plan envisions parking located at the utilize their property. rear or side of parcels rather than fronting directly on Coast Highway. Curb cuts and driveways should be consolidated when possible to reduce points of conflict with pedestrians and bicyclists and improve o iJ AFm ® �„m . 7 �:- .4._ FIGURE 13. EAST END COMMERCIAL DISTRICT MMARINERS' MILE REVITALIZATION MASTER PLAN HARBOR-FRONTAGE AREA non-motorized water sports. While the plan does (DISTRICT 3) not address the specific mix of uses in the area, The Harbor-Frontage area is intended to serve as the plan encourages retention of existing harbor- a gateway to the Harbor, linking inland residential related and dependent uses that help preserve neighborhoods and commercial uses to the water the area's nautical history. Additional streetscape and linking the harbor-frontage area to the rest and public space amenities for the harbor-frontage of Mariners' Mile corridor. Buildings would be area are discussed in the Mobility and Streetscape oriented toward the water, with public plazas and section of the plan open spaces and oriented away from West Coast Highway. As displayed in Figure 14 Harbor Frontage Area, public plazas and open spaces would provide physical and visual connections to the water, while also providing public outdoor space for residents and visitors to connect, interact, and relax.The area would continue to provide a mix of visitor-serving and harbor-related uses, as well as a limited amount of mixed-use development (up to 50 percent of the Harbor-Frontage area), incorporating residential dwelling units with the existing nonresidential uses. A future public dock would allow residents and visitors to access the harbor- frontage area from the water, allowing the harbor to function as an additional "roadway' connecting the east and west sides of Mariners' Mile and linking the corridor to other harbor-adjacent areas of Newport Beach. Additionally, the development of a public dock would activate water-based recreation and leisure activities, such as use of Duffy boats, charters, and T West Coast Highway i i • FIGURE 14. HARBOR FRONTAGE AREA 44 MARINERS' MILE REVITALIZATION MASTER PLAN MOBILITY NETWORK & STREETSCAPE analysis to ensure that traffic patterns and volumes DESIGN are not adversely impacted,engineering design,and funding availability. To account for this flexibility, INTRODUCTION this section describes overarching guiding principles for the placement of public realm features and/or This section describes the mobility network & alternative siting locations. streetscape design component of the Framework Plan. The improvements support the vision and STRENGTHENING THE CORE are correlated with the land use and development Avon Street acts as the organizing element of the opportunities described in the previous section Village Core area and has the potential to become to cumulatively result in a better-connected and the backbone of the western half of the inland revitalized Mariners' Mile corridor. side of Mariners' Mile. Improving Avon Street is a A variety of physical improvements would critical element in strengthening the village core contribute to a public realm that provide improved of Mariners' Mile. Proposed improvements vary access to the water from inland properties and along the length of the roadway, due to a variety adjacent residential neighborhoods, a safe and of factors including the existing right-of-way width, well-connected pedestrian and bicycle network, existing land uses, proposed land uses, and urban more accessible public parking spaces, improved design improvements. As displayed in Figure 15 automobile circulation and safety, and a stronger Avon Street, Avon Street improvements are broken and more cohesive sense of place throughout the into three segments: west, central, and east. Mariners' Mile corridor. Like the Land use & Urban Design section, the Mobility Network & Streetscape Design section of the Framework Plan consists of illustrative or conceptual locations for certain public realm features. Final improvements and locations for public realm features would be determined in consideration of the location of new development, •. �� y g � d� A,T Center Awn Strew(cENTRAI) tl 1 FIGURE 15. AVON STREET 4� MARINERS' MILE REVITALIZATION MASTER PLAN AVON STREET (WEST) Currently, this westerly segment of Avon Street in Mariners' Mile is a narrow roadway located at the foot of the bluffs leading to a dead end just before Santa Ana Avenue.The roadway is especially narrow �► °' i +J adjacent to the existing BMW dealership building. Extendingthe roadwayto allow for vehicular access sz would require significant alteration of the slope SveecC� I and a retaining wall system. Therefore, it is not recommended. Proposed improvement, provide bicycle connectivity between Avon Village, the residential areas north of Avon Street,to a proposed pedestrian bridge crossing West Coast Highway via , a proposed parking structure at the auto dealership. Current conditions and proposed improvements to the westerly portion of Avon Street are displayed in EwsnNc A�J }srarc Figures 16& 17. To improve bicycle and pedestrian connectivity within the Plan area, the Plan proposes to add bicycle and pedestrian facilities on rz+'-o•� r the existing roadway. This section of Avon Street a -" would maintain the existing curb-to-curb width of the roadway, however, Class III sharrow markings would be added on the travel lanes for shared lanes MKWALA TRAVEL LANL RAVEL LANE LANDSCAPED with bicyclists and a pedestrian sidewalk developed wrfvR ds'-o'• TO 50'-0' ROW on the north side of the street by constructing and relocating the existing retaining wall. FIGURE 16. EXISTING AVON (WEST) ADJACENT In addition, a linear park would be developed along TO CAR DEALERSHIP the foot of the existing hillside, extending Avon Avenue toward Santa Ana Avenue. The park would consist of a 12-foot wide multi-use (pedestrian/ bicycle) shared path with landscaping and open space on either side. Existing conditions and the proposed improvements to the west end of Avon Street are displayed in Figures 18 and 19. From the improved western portion of Avon Street, a pedestrians and bicyclists will be able to use a multi-use corridor to enter a proposed parking structure shared with BMW (discussed below) and connect with a new pedestrian/bicycle bridge, FIGURE 17. PROPOSED AVON (WEST) ADJACENT as displayed in Figure 20 Santa Ana Ped/ Bike TO CAR DEALERSHIP MARINERS' MILE REVITALIZATION MASTER PLAN public parking. A future parking structure could be used by both the dealership and the public, with dealership vehicles securely separated from public parking areas. A parking structure would comply with a height restriction of 35 feet to minimize visual impact and preserve views to the water from blufftop residences. The top parking level could be open to the sky or covered with a roof. If covered, a roof could be partially or fully covered with a landscaped i0'-0'_]_i0'-0" 10'-0.. 2'-0" green roof. With a lot area of approximately LANDSCAPED TRAVEL LANE TRAVEL LANE LANDSCAPED AREA BUFFER q y 54 000 square feet, the structure would like) have 45-0" TO 50'-0" ROW three parking levels providing roughly 400 regular parking spaces. If the dealership occupied one-and- FIGURE 18. EXISTING AVON (WEST) a-half levels, it would have a significantly increased TERMINATION capacity to store vehicle inventory on site — with the added benefit of covered parking for some or all of its inventory. With vehicles parked closely and in rows "valet style', it is likely that the dealership could store around 250 vehicles in the parking structure. One-and-a-half levels of public parking, with approximately 200 spaces, would increase the public parking supply in Mariners' Mile by around 30 percent. The proposed parking structure would provide =aTM 41 %IER additional public parking near popular restaurants " and destinations, including yacht charter departure FIGURE 19. PROPOSED AVON (WEST) areas. The proposed parking structure would be MULTI-USE PATH easily accessible from Coast Highway via Avon Street and provide additional parking capacity to accommodate future demand for area business, Connection providing access across Coast Highway including a location for a future centralized valet to the waterfront. To accommodate bikes, the and employee parking area. Development of the parking structure and pedestrian bridge would be parking structure would require close coordination equipped with elevators. between the City and the property owner, and The existing Sterling BMW parking lot at the west require significant construction, maintenance, and end of Mariners' Mile between Coast Highway and operational costs. Avon Street provides a potential site for a multilevel parking structure. Currently, the lot is utilized by the automobile dealership and does not provide 4j MARINERS' MILE REVITALIZATION MASTER PLAN FIGURE 20. AVON STREET PED/BIKE CONNECTION p LEGEND Q Project Boundary Shared Plaza Pedestrian/Bike Bridge Coastal Zone Boundary _ �...• ♦.....0 Boardwalk Access � \ Vehicular Circulationf Enhanced Crossing -------I Potential Infill Vehicular AccessAMN -------- Development Streetscape Crowing Improvements ••-� Bicycle Circulation +-4WCH Cig E----► Pedestrian Circulation Infill Prototypes Gateway -' {•••••{ Plaza Circulation Potential New Public Dock Location Potential Parking Structure (shared whir BMW) 7 06r 144 d r � ti. • y Source:ESRI, 2015 �Q MARINERS' MILE REVITALIZATION MASTER PLAN AVON STREET (CENTRAL) � New on Existing sidewalks in Avon Village are narrow with < nese multiple driveway entrances, little separation from parking lots at the back of sidewalk, and are not — k ideal for a walkable retail corridor environment. RAvon streni To the immediate south, the City owns a 30-foot- < Avon Street UNTRAu .,i wide alley in the Village Core, which exclusively serves as access to the existing surface parking lot. A land swap between the City and the Village Core properties at 2615 and 2651 Avon Street would enable the Avon Street right-of-way width Wen Cori Highway 1 to be increased to accommodate wider sidewalks and streetscape amenities and establish a more pedestrian- friendly environment. The increased right-of-way on Avon Street would allow for roadway and streetscape improvements, including Class II bike lanes, wider sidewalks, seating areas, landscaping, outdoor dining, and other streetscape improvements. Figure 21 Existing Central Avon Street displays an existing section of Avon Street, while Figure 22 Proposed Central Avon Street displays proposed improvements to the central segment of Avon Street. The proposed central Avon Street section assumes a 1:1 land swap ratio that yields an additional 30 feet of right-of-way. If the land swap occurs at a lower ratio, the width of the sidewalk on the south side could be reduced. Proposed enhancements on Avon Street create a more walkable public space, increasing foot traffic for existing and new businesses, and providing a pedestrian-friendly neighborhood retail environment for residents. �9 MARINERS' MILE REVITALIZATION MASTER PLAN w 0 W 3 �36'-0"� ? o I SURFACE PARKING LOT 7, 0" 8' OW"LL10' 0" 10' 0" 80"IL-C-1-0" SIDEWALK PARKING TRAVEL LANE TRAVEL LANE PARKING SIDEWALK LANDSCAPE CURB —50'-0" ROW FIGURE 21. EXISTING AVON (CENTRAL) STREET be TV os 48'-0" a N � -01 O W I CURB CURB SIDEWALK PARKING/ BIKE TRAVEL LANE TRAVEL LANE BINE PARKING/ SIDEWALK BULBOUT LANE LANE BULBOUT II 1 80'-O"Row L FIGURE 22. PROPOSED AVON (CENTRAL) STREET IMPROVEMENTS so MARINERS' MILE REVITALIZATION MASTER PLAN AVON STREET (EAST) —'i- � Newport Thea Dr"Avon Street currently terminates at the intersection Arts Center of Ocean View and Tustin Avenues. As displayed in Figure 23 Existing Avon Street East, an alleyway z connects to the east of this intersection and Avon sveer(EAST) TRAL) i Y leads to a City-owned parking lot and pedestrian staircase and pathway to the Newport Theatre Arts Center (Arts Center) located on the upper portions of the bluff. The City is considering modifying the alleyway so that it becomes an extension of Avon Street to the east with Avon connecting to West ony. 1 Coast Highway at a new signalized intersection in one of two potential locations (1) to the west of the existing Holiday Inn Express (2332 West Coast Highway) or (2) on the western edge of the existing boatyard parcel (2244 West Coast Highway). Future private property dedication would be required to accommodate the increased right-of-way width associated with conversion of the alleyway to an extension of Avon Street. This would be coupled by removal of the traffic signal at the West Coast Highway-Tustin Avenue intersection and limiting turn-movements to right-turn in only from the Highway and to the Highway from Tustin Avenue. 51 MARINERS' MILE REVITALIZATION MASTER PLAN 12'-6" 12'-6" 7'-0" LANDSCAPED TRAVEL LANE TRAVEL LANE SIDEWALK PARKING CURB 34'-0" ROW FIGURE 23. EXISTING AVON (EAST) STREET r r MIXED-USE r-- � C r` � r V-6" 6,_o,. —10'-6" 10'-6" 6'-0'17'-6" 8'-0" LANDSCAPED BIKE TRAVEL LANE TRAVEL LANE BIKE PARKING SIDEWALK CURB LANE LANE 50'-0" ROW FIGURE 24. PROPOSED AVON (EAST) STREET 52 MARINERS' MILE REVITALIZATION MASTER PLAN Figure 24 Proposed Avon Street East displays a conceptual vignette of the options for extending proposed improvements to the alleyway between Avon Street to connect with West Coast Highway. the terminus of Avon Street and the City-owned The City standard design is 36 feet curb-to-curb parking lot. for two travel lanes and parking on both sides of Figure 25 Avon Street Visual Simulation provides a the street does not include separated bicycle conceptual visualization of future improvements to facilities. To accommodate bicycle lanes, the Plan the existing Avon alleyway. proposes increasing the street right-of-way to Figure 26 ConceptualAvon Street Extension displays include separated bicycle lanes and reduced widths r 1� Jp .� lr r i :21 - l � ' FIGURE 25. AVON STREET VISUAL SIMULATION 53 MARINERS' MILE REVITALIZATION MASTER PLAN JJ) \eft. / Potenti y • 77 - t o i t d U 1p Parking S Strkat (with park at nWevell _ - connecting to-Arts Center) • Pi • mi J.d.�i • le-'� R ® 1 FIGURE 26. CONCEPTUAL AVON STREET EXTENSION of the parking lanes. A pedestrian/bike pathway parking lot capacity. The parking lot will increase could continue at the ground level as a link to a the public parking supply in Mariners' Mile by 36 pedestrian/bicycle crossing over Coast Highway to percent. create a continuous connection from the north side The proposed design of the Avon Street segment to the harbor side.The rooftop park and pedestrian from the Avon/Ocean View/Tustin intersection to and bicycle bridge would not only provide access this important park/parking structure encourages between Mariners' Mile and the Newport Theatre multimodal uses and a pedestrian-friendly Arts Center, but would also provide a green link s u� for residents living above Kings Road to the water "^ as well as the Village Core and Harbor-Frontage districts. A conceptual eastern extension of Avon a Street is displayed in Figure 27. The envisioned parking structure would comply with a height restriction of 35' to minimize visual impact, and a rooftop park space would further — minimize potential visual impacts when viewed from the blufftop. A parking structure with three parking levels and a rooftop park would likely provide approximately 300-350 public parking spaces, adding 175-225 spaces over the existing Bicycle Friendly Street MARINERS' MILE REVITALIZATION MASTER PLAN 36'-0" w W 0 00 w W 3 3 O O a fl Q 0 0 8'-0"-L7'-0"L11'-0" 11'-011-1-0"18'-0" SIDEWALK PARKING SHARED SHARED PARKING SIDEWALK TRAVEL LANE TRAVEL LANE FIGURE 27. AVON STREET CONNECTOR TO COAST HIGHWAY- CITY-STANDARD SECTION s.� MARINERS' MILE REVITALIZATION MASTER PLAN Street could also benefit potential development fronting onto Avon Street (parallel to the bluffs). VIBRANT PUBLIC WATERFRONT A major asset of Mariners' Mile is its proximity to Newport Bay, which provides scenic, idyllic views of the waterfront. Currently, access to the waterfront is limited and not intuitive. Very few public pedestrian pathways lead to the water and a there are not any public spaces oriented to the sidewalk on Coast Highway. This section describes proposed improvements that would enhance the existing public realm, which includes the public and privately owned areas of Mariners' Mile that are available for everyone to use or see, including streets, squares, and plazas. The proposed improvements create additional public spaces south of West Coast Highway and encourage pedestrian activity and circulation along the waterfront. The public realm includes any publicly- owned streets, 50 MARINERS' MILE REVITALIZATION MASTER PLAN pathways, rights- of-way, parks, publicly accessible PUBLIC PLAZAS open spaces, and any public and civic building and The Plan proposes to activate the public waterfront facilities. by creating a series of interconnected plazas that front onto the public sidewalk along the harbor side of West Coast Highway. Many of the proposed plazas are located at West Coast Highway crossings (i.e., enhanced crossings and pedestrian/bicycle bridges) to help serve as gateways from the village side to the harbor side. Plazas situated at pedestrian nodes serve as public spaces that are harmonious with FIGURE 28. VISUAL SIMULATION OF CONCEPTUAL PLAZA T ® MARINERS' MILE REVITALIZATION MASTER PLAN and contribute to nearby waterfront development. CIRCULATION ALONG THE Pedestrian circulation through the connection WATERFRONT of these plazas provides points of access to the A key aspect of creating a vibrant public waterfront waterfront. As previously discussed, a future public is providing convenient access to and views of dock would work in concert with the proposed the water and its bustling marine activities. The public plazas to activate the public waterfront and location of existing buildings, bulkheads, and other provide access and improve connectivityto harbor- improvements constrain the ability to develop a side businesses for a wide range of Newport Beach continuous boardwalk directly along the harbor residents and visitors to the area. A future public front within Mariners' Mile. However, it is possible dock should be located at a location that allows to create a designated circulation path utilizing a a seamless transition from harbor side business combination of the sidewalk along Coast Highway, and public amenities, such as public plazas, to the shared paths between waterfront plazas, and water.The exact location, size, and configuration of sections of existing or new boardwalk. Where the the dock should be determined by working with the boardwalk is not continuous, pedestrian circulation City's Harbor Commission, business owners, and would be supplemented by a circulation network recreational water users. between plazas, while providing connections Waterfront plazas adjacent to surface parking to boardwalk access points. This approach still areas and businesses designed appropriately with provides a continuous pedestrian path through the attractive landscaping and paving materials create a entire south side of Coast Highway with respites to shared space to allow a flexible, integrated dynamic the water in certain areas.Wayfinding elements and between pedestrians, bicyclists, parking motorists, the plaza design need to be incorporated into the delivery motorists, and valet services. Surface circulation pathway to help ensure that the pathway parking continues to act as an interim solution to is intuitive to users, attractive, and contributes to address Mariners' Mile's short-term parking needs. the aesthetic and character of Mariners' Mile. As Mariners' Mile revitalizes and the proposed As an initial step in developing a harbor-front parking structures are built in the area, a greater circulation path, it is recommended that a detailed amount of consolidated parking will allow these plan be developed evaluating existing building and surface parking areas to develop as standalone infrastructure constraints along the harbor edge public plazas or as public plazas integrated into an and identifying appropriate design solutions to infill or redevelopment project. accommodate continuous pedestrian movement The City and future parking district could work parallel to the Harbor. A proposed initial alignment with property owners to facilitate an agreement to is displayed in Figure 29 Circulation Network. improve the space in exchange for use of spaces in There are several constraints that do not allow a City-owned parking lot or future structure. The for continuous circulation along the waterfront, replacement of existing surface parking spaces the circulation plan should prioritize pedestrian removed as a result from the creation of public circulation on the harbor-side, allowing residents, plazas will depend on overall parking supply and employees, and visitors the opportunity to enjoy demand for Mariners' Mile. Figure 28, below, this community asset.The location of the circulation shows a visual simulation of the Conceptual Plaza network should be prioritized according to the of a future harbor-side public plaza. following hierarchy: 52 MARINERS' MILE REVITALIZATION MASTER PLAN West Coast Highway r ire Ir IA FIGURE 29. CONCEPTUAL CIRCULATION NETWORK �10N- waa sola IwM.+ae I I i FIGURE 30. EXISTING BOARDWALK FIGURE 31. CANTILEVERED BOARDWALK 59 MARINERS' MILE REVITALIZATION MASTER PLAN to encourage pedestrian activity. However, there are instances along the existing boardwalk where the boardwalk is structurally integrated into the existing building, as displayed in Figure 30 Existing Boardwalk. Due to these constraints, the existing boardwalk should not be expanded until the adjacent property is redeveloped. If the current boardwalk is constrained by existing development, and there is available air space adjacent to the bulkhead and/or existing boardwalk the City should consider constructing an additional cantilevered boardwalk off the existing bulkhead, as displayed in Figure 31 & 32 Cantilevered Boardwalk. This approach would likely require the adjacent docks to be reconfigured to accommodate the cantilevered boardwalk. In the event that infeasible to develop a first level public waterfront boardwalk, a second level boardwalkshould be considered in conjunction with new retail or restaurant use. I FIGURE 32. SECOND LEVEL ALTERNATIVE CANTILEVERED BOARDWALK 1. Locate boardwalk improvements directly along the harbor frontage. 2. Develop pathways to connect public plazas --- - where buildings, infrastructure, and other improvements limit a water-adjacent path. 3. Locate pedestrian pathways along West Coast Highway sidewalks where infeasible to locate ti on the harbor frontage. - - As discussed above,while a continuous path directly ti �> adjacent to the water is preferred, the circulation plan may involve alignments moving the boardwalk to inland portions of properties where the frontage is constrained. A wider boardwalk (8' to 12') would Valet stands in the area provide a more comfortable walking experience �D MARINERS' MILE REVITALIZATION MASTER PLAN PARKING MANAGMENT SHORT-TERM OPERATIONAL ENHANCEMENTS The parking management section of the Framework Plan provides a menu of short, medium and Consolidate Loading and Drop-off Zones long-term parking management strategies for Businesses in Mariners' Mile depend on curbside the Master Plan area. These strategies work in spaces for a variety of important loading and conjunction with land use and urban design and unloading functions including commercial mobility network and streetscape design sections deliveries, taxis/on-demand services, and valet to support a cohesive and revitalized corridor. services. However, there are few or no existing Short-term recommendations focus on operational dedicated spaces for such functions in Mariners' enhancements that can be implemented without Mile, so delivery and on-demand car services must adjustments to the City's parking regulations. compete for space with constituents parking in the Medium-term strategies, which begin with the area. Creating consolidated drop-off zones for all implementation of a parking management district, types of loading and unloading functions will best include setting up locally generated financing utilize limited curb space compared to single-use mechanisms, as well as enabling adjustments loading zones for separate functions. In Mariners' to existing parking regulations within Mariners' Mile, commercial deliveries are most common in Mile. Once these mechanisms are created, the the early mornings, when restaurants and retail long-term, capital-intensive opportunities, such businesses are closed, while customer-related as constructing two proposed parking structures car services (e.g., on-demand rideshare, taxis, discussed previously may be realized. to increase and valets) occur largely during the lunch hour neighborhood parking supply once efficiencies in and evenings. For the recommendations to be operations and management of the area's existing most effective in the consolidated loading zones, different time limits will likely need to be in place supply are fully utilized. for the longer-term loading/unloading of goods in the late-night/morning (20-30 minutes) versus the loading/unloading of people from lunch time through the evening (5-10 minutes). Institute an Employee Parking Shuffle With limited, convenient opportunities to park near their places of employment, employees of Mariners' Mile businesses often are pushed to Q Parking use on-street parking spaces on the residential PeninsulaBalboa streets north of Mariners' Mile. This is not only Piers inconvenient and potentially dangerous,particularly for employees of harbor-side businesses crossing West Coast Highway, it is disruptive to residents of the adjacent neighborhoods. To ensure that employees working in Mariners' Mile are not Parking wayfinding signage examples, real-time parking in surrounding residential neighborhoods occupancy signage with directional arrows 01 MARINERS' MILE REVITALIZATION MASTER PLAN or on-street parking spaces, it is recommended that Create a Coordinated Wayfinding Program the City expand the Shuttle Program soon-to-be As part of improvements proposed for Mariners' operating along the Balboa Peninsula to also serve Mile, it is recommended that the City design and businesses in Mariners' Mile. This agreement will install a coordinated set of wayfinding signage enable employees to park at Hoag Hospital parking directing visitors and employees to parking structures and board shuttles to restaurants, retail locations in Mariners' Mile. In addition to establishments, and offices in Mariners' Mile. directional signage, the wayfinding program would Standardize Valet Parking Agreements design and install coordinated informational and It is recommended that the City establish and regulatory signage conveying practical information manage a standardized valet program instituting such as parking fees and hours of operation. The consistent pricing of valet agreements withwayfinding program should bepart ofacoordinated private valet operators. These agreements would signage program unique to Mariners' Mile, that allow incoming businesses to use parking spaces recognizes the history and character of the area. In in municipal lots directly within or adjacent addition to parking signs, the program may include to Mariners' Mile. Standardized valet parking gateway signs and pedestrian/bicyclist wayfinding agreements would streamline the City's valet FIGURE 33. SHARED PARKING parking agreement process through the application of consistent rates and designation of specific areas Before Regulation for valet services. This will encourage patrons to use valet services and for operators to use underutilized municipal lots for vehicle parking. ■ ■ © �- Additionally, it would encourage businesses, 1111 t ■ - especially those with limited parking options, to enter into agreements with the City. Existing valet . . . 11111 agreements would remain unchanged; however, over time as businesses transition out of and into Mariners' Mile,the existing valet agreements would After Regulation be replaced. There may be conflict with existing users of City parking resources, particularly during ■ ■ © - times of peak occupancy. The City would need to carefully manage the agreements and hours of 111111 ■ - operation to ensure that the valet program does 111111 not create unwantedt unintended impacts on . . ■ area businesses and their customers. ■ Building # Business with shared parking plan W Parking lot ■ Permitted shared parking spaces �2 MARINERS' MILE REVITALIZATION MASTER PLAN and directory signage. Any parking signs that were parking management district for Mariners' Mile previously in existence would need to be removed will also allow the City to more effectively respond to ensure that messaging is consistent and clutter is to issues unique to the neighborhood without minimized. Once parking signs have been installed, requiring code changes in other parts of Newport it is recommended that parking sensors be installed Beach, while also having the flexibility to adjust in public parking structures to allow for the display regulations as parking demand and supply in the of real-time parking occupancy on signage and online or through a parking app. This "Smart area changes. Parking System" could also incorporate occupancy Revise Shared Parking Agreements sensors for public on-street spaces. Wayfinding While there is abundant parking supply available to parking resources can reduce vehicular traffic, in Mariners' Mile, even during peak hours, many as the number of people driving with the primary of these available parking spaces are either purpose of finding parking spaces will decrease not available for public use or are perceived to as well as direct patrons to easily but previously be that way. It is recommended that existing underutilized parking. regulations as described in Chapter 20.40 of the MEDIUM-TERM MANAGEMENT AND Municipal Code be adjusted to require incoming REGULATORY CONSIDERATIONS businesses who submit a shared parking plan (for permits to park off-site) to satisfy code-required Create Parking Managment District parking at one consolidated site, versus being A key component to parking recommendations in able to provide spaces at multiple sites. This will the Mariners' Mile corridor is to create a parking reduce the "scattered" nature of parking currently management district for the area, allowing for all encountered in Mariners' Mile. Additionally, off- publicly accessible parking to be managed as one site parking approvals will focus on parking that is integrated system. The formation of a parking accessible and proximate to businesses applying for management district will enable the consolidation agreements and agreements will more accurately of individual parking operations/programs, code reflect where patrons actually park when visiting adjustmentsandfinancingmechanisms toultimately businesses.This recommendation is not intended to expand efficiency and use of available supply, prohibit or limit new business growth or expansion focusing on sharing existing parking resources. A of existing businesses in Mariners' Mile, as such a revision should allow off-site parking to be satisfied across multiple lots when a single location is not TOWNSHIP AND feasible. FRIDAYEMPLOYEE VEHICLES ONLY � , Institute an Employee Permit Parking Program MONOPEN TO PLIBIJ; An alternative to operating an employee parking ENFORCEDALL OTHER STRICTLY � shuttle for employees would be to institute a permit parking program to allow employees to park -~ at currently underutilized City-owned lots within or directly adjacent to Mariners' Mile, including the Avon Street municipal lot, or at designated on- os MARINERS' MILE REVITALIZATION MASTER PLAN 11-11111112961:1410 11111:1.10ICININTA Step 1:Drop off carat first destination Step 1:Drop off car at first destination Erg Ila NEW ■1■ ■n ■ i■ ■W1 Step 2:Walk to other destination(s) Step 2:Walk to other destination(s) . Ell � ■ EM m Step 3:Walk back to original valet stand to retrieve car Step 3:Retrieve car from valet stand at final destination ■i ■ ■ �.� ■ ■ ■ ter � ,. FIGURE 34. UNIVERSAL VALET PROGRAM street parking spaces. This program may be similar 4-1 rnample patron vehicle drop-off/pick-up location to the existing "ticketless' Balboa Village Employee (D Patron's first destination Parking Permit program. Permits in this program © Patron'sfinaldestination can be purchased seasonally and are tracked by the permit holder's license plate number. For Mariners' .,Patron's path Mile, monthly permits are recommended due to q•••Vehicle delivery path restaurant employee turnover, and only allowing ■ Building permits to be valid during certain hours of the day. Parking lot This program would target underutilized on-street Regular valet stand parking spaces and is flexible and easily enforced by (individual operators) Universal valet stand the City through license plate recognition software. (single district-wide operator) 04 MARINERS' MILE REVITALIZATION MASTER PLAN a contract with one or a limited number of valet providers.Additionally,without regulatory changes, 190UR R businesses may choose to not participate in the N ^ program, preferringto use their own valet operator. PARK'KIOn-street Parking Regulations and Pricing NG Parking regulations in Mariners' Mile currently SAM change block-by-block, with no relation to pricing EXCEPT&HOLIDAYS or the convenience of the parking location. It SUNDAY is recommended that timing and pricing for on- street parking be adjusted with one regulation throughout the entire corridor area (for example, 2-hour maximum at$1.75 per hour from 8am-6pm, Institute a Universal Valet Program After the successful implementation of wQ�C the standardized valet parking agreement SPARKINGTA recommendation discussed above, the City should consider instituting a universal valet program K� there, ou a within Mariners' Mile. This program would utilize While Y ou leave, When Y ith You a single valet operator to allow for flexibility in take Yoursted S;gnS drop-off/pick-up of vehicles at valet stands, similar Read po , � to a successful program currently operating in other southern California destination areas-such as Old Pasadena. If this program is instituted in Mariners' Mile, customers can drop their car off Khoshbi at any designated valet stand in the corridor and B'lly's at Landing can arrange to have their car waiting for them ata Beach different stand. A universal program would promote customer °"A°T"°A,ZE° AWAY AT VEHICLES convenience, enabling a customer to visit multiple C,VC' A`"ICES wNEAiLL Emweo businesses in the neighborhood without having to TogF.e. "BPO(sae)c�a,. return to the original valet drop off location, while also maximizing efficiency of valet operations, �I especially in times of peak demand. It also �I encourages patrons to park at the nearest available valet stand and enjoy the outdoor environment, rather than a business-specific stand, which may ,- reduce vehicular congestion within Mariners' ' ! — Mile. A universal valet program would require the City or parking district operator to negotiate Signage �5 MARINERS' MILE REVITALIZATION MASTER PLAN FIGURE 35. PRIVATE & PUBLIC PARKING (OFF-STREET) 1k k Mr7.{ LEGEND Public �T_ Private 0' 200' 300400' \ 00 MARINERS' MILE REVITALIZATION MASTER PLAN Monday through Saturday)to increase turnover and availability of on-street parking spaces. Consistent parking regulations and pricing throughout Mariners' Mile would balance parking occupancy throughout the corridor, improve the resident, customer, and visitor experience by eliminating the guesswork associated with choosing when and where to park, and increases the availability of on-street parking spaces for patrons by reducing long-range on-street parking. However, spillover into surrounding residential neighborhoods can be greatly reduced or eliminated as other recommendations, such as the employee shuttle or permit program are implemented. ;- Encourage Private Lots Available for Public _ Use As parking demand increases in Mariners' Mile, it Paystation is recommended that the City work with property wayfinding/signage recommendations to ensure owners interested inprovidingtheirparkingresources that patrons understand that parking spaces are for public use. By executing an agreement with publicly accessible. property owners to advertise their private lots for public use through developing clear parking signage Install Smart Meters for On-Street Parking consistent with the Mariners' Mile Wayfinding Spaces Program,this can dramatically increase the number Encourage the installation of smart parking meters of spaces offered for visitors to Mariners' Mile or pay-by-space meters, which accept credit cards, without having to construct new parking facilities. debit cards,and coins,allowingfor ease of payment. This recommendation would be especially relevant Meters may also enable ease of enforcement for if funding has not been secured for constructing a the City to ensure regulations are being abided by parking structure in the neighborhood. Based on through updated digital interfaces. Investments the 2008 Parking Study, there are approximately to replace existing coin-operated meters may be 79 percent (2,342) of the 2,967 parking spaces in Justified once use of parking lots and on-street Mariners' Mile are privately-owned. Although not spaces increase. Smart meters Increase flexibility all of these spaces would be suitable for public use, of payment for on-street meters, improving the many are, including the use of two large privately customer experience and reducing ticket anxiety. owned lots displayed in Figure 35 Private & Public This lengthens stays in commercial areas as a result. Parking (off-street). The City may be required to Additionally, pay-by-space meters reduce clutter assume liability coverage during times of public use generated by individual parking meters, providing at privately-owned lots, which could potentially additional space for walking and landscaping. Smart carry significant costs. Additionally, to be effective, meters require significant up-front investment in recommendations should be coordinated alongside upgrading infrastructure, replacing existing coin- 07 ® MARINERS' MILE REVITALIZATION MASTER PLAN operated meters with meters containing credit-card Consider an Enhanced Infrastructure readers and/or pay by-space meters. In addition Financing District (EIFD) to Finance Parking to up-front capital investments, maintenance and Structures and Other Improvements operation costs for meters will also increase in the An Enhanced Infrastructure Financing District(EIFD) short-term. for Mariners' Mile could provide an alternative financing mechanism for infrastructure projects Develop an In-Lieu Fee with an emphasis on sustainability. Enhanced It is recommended that incoming developments or Infrastructure Financing Districts (EIFDs) are changes of use in Mariner's Mile could incorporate financed through tax increment generated from a fee in-lieu of providing code-required parking. the growth in property taxes collected from within In-lieu fees can increase design flexibility, often a designated district boundary. used for adaptive reuse projects that would not be financially or architecturally feasible if required to provide all parking spaces onsite. In-lieu fees are Because EIFDs are typically used for larger-scale approved through ordinance as adopted by City infrastructure projects, it can be considered Council. A public vote is not required to institute as a potential way to finance an assortment of infrastructure projects, including parking facilities an in-lieu fee. with green roof treatments, potentially eliminating A suggested maximum of 50% of required parking the need for an in-lieu fee. Because EIFDs are spaces is recommended to be provided on-site for generally intended for large infrastructure projects, new construction (to minimize short-term adverse it is likely that improvements to Mariners' Mile impacts to existing supply), while change-of-use parking facilities would be integrated into a corridor- projects would qualify satisfying up to 100% of wide program of infrastructure improvements. required parking spaces off-site. Fees collected Development and implementation of an EIFD will be dedicated for the construction of city- would require public participation and input, as owned parking facilities within the Mariners' Mile fifty-five percent of voter approval is required for corridor. Revenue is locally generated, with no the issuance of bonds. federal or statewide funding strings attached (i.e. funding deadlines, required project completion), LONG-TERM OPPORTUNITIES TO and specifically earmarked for construction of a EXPAND PARKING SUPPLY consolidated parking facility. When developing Following the implementation of the short-term an in-lieu fee for Mariners' Mile, the cost of the operational enhancements, the medium-term fee itself needs to be substantially lower than management, and regulatory considerations, the the actual cost (50% or less of the cost to build a City will be well positioned to initiate long-term parking space in a parking structure) in order for opportunities to expand the existing parking supply incoming developments to use this tool. Since the in the corridor. This expansion, as discussed in the fee is voluntary to meet required parking needs,the network and streetscape design section of the growth of the fund depends on turnover of existing Framework Plan, includes construction of a parking uses and new development projects, which may be structure at the existing City-owned parking lot on limited in times of economic downturn or if the site East Avon Street and a parking structure on Avon can satisfy code-required parking on-site without Street near the existing BMW dealership. the use of an In-Lieu Fee. 02 MARINERS' MILE REVITALIZATION MASTER PLAN �9 MARINERS' MILE REVITALIZATION MASTER PLAN This page intentionally left blank. j0 MILE REVITALIZATION MASTERB'LANV " no III, I+� i— u.l 1F1 on - 11'� �'� •■ I i �, 111111 III lil 7y. I_ I ! v 1 Mariner's Mile is a unique corridor within the City Mile, as identified in Chapter 1: Introduction of of Newport Beach with its own set of design issues this document and located in the City of Newport and opportunities. The Vision and Framework Plan Beach Zoning Ordinance. Development standards components outlined in the previous chapters can, are mandatory regulations that must be satisfied in part, be achieved through the implementation of by all development to which the standards specific design recommendations guiding infill and apply prior to the issuing of a development adaptive re-use of public and private properties permit. Guidelines however are not mandatory and improvements to the streetscape and public requirements, but provide a defined framework of right-of-way. The Design Guidelines which follow the design principles that supplement the zoning are intended to create opportunities for quality development standards. Not all guidelines will design and development, while maintaining design be applicable to every project or circumstance, elements that convey the area's historic setting on depending on the scope, location, and size of the the California coastline and its marine and nautical project. The appropriateness of a guideline for a character. project or circumstance will ultimately be made The guidelines are applicable to all development by the final review authority. Nothing in the design within Mariners' Mile and supplement the guidelines should prevent an applicant or City staff mandatory, regulatory use, and design standards from proposing design alternatives that meet the of the Zoning Ordinance. The guidelines will be intent of an encouraged design guideline and result considered in the development review and approval in quality design. process to encourage and allow high quality design GUIDELINES FOR BUILDINGS & and creativity. The guidelines should be employed as a basis for the creative design process, involving STRUCTURES the applicant and City staff in a dialogue to achieve appropriate design solutions. The guidelines are BUILDING SITING AND not quantitative standards, and therefore allow for ORGANIZATION some flexibility. The siting and organization of buildings on an The Mariners Mile Design Guidelines are intended individual parcel or as part of a larger development to supplement the use and development standards are fundamental in establishing the overall look, for each applicable zoning district in Mariners' feel, and function of an area. These building 71 MARINERS' MILE REVITALIZATION MASTER PLAN and siting guidelines will help reinforce desired STREET FRONTAGE development patterns to implement the vision for A successful commercial and mixed-use district Mariners' Mile. should provide interesting and inviting building • Building Configuration. Buildings should be facades and street frontages. This can be achieved configured and clustered to the extent feasible through design and use guidelines that encourage so that the building facade provides a street shopping, walking, and other sidewalk activities. edge, frames public open space, and maintains Avon Village Building Location. New buildings views of the bay and the bluffs. to be constructed as infill of underutilized Building Orientation. Buildings should orient properties in the Avon Village area should towards the street or public open spaces and be built to the street-facing property line, away from parking areas. unless the size and configuration of the parcel Parking Configuration. Required off-street preclude reasonable use of the building, with parking should be consolidated on a site or parking located to their rear or in shared or clustered on a block to the extent feasible subterranean structures. to avoid scattered and inconsistent parking • East End Building Location. New buildings to configurations. be constructed as infill Parking location. Required off-street parking • Ground Floor Transparency. At least 50 on the inland side of West Coast Highway percent of the ground floor fagade of buildings should be located at the rear of the lot behind fronting a street or public space should consist street-facing buildings, not fronting a street or of transparent, non-reflective windows or public space. doors allowing for a connection and interaction • Screening. Utilities, trash and recycling between individuals and activities inside and receptacles, and mechanical equipment outside of the buildings. should not be located within any front setback • Maximum Width. The maximum width of a areas, public right-of-way or private street, blank facade without any vertical or horizontal pedestrian/bicycle path, or within 50 feet of a architectural design feature or articulation corner and should be screened by landscaping should not exceed 25 feet. or site-appropriate materials. • Active Uses.Ground floorspaces of commercial and mixed-use buildings should consist of street-activating commercial uses. Building Siting& Organization Street Frontage MARINERS' MILE REVITALIZATION MASTER PLAN • Residential Orientation. Where allowed, r ground-floor residential dwelling units should be oriented toward the street. BUILDING MASSING Building mass or scale is defined by the building's components, including the size of the footprint, number of stories, roof shapes, and upper level setbacks. The following guidelines are intended gmculution to ensure that new buildings and development highlight storefronts. Such features should complement and enhance the existing built form and natural beauty of Mariners' Mile. include glazing, projecting forms, architectural details, and/or awnings. • Surrounding Uses. Building mass and form should respect the scale and character ARCHITECTURAL DESIGN of adjacent buildings and surrounding Mariner's Mile, due in part to its history of uses neighborhoods and commercial uses. and the auto-oriented commercial-corridor • Large Development Projects. Large development pattern, encompasses a vast range of development projects should be designed to building types and architectural styles. The building appear as a collection of buildings, and should types range from large automobile dealerships and integrate public open space, including plazas, marine supply outlets to strip retail centers, small pocket parks, and the like. shops, traditional and drive-through restaurants, and individual offices. The diversity in building • Varied Size and Mass. Multiple buildings in types has resulted in an equally diverse and eclectic single projects should be varied in size and architectural style in the corridor. mass. A transition from low buildings at the site perimeter to larger and taller structures on Given the existing mix of building types and architectural styles in the area, it is not reasonable the interior of the site is generally encouraged. Buildings in the Harbor Frontage District should to suggest or encourage a singular type or theme for be oriented to provide view corridors from the corridor. However, it is important to respect the West Coast Highway toward the water. nautical history and character of the area.Through the Plan's community engagement process, three • Building Articulation. Buildings should nautical-based styles were determined to be most include vertical and horizontal articulation and appropriate for the corridor.The three styles include modulation to reduce the perception of large- Coastal, Rustic Nautical, and Modern Nautical. scale, monotonous development. The Coastal architectural style can be found • Variety in Fa4ade. Changes in fagade materials, in certain areas of Mariners' Mile and in other textures, colors, and window patterns should harbor-fronting areas of Newport Beach. This style, be used. characterized by classic shiplap cladding with white • Entrances. Building entrances should be highly or light colored trim and simple gable roofs, block visible to pedestrians and consist of special massing, designed to withstand coastal conditions, features designed to activate the street and and weather or age well. Representative suggestive 73 MARINERS' MILE REVITALIZATION MASTER PLAN materials to be considered during the architectural design process include: • Shiplap/clapboard/shingled siding for building walls • Varnished teak for balustrades and handrails • Navy blue or other dark canvas for awnings and sunshades Ilk, • White nylon or Dacron for shade spaces • Brass or bronze for hardware and ornament 1 • Stainless steel/polished chrome for rails, cable .l* and fittings, and hardware Existing local examples of this style are displayed W � . below. F ir 1 w - C: p Coastal Architecture Style MARINERS' MILE REVITALIZATION MASTER PLAN The Rustic Nautical Style, characterized by features Modern Mariners' provides an opportunity to such as metal/copper roofing, an eclectic mix of incorporate modern design within the traditional trim colors, and outdoor decks, is representative nautical framework. Recent institutional uses, such of the area's historic harbor-dependent uses and as City Hall, Marina Park, and the Newport Sea Base beach town environment. Existing local examples have been designed in this style, characterized by of the Rustic Nautical style are displayed below. large windows, neutral hues, and accents material Representative suggestive materials to be consisting of stone and metal. This design style considered during the architectural design process incorporates a modern interpretation of harbor include: features such as ocean waves, light houses, ships hulls, etc. Existing local examples are displayed on • High pitched roofs the next page. • High pitched beams Representative suggestive materials to be • Corrugated steal considered during the architectural design process • Weathered wood include: • Ship materials, such as wheels, nets, masts, and • Wood and exposed beams anchors • Large open windows and glass features • Stainless steel and polished chrome • Light, neutral colors • Non-ornamental design • Sweeping building lines By drawing inspiration from these three styles and adhering to the guidelines provided below, the buildings and development in Mariners' Mile will match the aesthetic beauty of the surrounding natural environment. • Individual Projects. Individual buildings and _ M development projects should adopt a clear and appropriate design concept, presenting a consistent, unifying theme. Compatibility. Buildings should be designed to fit in with complement existing development, rather than stand out and adversely impact existing development. • Building Materials. Exterior building materials a should consist of quality, durable materials that produce long-lasting buildings that can be Rustic Nautical style adaptively reused over time, complement and 75 MARINERS' MILE REVITALIZATION MASTER PLAN +t. — �lr — -aimmat, Modern Mariners' '� rte,;; '�� •'� � � _ �;_- �i I MARINERS' MILE REVITALIZATION MASTER PLAN enhance surrounding uses, and respect the on all facades of the building, notjust the front nautical history and character of the corridor. or street-facing facade. • Building Form and Mass. Large buildings, Unifying Element. The subtle hint of nautical including both single and multi-tenant buildings, character should serve as a unifying theme should use modulation and articulation to or element throughout Mariners' Mile. The create the appearance of a series of smaller overuse of multiple architectural features or buildings to reduce the overall scale and mass gaudy and overstated nautical elements is of the building. Modulation and articulation discouraged. should be uses in a manner that respects and Mixing of Styles. Designers, architects, and is consistent with the building's architectural developers should avoid combining elements theme. of more than architectural style or mixing Colors and Features. Building colors and of decorative motifs within a building or features should be selected based on development project. compatibility with surrounding uses and respect the nautical history and character of Mariners' SUSTAINABLE BUILDING AND SITE Mile. DESIGN Energy and water efficiency should be integrated • Innovative Design. Building design should into a project's building and site design from the respect and be compatible with adjacent very beginning stages. The following guidelines and surrounding development, while also suggest the use of natural materials, systems, and introducing innovative, quality architectural features of the site and its surroundings as integral design into the area. components of building design. • Accent Materials.The use of select architectural Materials and Techniques. Buildings and features including but not limited to weather development projects should be designed vanes, anchors, ships wheels, flags, metal and constructed using the sustainable, energy railings, and porthole windows are encouraged efficient materials and techniques and should to express and reflect the nautical heritage of incorporate strategies for the conservation of Mariners' Mile without overstating this aspect water, energy, and other natural resources. of the design. Accent materials should be used • Natural Climate. Buildings anddevelopment projects should be designed to take advantage of the natural climate, including sun and sea breeze, to limit the use of artificial heating, cooling, and ventilation systems. • Windows. Windows should be situated to take advantage of natural light and be operable to i" allow residents and patrons of business to enjoy natural ventilation. • Solar Access. Upper levels of buildings should be shaped to allow solar access, light, and air Sustainable Building and Site Design 77 MARINERS' MILE REVITALIZATION MASTER PLAN to circulate to adjacent structures, open spaces, Illuminated Features. Major architectural and adjoining land uses. sculptural features and landscape focal • Heat and Glare. Non-reflective coatings, low- points should be illuminated or have lighting emissivity glass, and external shade devices integrated. should be used to control heat and glare. • Parking Lots. Parking lots should be designed • Roofs. White or green roofs should be used as with a greater number of shorter, low-wattage, much as possible, while the use of pavement, tightly spaced fixtures rather than a lesser asphalt, and other heat producing surfaces number of taller, higher-wattage fixtures. should be minimized to reduce the heat island • Uplighting. Uplighting of buildings, if effect. appropriate, should be minimized and be designed to gently lightthe building rather than Exterior Lighting the sky. • Design. Exterior lighting should be designed as an integral part of the building design, and Limit Light Pollution. Illumination should should complement and enhance the selected generally be focused down toward the ground, avoiding all unnecessary lighting of the night Lighting should _ sky. Light sources that are mounted closer to include cutoffs to minimize and focus illumination directly onto the ground — illumination of the I `-- plane, such as bollard-mounted lighting, stair night sky �5 r s{ } lighting, and wall- and bench-mounted down- \ lighting, are desirable. Light fixtures should c° include internal reflector caps, refractors, or shields that provide an efficient and focused 1 v distribution of light and avoid glare or reflection into upper stories of adjacent buildings. Limit timing for exterior lighting in areas where Area of Pedestrian Activity Should sensitive uses occur nearby such as the East have Pedestrian-scaled Lighting Commercial End, where residential dwellings Pedestrian Scaled Lighting are located in close proximity to commercial development along West Coast Highway. style of the building. • Security. Exterior lighting should be placed to mitigate security concerns, especially in parking 4 i' rrr lots, pedestrian paths, outdoor gathering spaces, building entries, and any other pedestrian-accessible areas. — • Light Direction. To avoid lighting of the night sky, lighting sources should be kept as low to the ground as possible while ensuring safe and functional levels of illumination. Site Access and Circulation �g MARINERS' MILE REVITALIZATION MASTER PLAN SITE ACCESS AND CIRCULATION sidewalk or bicycle path, the sidewalk or bicycle Site access and circulation, how you get to and path should be clearly demarcated across the move within an area, are key factors in the overall entire width of the driveway. user experience of an area. Access and circulation Harbor Frontage Walkway. Emphasize are particularly important in a corridor such as pedestrian access across the waterfront on Mariners' Mile, which straddles a major state properties in the Harbor Frontage District. highway and bound by two natural barriers (the harbor and the bluffs). The following guidelines are CIRCULATION ELEMENTS intended to facilitate safe and convenient access The following guidelines for circulation elements are and circulation for all modes of transportation to intended to provide guidance on the siting, design, and through Mariners' Mile. and function of the respective improvements. • Accommodate All Modes. New development Pedestrian/Bicycle Bridges. should be designed to accommodate all modes The Plan recommends pedestrian/bicycle bridges as of transportation (pedestrians, bicycles, public a method to provide north/south crossings of West transportation, vehicles, etc.), rather than Coast Highway to connect non-motorized travelers serving or focusing on a single mode. safely across highway traffic. A pedestrian bridge • Parking Linkage. Required off-street parking is currently planned to connect the new inland should be connected by a safe and clearly Orange Coast College Training Center to existing marked pedestrian route to the use or building facilities on the Harbor frontage. General guidelines that it is serving. regarding the selection of a viable location for and • Consolidated Parking. If located off-site, all design of a future pedestrian/bicycle bridge are required off-street parking for a use should be outlined below. located on a single lot or parcel not scattered Pedestrian/bicycle bridges should provide safe across multiple lots or parcels. connections between key destinations and • Drop-off/Pick-up. Valet and ride-sharing drop- pedestrian generators such as: off/pick-up locations should be consolidated » Connectivity with primary pedestrian paths, on a block or site and serve multiple uses or buildings. • Street Crossings. Street crossings, particularly crossings of West Coast Highway,should lead to active retail uses or public spaces. • Driveways and Curb-cuts. The number and distribution of driveways and curb-cuts should r be limited, with each being no wider than required by City standards. Multi-building development projects should utilize shared driveways wherever possible. • Clear Visual Path. Where a driveway crosses a Circulation Elements �9 MARINERS' MILE REVITALIZATION MASTER PLAN plazas, and activity nodes at each location to determine the suitability of » Connectivity with major destination uses and places » Connectivity with proposed parking D I AG NAL structures » Connecting to other structures as a part of CROSSING new development (e.g., Riverside Avenue with the potential redevelopment of Avon Village) » Connecting to bikeways • Pedestrian/bicycle bridges should provide OK 1h*LA+M adequate on-the-ground and vertical building volume to accommodate access for all users, — including pedestrians, bicyclists, the elderly, Diagonal Crossing and the disabled. These features include: » Elevator(s) and/or » Ramps at 300 feet length on both sides with an accessible slope of 4.9% and landings as required i » Adequate bridge height to allow enough clearance over Coast Highway -- • Pedestrian/bicycle bridges should be designed to enhance the aesthetic and character of Mariners' Mile. The pedestrian/bicycle bridge should be: » Visible to motorists and pedestrians, eHighly Visible Crosswalk specially at a distance » Iconic to serve as a gateway and/or landmark for Mariners' Mile » Permeable so that it does not create a visual barrier » Is architecturally consistent with the design character of other buildings in the Mariner's Mile area Enhanced Crossings. The Plan suggests locations for enhanced pedestrian/bicycle crossings to improve the visibility and safety for pedestrian crossings at signalized intersections along Coast Highway. Traffic and engineering analyses will be required 80 MARINERS' MILE REVITALIZATION MASTER PLAN crossing improvements and potential impacts of : these on traffic volumes, flow, and congestion. The implementation of enhanced crossings, including a higher-visibility cross-walks, pedestrian/bicycle scrambles, signage, lighting, and other materials " I..& could occur in a phased and experimental approach as described in detail below. • Provide enhanced crossings to increase pedestrian connectivity, pedestrian safety, and awareness of pedestrian activity to motorists ` • Locate enhanced crossings at intersections that provide access to key destinations that generate high pedestrian activity such as: At high pedestrian activity plazas » At signalized intersections • Enhanced crossing improvements should be �� implemented in a phased approach to test = P r ■ feasibility and respond to available funding. • Phase 1: Stripe perpendicular high-visibility crosswalks • Phase 2: Add appropriate signage and/ or signalization such as pedestrian Shared Plazas countdowns,flashing beacons, in-pavement flashing lights, etc. • Phase 3: Consider transition of crossing to pedestrian and bicycle scramble as pedestrian and bicycle traffic increases. 21 JMARINERS' MILE REVITALIZATION MASTER PLAN Public Plazas. ENHANCING STREETSCAPE The Plan illustrates possible locations of and connections between new harbor-side and inland This section provides general guidelines for public plazas. On the harbor-side, implementation enhancing the overall streetscape in the Mariners' is largely dependent on the willingness of the Mile corridor. These guidelines are intended to land owner to work with the City to convert the improve pedestrian-sidewalks and paths within existing use of the parcel, in many cases surface Mariners' Mile with streetscape amenities that parking, to enhance public space. On the inland enhance the walking environment for residents, side, public plazas can be incorporated into future Patrons of local businesses, and coastal visitors.The redevelopment or infill projects. General guidelines guidelines are designed to facilitate streetscape about creating and locating public plazas are improvements that are complementary with outlined below. adjacent development, and establish the visual context, unity, and identity of the corridor. Streetscape guidelines apply to both the public and • Public spaces should be located near or private realms. integrated with infill or redevelopment projects The public realm serves several interrelated to encourage a strong sense of character and and overlapping roles, which include providing identity for the area. circulation and access throughout the corridor • Public plazas should be designed to be shared for non-motorized and motorized travel modes; spaces, integrating pedestrian, bicycle, vehicle, providing public open space areas for people to and valet circulation. meet, interact, and linger; and helping establish • Areas to sit, congregate, recreate, relax, or the visual context and character to unify and give recharge should be integrated into the design identity to the entire corridor. The private realm of public plazas. includes building frontages along public sidewalks • Public plazas should provide locations for and/or private pedestrian pathways as well as outdoor entertainment; landscaping and trees; Private gathering spaces such as building entryways and maintain view corridors to the water. and outdoor seating areas. Elements that contribute to streetscape include landscaping, fences & • Public plazas should be sited in locations walls, lighting, stormwater management, paving, that take advantage of or encourage future pedestrian design, street furnishings, wayfinding pedestrian activity, including the following: signage, and gateways. Each of these elements are » Adjacent to existing pedestrian-active uses described in further detail within this section. such as restaurants, retail, and hotels Although the guidelines described in this section » At/near West Coast Highway crossings are applicable throughout the Mariners' Mile Plan » At/near access points to the boardwalk Area, including the Avon Village, along West Coast Highway, the Harbor-frontage, and the East-End, several distinctions between the application of the guidelines in different areas are noted throughout this section. It should also be noted that these guidelines may have limited use along West Coast 22 MARINERS' MILE REVITALIZATION MASTER PLAN For both public and private spaces, landscaping v should be used at the edges of paths and open space areas to help define the spatial organization of the site. Landscaping can also be placed in areas with a large amount of pavement, such as surface parking lots, to add visual interest and increase tree coverage. ILW Tree/Plant Palette Landscaping provides a buffer A coordinated selection and spacing of tree between pedestrians and parking. species and other plantings can help to establish a Landscape Buffer distinctive identity for Mariners' Mile. Street trees and other plant materials enrich the pedestrian experience, provide a buffer between pedestrians Highway since it is a State highway under Caltrans' and the street, enhance the streetscape aesthetics, jurisdiction. Coordination between the City and and improve the health, sustainability, and Caltrans is encouraged for the implementation of ecological function of the urban environment. The the following design guidelines. provision of trees and plants should be at different intensities for different areas within Mariners' Mile. LANDSCAPE DESIGN AND The most extensive number of plantings and trees FUNCTION should be located within Avon Village with a focus The standards and guidelines in this section are on providing trees that provide tree canopies and intended to achieve the following objectives: shade since it is anticipated this area will have • Ensure that the overall design of landscaped the highest amount of pedestrian activity. Lesser areas contributes to identity of public and amounts of trees and plantings should be located private spaces within Mariners' Mile and to the along West Coast Highway; taller types of trees enjoyment and comfort of the public. would be more suitable for this context. • Conserve water and energy resources to create Plant Palette. The selection of a plant palette a more sustainable development. for Mariners' Mile should be consistent and For the public realm, landscaping should be utilized well-adapted to the climate and conditions along the public sidewalk to provide tree canopies of Newport Beach, contribute to the creation for shade and to reduce heat island effect for of a walkable pedestrian corridor, and create pedestrians, to sequester carbon emissions, and to continuity and identity within various public promote a unique identity for the area. spaces (i.e., Avon Village, Harbor frontage For the private realm, landscaping should be utilized and plazas). A small palette of species should to help define the perimeter of the property and to be repeated regularly over the length of a activate building fagades; soften building contours; block or throughout the Plan Area to provide highlight important architectural features; screen visual continuity and applies to both public less attractive elements; add color, texture, and and private landscapes. For example, if the visual interest; and provide shade. sidewalk has adequate width for street trees Rs MARINERS' MILE REVITALIZATION MASTER PLAN TABLE 4-1: TREE & PLANT PALETTE Distinct Area Landscape Coast Highway Edge Tree.Washingtonia filibusta (Washingtonia Hybrid) Landscape (along the Hedge. Ligustrum j. 'Texanum' (Texas Privet)to match existing medians or Myrtus communis sidewalk) compacta (dwarf myrtle) or Nadina domestica 'Compacta' (heavenly bamboo) planted at 30 inches on center located at back of walk and/or between walk and curb,trimmed to 30 inches high. Groundplane. Agave attenuate (Agave), Acacia redolens 'Low Boy' (Prostrate Acacia), Callistemon 'Little John' (Dwarf Callistemon)to match existing median West Pacific Coast Highway Groundcover/Shrub. Carissa m. 'Green Carpet' at 24 inches on center for island medians Traffic Island Landscape up to 6 feet wide; or Bougainvillea 'Crimson Jewel', 'La Jolla', or'Temple Fire'at 42 inches on center for islands/medians that are at least 6 feet wide. Tree. Arbutus 'marina' (Marina Madrone) Geijera parvifolia (Australian Willow) Magnolia grandiflora "Little Gem' (Southern Magnolia) Syagrus romanzoffianum (Queen Palm) Parkway Understory. Myrtus communis compacta, dwarf myrtle or Nadina domestica 'Compacta' heavenly bamboo Groundplane. Bougainvillea Sp. (Bougainvillea) Juncus patens(California Gray Rush) Lantana montevidensis, New Gold (Trailing Lantana) Muhlenbergia rigens(Deer Grass) Salvia greggi (Autumn Sage) Senecio mandraliscae(Succulents) Property Wall Landscape Vine. Bougainvillea 'Barbara Karst' and Bougainvillea 'San Diego Red' at 5 feet on center in (for private properties) front of the wall if space is available, or behind the wall. An alternative for tighter conditions is Ficus pumila (Creeping Fig) at 5 feet on center. Parking Lot Landscapes Tree.(1)Inland of Coast Highway: Evergreen trees such as Arbutus'marina'(Marina Madrone) or Magnolia grandiflora 'Little Gem' (Southern Magnolia)at one tree planted for every 4 cars. (2)Waterfront side of Coast Highway: Palm trees such as Washingtonia filibusta (Mexican Fan Palm) with an 8-feet trunk and a subdrainage system to break up expanse of parking lots at one tree planted for every 4 cars. Perimeter Shrub. Ligustrum j. 'Texanum' (Texas Privet), or Myrtus communis compacta, dwarf myrtle or Nadina domestica 'Compacta' heavenly bamboo at 30 inches on center located at back of walk to create hedge to hide bumpers and tires of parked vehicles. Shrub Internal to Parking Lot. Raphiolepis 1. 'Clara' (India Hawthorn) at 30 inches on center. g'l♦' MARINERS' MILE REVITALIZATION MASTER PLAN Distinct Area Landscape Landscape Top and Bottom of Bluff. Minimum two rows of Bougainvillea 'San Diego Red' at 5 feet on center with triangular spacing approximately 10 feet below the crest of the bluff. Central Bluff Zone. Shrubs, groundcover, and scattered,informally-placed trees. Place trees with sensitivity to views from bluff-top residences. Recommended plants forthis area are the following: Trees. Pinus pinea (Italian Stone Pine)with sparse spacing, Lophostemon confertus (Brisbane Box) with sparse spacing, and Phoenix canariensis (Canary Island Palm) with accent/sparse spacing Medium to Tall Shrubs. Arbutus unedo 'Compacta' (Dwarf Strawberry Tree) at 30 inches on center, Myoporum carsonii (Carson's Myoporum) at 4 feet on center, Myoporum lateum (Myoporum)at 10 to 12 feet on center, Rhamnus californica(Coffeeberry)at 8 feet on center, Rhamnus California 'Eve Case' (Eve Case Coffeeberry)at 30 inches on center Groundplane. Baccharis p. 'Twin Peaks'(Dwarf Chaparral Broom) at 8 to 10 feet on center, Ceanothus g.h. 'Yankee Point' (Yankee Point Ceanothus) at 8 to 10 feet on center, Coprosma kirkii (NCN)at 42 inches on center, Myoporum m. 'Pacificum'(Myoporum)at 4 feet on center, Lonicera j. 'Halliana' (Hall's Honeysuckle)at 2 feet on center Nurse Crop during Establishment.Achillea millefolium (Common Yarrow) and a planting area, the plant palette applies to » 10-20 feet from a building fapade, depending plantings along the public sidewalk. If there is upon tree type limited or no adequate width on the sidewalk » 10-25 feet from the curb line of an for planting, then the plant palette applies intersection, depending upon tree type to the adjacent private property to provide » 5 feet from service walks, driveways or alleys landscaping along the edge of its front property » 10 feet from fire hydrants, underground line (edge landscape). Table 4-1 describes the utilities (meters and sewers), utility poles, tree/plant palette for distinct areas along the and parking meters Mariners' Mile corridor. » 3 feet from sidewalk furniture • Private Property. In areas with limited right- » 3 feet from curb adjacent to vehicular lanes or-way, or when it is too much of a strain on » 10-15 feet from street lights public resources, street trees can be planted on » 25 feet from stop signs. private property adjacent to the public sidewalk. Tree Spacing. The maximum spacing for street In these instances, the private property owner trees should not exceed 40 feet on center. would need to take on responsibility for The minimum spacing for street trees should maintenance as displayed in Figure 36. be 12 feet for trees with small mature size. The optimum spacing should be responsive to • Horizontal Clearance. Appropriate horizontal species type and canopy characteristics. As a clearance, or spacing distance between plants, is dependent upon species and subject general rule, the following spacing should be used: to approval. Generally, to maintain proper clearance and sight lines,street tree centerlines » Large canopy trees: 30 to 40 feet on center should be located no closer than: » Medium canopy trees: 20 to 30 feet on center 25 MARINERS' MILE REVITALIZATION MASTER PLAN Parcel Line j Parcel Line i Private ` �+ Building I Private Building -nr_� Roadway 2.0' Tree Well on -' -Private Property 2.5' S.0' 2' MIN IO' MAX Roadway Curb& Sidewalk Additional Sidewalk on Tree Well on Gutter Private Property Private Property 2.5' 5.0' 2' MIN 10' MAX Curb& Sidewalk Additional Sidewalk on Gutter Private Property FIGURE 36. STREET TREES PLANTED ADJACENT TO THE SIDEWALK ON PRIVATE PROPERTY » Small canopy trees: 15 to 20 feet on center including ample soil planting depth, subsurface • Pruning. To maintain the health of trees (e.g. preparation, aeration, root protection, safety, longevity) and provide a pleasing form, irrigation, and drainage. Newly planted street existing street trees should be pruned per ANSI trees will need supplemental irrigation until standards, and should not be topped. they are established. Irrigation guidelines • Vertical Tree Clearance. Canopy street trees should be consistent with the City's adopted should be selected that have a branching Water Efficient Landscape Ordinance (WELD). pattern and bottom canopy height at Street trees should be provided with adequate maturity—generally 14 feet or higher—that will sub-surface root space to allow for growth. not obscure commercial signage and storefront • Planting Type. Primary street trees should be windows or conflict with truck access. Lower planted directly in the ground. The use of above- branching heights may be appropriate in plazas grade pots or raised planters for primary street or other open spaces. trees is discouraged. The use of above-grade • Planting Conditions. Efforts should be made to pots or raised planters may be appropriate for provide the best possible conditions for proper smaller accent trees. tree growth when planting new street trees, Protecting Tree Roots.In orderto avoid damage 20 MARINERS' MILE REVITALIZATION MASTER PLAN to pavement, appropriate, deep-rooted trees , a should be selected, and root barriers should be installed as necessary. • Accent Trees. Accent trees should be used to help distinguish the plant palette from the village area to the waterfront. Accent trees are 4j2 . � `l��� :; i 'i 11���/j J� generally smaller than standard street trees ���•:{.`�l �I � c- \\\v'" and are used to accentuate key locations, such � `�� t�.`�� ^' '•=�1��� as shopping areas, plazas, and gateways.Accent trees are selected for the foliage color or flower vl 1>\ showing. Accent trees should be interspersed as appropriate to the type and use for either Decorative Tree Grate spots of color, or large canopies for shading pedestrian gathering areas. • Tree Wells. The size of tree wells, or the soil area in which trees are planted, is an important design consideration when planning for street - trees. Tree wells should be used in higher- w. intensity areas with high levels of pedestrian - activity, particularly where there is cross- traffic between on-street parking and adjoining buildings. Tree well size will help to determine ! which species to plant and will affect available sidewalk width. -- • Where possible, individual tree wells should �4— be connected with linear planting strips or larger planting areas. This will increase the soil Tree Grate volumes and potential for a more robust urban forest. flush with the sidewalk, not impede foot traffic, • The minimum square footage of a tree well is and meet accessibility guidelines. 24 square feet (4 feet X 6 feet). Where space is extremely limited, the tree well could be Understory Landscaping reduced to 16 square feet (4 feet X 4 feet) and Understory landscaping refers to the plants at the planted with appropriately sized trees. ground level that grow beneath tree canopies. • Tree Grates. Tree grates can incorporate Understory landscaping may be developed as decorative art while allowing air and water a component of streetscape improvements circulation for healthy trees.Tree grates should to ito the quality of the pedestrian be used for all trees placed in the sidewalk expercontribute ence by adding color, texture, and form that within Mariners' Mile. Tree grates should be add visual interest, and provide scale, shade, and buffering contributing to the sense of comfort. 27 MARINERS' MILE REVITALIZATION MASTER PLAN • Location. The parkway or landscaped buffer Irrigation Guidelines separating the sidewalk from the street and All landscaping should include water efficient adjacent private property are the primary landscaping and irrigation, consistent with landscape zones the City's adopted Water Efficient Landscape Local Climate and Ecology. Plant species Ordinance (WELD), found in Chapter 14.17 of the should be selected that are suited to climatic Newport Beach Municipal Code. The City has set conditions in the coastal zone standards for all projects requiring permits and all Reduction of Water Consumption and City projects to meet WELO requirements. • Conservation. To minimize maintenance and Fences and Walls water consumption, emphasis should be placed Guidelines for fences and walls apply primarily to on the selection of California friendly, drought- private development. Fences and walls are used on tolerant species, and all landscape areas should private properties to define property boundaries be irrigated with high-efficiency automatic drip and create enclosed spaces. and low-flow watering systems. The amount of Height. Fences and walls that are tall enough to turf grass in landscaping should be minimized, and alternatives toturfshouldbeusedwherever obscure buildings should not be used between buildings and public rights-of-way. Exceptions practical. Water conservation measures such as should be made for fences and walls that are gray water irrigation should be prioritized in all necessary to screen maintenance or service public and private landscape areas. areas. • Maintenance. Landscaped areas should be Aesthetics. Fences and walls should use similar properly maintained, which includes watering, materials, heights, and construction techniques removing debris and litter, modifying tree throughout a development. These design grates, and pruning and replacing plants when elements should reflect the material, colors, necessary. and design details of nearby buildings. • Decorative non-vegetative groundcover. Screening. Screening fences adjacent to River cobble, pebbles, and crushed stone residential properties should be designed should be used for landscaping composition. so that they maintain a character and scale Non-vegetative groundcovers should allow appropriate to the residential neighborhood. proper drainage. Light-colored stone products in colors that harmonize with the native soils Materials. Chain link fencing, unfinished or and rock formations are recommended. Accent unsurfaced concrete block walls, and barbed materials such as landscape glass rocks may wire should not be used in commercial, mixed- be used if they are analyzed on-site before use, or multi-family residences. installation and determined not to be highly Transparency. Fences and walls over 42 inches reflective and not to produce undue glare. Any in height should generally be semi-transparent. material, such as crushed tires, that may leach They should be opaque only at interior property harmful chemicals into the soil or generate heat lines or where shielding maintenance or service is not permitted. areas. 22 MARINERS' MILE REVITALIZATION MASTER PLAN F, h '=� _ Stormwater Runoff. Stormwater runoff from roofs should be diverted to vegetated swales or detention areas rather than storm drains. Side Slopes. Side slopes for vegetated swales and rain gardens should have a ratio of 2:1,with 3:1 or flatter preferred. w Plant Material. Plant material used in vegetated swales and rain gardens needs to tolerate " inundation and drying periods. Grasses and fine leaf plants are preferred to trap sediments. Low walls can be used to better delineate uses but still However, mowed turf is discouraged due to provide visual transparency the use of fertilizers and herbicides. Drought Low Walls tolerant no-mow turf varieties are more desirable. • Delineation. Fences or walls that are over 60' in length and visible from a public right-of-way should incorporate changes in appearance along their length. This can be achieved through a change in design details, material, texture, or p �� wall plane. Via:: f Stormwater Management Vegetated swales and rain gardens are examples of ' poo landscape features that can be used for stormwater •',�AA •' management. Vegetated swales are linear open M�_ >. _ 'a .:•. I =III=1 III—111.1 I I:;7.`:;t• =III^III=1q channels planted with vegetation that filter out III=III=1tl= —111=III=III';':^':aa;;•p OpA_" `�::;;III.. —III=1 sediments as the runoff flows across the surface. III=III=III=::: :aa :wo¢ o.Qo Illsl_II=III' •oo oo•P oo 0.,, III=III=IU=1 Rain gardens are depressions that infiltrate and =III=111-111 '..: 0:0 •off'. =111=111=III: treat runoff through evaporation and transpiration. Infiltrate Stormwater Runoff • Design Features. Cisterns and other design features should be used to capture, store, and reuse stormwater. • Paved Area. The amount of paved area dedicated to parking should be minimized. • Stormwater Detention. Stormwater detention features should be used to minimize runoff into streets and parking lots. Stormwater detention features include drainage swales and detention basins. Stormwater Curb Treatment gJ MMARINERS' MILE REVITALIZATION MASTER PLAN Permeable Paving Pedestrian Design Permeable paving significantly reduces the quantity Sidewalks. Sidewalks should be continuous, of runoff entering the storm drain systems. Paving their widths adequate to support the level of systems using open-jointed block paving with pedestrian activity that is intended and desired, permeable aggregates have proven to be a viable and comply with all applicable requirements of approach to stormwater management. The pre- the American with Disabilities Act (ADA). cast pavers are designed to lock together for Sidewalk Materials. Sidewalks should be strength and stability, with openings in the joints constructed of high-quality materials and where open-graded aggregates allow water to installed to ensure long term use, avoiding infiltrate. frequent replacement. Recycled and/or locally • Location. Permeable pavers should be placed sourced paving materials should be specified strategicallyto collect stormwater,such as spots wherever feasible. between tree plantings to create a continuous Driveways and Curb Cuts. Driveways and curb permeable strip or along parallel street parking cuts should be minimized to limit conflicts spots to maximize stormwater intake. between vehicles, pedestrians, and bicyclists. • Aesthetic. Permeable paving should Wherever possible, driveways for adjacent uses complement the character of the street and be should be consolidated. appropriate for the space available. Curb Ramps.Curb ramps should be provided at every intersection, and wherever possible, one curb ramp should be provided perpendicular to every pedestrian crossing. • Street Furnishings. Except where infeasible, 1 street furnishings, including street furniture, street lights, tree wells, and utility vaults should i^ be located adjacent to the curb or property l s• - line, and kept out of pedestrian pathways. Permeable Pavers in the Parking Lane Street Right-of-Way Standards and Guidelines This section provides standards and guidelines for the design of all new public street rights-of- way, as well as improvements to existing rights- of-way within the Plan Area. Application of these standards and guidelines may be limited on West = _ T Coast Highway since it is a State highway and under Caltrans' jurisdiction. Any streetscape improvements in the public right-of-way of West Coast Highway would require the approval of Caltrans. Clear Pedestrian Pathways 9� MARINERS' MILE REVITALIZATION MASTER PLAN Street Furnishings and Amenities Lighting Street furnishings and amenities can help establish Pedestrian-scale street lighting will not only help the character and identity of an area,support public improve security, but will also add to the character use, and contribute to the social and economic of the street and neighborhood. Sidewalks and vitality of the corridor. Street furniture and other landscaped areas should be illuminated to enhance amenities should be located on the sidewalk near safety and comfort. Light standards should be the curb or parkway to unambiguously indicate located near the curb and parkway of the sidewalk public use, while still maintaining a clear zone for and should not interfere with pedestrian circulation walking. to ensure that public safety and security criteria are • Location. Street furniture and other amenities met. The design of light fixtures and the quality of such astrashreceptacles,kiosks,and newsstands the illumination should add visual interest to the should be located in conjunction with active streetscape and contribute to the overall character pedestrian areas such as intersections, key and attractiveness of the street. building entries, public open spaces, bus stops, • Location.The placement of light fixtures should important intersections,and pedestrian streets. not interfere with pedestrian movement. • Design. At an area-wide scale, street furniture, • Lighting Style. Street lighting fixtures should be such as benches, bollards, shade structures, selectedtohighlighttheMariners'Milemaritime and refuse containers should be coordinated character and oriented towards pedestrians. in type, color, and material to contribute to a The light poles should have an aesthetic that sense of identity in the area. complements a high-end maritime character, • Access. Street furniture should be designed for allow for the fixation of banners, and focuses on universal access and to facilitate use bythose of potential opportunities for solar energy supply. all ages and abilities. Banners. Banners can be affixed to all light public/street poles within Mariners' Mile, or within public plazas and/or on key streets such as Avon Street and Coast Highway. Banners should be designed so that they are attractive and are cohesive with the branding of Mariners' Mile. 4 1` 7 Pedestrian-Scaled Street Lamp 9� MARINERS' MILE REVITALIZATION MASTER PLAN Unifying Scheme. A single consistent style and businesses in the East End Commercial District. size of pole and fixture should be used within a Levels of Activity and Illumination. Levels of given area (e.g., Avon Village or harborside) to illumination should be responsive to the type create a unifying scheme of illumination that is and level of anticipated activity, without over- appropriate to the scale of the street and the illuminating the area. The level of illumination level and character of nighttime activity. Pole for pedestrian areas generally should range and fixture design should be coordinated with from 0.5 foot candles in lower activity areas other street furniture and amenities to establish up to 1.0-foot candle at the property line in an attractive and unified design character. more critical areas. (A foot candle is a unit of • Height. The height of light fixtures generally illumination, measured at the distance of one should be kept low to promote a pedestrian footfrom thesourceof light.). Illumination levels scale and to minimize light spill to adjoining for exterior lighting in the East-End Commercial properties. In active and more intimately District should be informed by the results of a scaled pedestrian zones, outside of the West photometric study provided by the applicant or Coast Highway right-of-way and frontage, pole- property owner. mounted fixtures should not exceed 12 to 15 Illumination of Conflict Areas. Higher lighting feet in height from grade to light source. At levels should be provided in areas where there is major intersections, a mounting height of up to potential for conflict between pedestrians and 18 feet is acceptable. vehicles, such as intersections and crosswalks, • Spacing. Generally, shorter light standards and areas with high levels of nighttime activity. should be more closely spaced to provide Thus, commercial shopping streets should have appropriate levels of illumination. Although in higher levels of illumination. lower activity areas where lower lighting levels Color Balance. Color-balanced lamps that are acceptable, closer spacing may not be provide a warm white illumination and realistic necessary. color rendition should be used. • Limit Light Pollution. Ilumination should Energy Efficiency. Energy Star-certified lamps generally be focused down toward the ground, should be used for all pedestrian realm lighting, avoiding all unnecessary lighting of the night and hours of operation should be monitored sky. Light sources that are mounted closer to and limited to avoid waste. and focus illumination directly onto the ground plane, such as bollard-mounted lighting, stair Benches lighting, and wall- and bench-mounted down- Benches encourage pedestrian activity and lighting, are desirable. Light fixtures should enhance gathering spaces along the street. include internal reflector caps, refractors, or Benches can also provide for the opportunity to shields that provide an efficient and focused include artwork custom designed by artists or the distribution of light and avoid glare or reflection community, reflecting the aesthetics and culture of into upper stories of adjacent buildings. Exterior the neighborhood. illumination and electronic signage should be Aesthetic. Public seating should be attractive, limited to the hours of operation or greatly yet easy to maintain and enhance the identity reduced outside of the hours of operation for 92 MARINERS' MILE REVITALIZATION MASTER PLAN of the neighborhood. The design of benches diverse opportunities for social interaction. could integrate elements of maritime history and nautical features to enhance the character Trash and Recycling Receptacles of Mariners' Mile. Trash and recycling receptacles encourage Groupings. Groupings of benches should be cleanliness and recycling, resulting in a more • of the same style rather than differing styles pleasant street environment. adjacent to each other. • Placement. Trash and recycling receptacles should be provided for outdoor public spaces such as along sidewalks and/or within plazas. l • Receptacles should not interferewith pedestrian path of travel. • Separate trash and recycling receptacles should be located regularly at intersections, near major building entrances, near Orange County Transportation Authority bus stops, and — -- adjacent to outdoor seating areas. • Design. Each receptacle should be designed Benches Facing Eochother to accommodate recycling with a separate • Location. Bench placement should consider compartment dedicated to recycled waste, social activity on the street, and seek to prevent wind and rain from entering the enhance areas where people tend to meet and container, facilitate convenient access to the congregate. Benches should also be provided liner, and have the option of being anchored to for people to sit while waiting for transportation the pavement. services such as at internal shuttle bus and/or transit stops. Aesthetic. The style and color of the corridor's trash receptacles should be coordinated with • Clear Path. Where possible, benches should the selected bench design and be consistent be placed against a building wall, property throughout each distinct district within line, or curb to allow clear pedestrian paths of Mariners' Mile. travel, and to face the sidewalk accommodating neighborhood interaction. • Facing Benches. Facing bench placement is encouraged to help create "outdoor rooms" in areas where people meet and gather. Placement. Bench placement should not interfere with the pedestrian path of travel. • Informal Seating. The creation of seat walls, steps, and planters that can serve as informal seating areas is encouraged as a means of expanding the seating potential and providing Bollards to separate vehicular and pedestrian traffic 93 MARINERS' MILE REVITALIZATION MASTER PLAN Bollards to provide for a convenient, safe and user-friendly Bollards are used to prevent vehicles from entering place for cyclists to leave their bicycles. Bicycle pedestrian zones. Bollards may also be used to racks can be free standing or attached to stationary mark pathway entries at public-private interfaces. objects such as buildings. Bicycle parking facilities • Location. Bollards should be installed in areas should be provided on Avon Street adjacent along the curb side of the sidewalk if additional to major destinations where there is adequate buffer space is needed between the sidewalk capacity on the sidewalk. and street. Placement. Bicycle racks should be located so • Arrangement. Bollards are typically arranged that parked bicycles do not blockthe travel path in a path to separate vehicle traffic from of pedestrians, infringe upon seating areas, or pedestrians and to control parking zones along block ingress and egress to parked vehicles.The sidewalks. placement of bicycle racks should also consider the user's ease of entry and exit with a bicycle. • Placement. Bollards should be strategically Larger racks should be provided within bulbouts placed to allow a clear path of travel for where there is additional public space, while pedestrians and should not distract or interfere smaller racks should be placed near the curb on with vehicular circulation. sidewalks, where necessary and feasible. • Shared Areas. Bollards should be carefully Prominent Location. Bicycle racks should be utilized in "shared" areas to delineate areas located in prominent locations on the sidewalk. for motorized uses apart from areas for non- Placement in view of doors and windows will motorized uses (i.e., drop-off/pick-up areas in ensure adequate surveillance from building public plazas). occupants and visitors. Bicycle parking should • Emergency Access. Bollard placement and not be located in isolated areas, dark locations, design should be coordinated with emergency or garage recesses. vehicle access; in certain locations, removable bollards may be appropriate to balance pedestrian protection with emergency access. • Aesthetic. Ballard style and color should be decorative, complement or contribute to Mariners' Mile's maritime aesthetic, and be consistent throughout the corridor or within each distinct area within Mariners' Mile. Bicycle Racks Bicycle racks support bicycling by providing safe and convenient locations to park and store bicycles. Bicycle parking within the public sidewalk generally should be accommodated with a number of smaller racks distributed along the length of a block, rather than one or two large concentrations of bike racks Bicycle Racks 9� MARINERS' MILE REVITALIZATION MASTER PLAN • Design. Bike racks should be designed to allow and maps. More specific guidance for different the bicyclist to secure the bicycle frame to the wayfinding elements are described as follows: device at two points of contact. Appropriate SURFACE TREATMENTS bicycle rack designs include the inverted U, the ribbon type rack, or the corkscrew. The design Surface treatments, such as colored, decorative, of bike racks may also be a form of public art and/or patterned paving, can greatly enhance that is both creative and functional to enhance the character of Mariners' Mile's distinct areas, the character of the street. direct pedestrian flow, make street crossings more visible to drivers, and can be used as a street- Wayfinding calming measure. New surface treatments can Pedestrian-scale elements such as directional be incorporated into new sidewalks and plazas. It signage, gateways, and surface treatments can should be noted that new surface treatments along help pedestrians, bicyclists, and motorists navigate parcels facing West Coast Highway would be limited public spaces, lead them to key destinations, and require coordination with Caltrans. and help create a lively and vibrant atmosphere. . Placement. Placement of decorative paving The City should consider the development and should complement the character, materials, incorporation of an iconographic logo and/or other and design of the street and be appropriate for graphics that are repeated throughout Mariners' the space available. Mile's wayfinding features such as on signs,banners, . Decorative Paving. Consider using colored and gateway features. These graphics could also or decorative paving as a subtle and intuitive be used in marketing materials such as brochures method of creating pedestrian pathways and directing pedestrian travel on the harbor-side. I DIRECTIONAL SIGNAGE Directional signage for the Harbor-front, bicycle routes, parking, neighborhood shops, and amenities can enhance street character and orient visitors to major destinations. Walking maps, signs with distances and/or arrows, or plaques could f be strategically placed, marking unique places in Mariners' Mile. Wayfinding Signage Continuous Line of Paving in Crosswalk 9� MARINERS' MILE REVITALIZATION MASTER PLAN and/or complementary theme and aesthetic (e.g., a common style and/or color palette) and be professionally constructed of durable high- quality materials to create a unified maritime character within Mariners' Mile. • Solar Panels. Solar powered signs or panels or LED pedestrian lights or other low-energy - lights should be installed along the bikeway/ pedestrian paths or at crossings or buildings to provide a flexible illuminated solution with no external powering requirement PSEd 5f Complimentary. Signs should be appropriately integrated into their surroundings in terms of size, shape, color, texture, and lighting in order to complement the architecture of the buildings and the immediate neighborhood context. • Thematic. Directional signage should consist of a coordinated system of nautical-inspired signage that guide residents and visitors to and among key destinations and amenities. Placement. Signs should be strategically placed to ensure a clear path of travel for pedestrians and should not distract or interfere with vehicular circulation. The wayfinding system should be visible to pedestrians and motorists, while maintaining compatibility and consistency with existing signage. Where possible, wayfinding signs should be co-located with other streetscape furniture (e.g., light standards, transit shelters) where possible to reduce visual clutter in the public realm. Consistency. Signs should have a consistent q MARINERS' MILE REVITALIZATION MASTER PLAN GATEWAYS Gateways are symbols that help establish a destination and signify an arrival. Gateways can help to brand the identity of key destinations in Mariners' Mile. Gateways should be delineated by architectural treatments, landmarks or visual cues, such as signage and wayfinding design elements, to create virtual borders and inform pedestrians and drivers thatthe area has changed. The design of gateways could include accentuated landscaping with iconic trees, florals, and/or , shrubs, highlighted by gentle, context-sensitive up-lighting at night; decorative arches with the words "Mariners' Mile" incorporated; monument 7 signs in the form of low free-standing walls; and public art featuring a nautical theme such as boats or sea creatures. These gateway locations should be designed with elements that unify the key destination to reflect the desired maritime identity and unique character of the area. This Plan recommends siting gateways at any of the following areas: • Public Plazas. Public plaza adjacent to West Coast Highway • Avon Village. At signalized intersections to M i signify the arrival into the Avon Village. • Pedestrian/Bicycle Bridges. Along West Coast Highway, incorporated into the design of a potential pedestrian/bicycle bridge • Flags/Banners. Installation of flags or banners mounted on the Arches Bridge and the Back Bay Bridge to notify travelers the proximity of ° Mariners' Mile and to create a more pleasant pedestrian experience. .I Gateways 9� MARINERS' MILE REVITALIZATION MASTER PLAN This page intentionally left blank. 92 ` X1111OWN _ a MARI - MILE REVITALIZATION MASTER PLAN ®� p ! ,, r W■ •. rr 4RAIAZIF a�: e �► • • Adoption of the Master Plan is not the end of the sum of improvements will be much greater than the process, but the beginning. The Master Plan their individual pieces. presents what is possible in the Mariners' Mile The Plan provides a path to transforming the corridor and how the City, working with private corridor with a vibrant village area, enhanced property owners, business owners, developers, streetscapes, improved connectivity from inland agencies,and other private and public stakeholders, surrounding neighborhoods to harbor-side can achieve the community's vision for the properties, and a range of open space amenities. corridor. The Mariners' Mile Revitalization Master Revitalizing a corridor of this scale will require Plan addresses key areas of the built environment, phased implementation, most likely triggered by including land use and urban design, streetscape private property owners as they move forward with and mobility improvements, and parking solutions. redeveloping land and public infrastructure and The next steps toward realizing the plan and capital improvement projects. As such, most of the revitalizing the Mariners' Mile corridor involves recommendations of the Master Plan are long-term prioritizing improvements for the area then in nature and will require significant coordination exploring management and funding options. by City staff with a variety of stakeholders, including With the exception of a future General Plan local business and property owners, residents, and amendment to revise the Mariners' Mile boundary outside government agencies. area in the General Plan, adoption of the Master However, there are certain immediate action steps Plan does not change or modify the standards, that the City can do to kick-start the revitalization regulations, or entitlement procedures of the process. A summary table of the action steps, applicable sections of the City's Zoning Code, timeframe,and key partners is provided inTable5-1. General Plan, Coastal Land Use Plan, or Local A full description of the steps and implementation Coastal Program. Adoption does set in motion a financing sources follows Table 5-1 . series of next steps to move the Mariners' Mile vision forward. Many of these next steps will require their own process, timeline, and approval. However, if they are conducted in a comprehensive and holistic manner as recommended by this Plan, 99 ® MARINERS' MILE REVITALIZATION MASTER PLAN Implementation Action Timeframe Key Partnerships CD=Community Development CM=City Manager FD=Finance Department PW= Public Works Department 0-1 yrs. 2-5 yrs. City Other Organization and Coordination Strategies Mariners'Mile Lead and Team X CM, CD, PW Appoint a lead staff member and a cross-departmental City team to coordinate improvement efforts moving forward to ensure coordination following adoption. Mariners'Mile Steering Committee X CD, PW Residents, Business& In advance of establishing a Business Improvement District(BID) Property Owners establish an ad-hoc steering committee composed of individuals and organizations who can effectively act as advocates for implementing the Master Plan's revitalization action. Business Improvement District X CM,CD Business&Property Work with business and property owners to form a Mariners' Owners Mlle BID that could fund corridor-wide maintenance, marketing and promotion, and public safety. Application of Mariners'Mile Design Guidelines X CD Business&Property Application of the plan's design guidelines will play a key role Owners, Developers in enhancing the aesthetic character of the built environment, including buildings and structures,streetscape, and landscape. Pilot Improvement Project X CD, PW Residents, Business Create a pilot improvement project that includes lower- &Property Owners, cost, high-impact creative interventions bringing immediate California Coastal improvements to the Mariners' Mile corridor. Commission, Caltrans,OCTA Catalyst Development Sites X CD, PW Caltrans,OCTA, Coordinate with owners of properties within the Village Core, California Coastal East Commercial End,and Harbor-Frontage Districts to foster Commission the redevelopment of key opportunity sites in those areas for projects with uses and of scale that distinctly identify and create value for Mariners' Mile. Parking Strategies I Institute Employee Parking Shuttle X CD, PW Business Owners, Expand the Employee Shuttle Program currently operating Institutional uses along the Balboa Peninsula to also serve businesses in Mariners' Mile,enabling employees to park off-site and board shuttles to employment in Mariners' Mile. Standardize Valet Parking Agreements X CD, FD Business&Property Establish and manage a standardized valet program instituting Owners consistent pricing of valet agreements with private valet operators,allowing incoming businesses to use parking spaces in municipal lots directly within or adjacent to Mariners' Mile. 2�� MARINERS' MILE REVITALIZATION MASTER PLAN Implementation Action Timeframe Key Partnerships CD=Community Development CM=City Manager FD=Finance Department PW=Public Works Department 0-1 yrs. 2-5 yrs. City Other Parking Strategies Institute an Employee Permit Parking Program X FD, CD, PW Business& Property Institute a permit parking program to allow employees to park Owners at currently underutilized City-owned lots within or directly adjacent to Mariners' Mile, including the Avon Street municipal lot,or at designated on-street parking spaces. Encourage Private Lots for Public Use X PW,CD Business&Property Work with property owners interested in providing their Owners parking resources for public use, increasing the number of spaces offered for visitors to Mariners' Mile without having to construct new parking facilities. Parking Wayfinding Program X PW,CD Caltrans,OCTA Design and install a coordinated set of wayfinding signage directing visitors and employees to parking locations in Mariners' Mile and providing coordinated informational and regulatory signage. Parking Management District X CD, PW Business&Property Establish a parking management district,allowing all publicly Owners accessible parking, including operations/programs, code adjustments,and financing mechanisms,to be managed as one integrated system and providing a mechanism to create and share parking resources. LL MARINERS' MILE REVITALIZATION MASTER PLAN IMMEDIATE ACTION STEPS (such as the Urban Land Institute) may also be considered to serve as a conduit to understanding MARINERS' MILE LEAD AND TEAM. of market conditions and development trends, Consider appointment of a lead staff member and though participants should be limited to those with a cross-departmental City team to coordinate no specific development interest in Mariners' Mile. improvement efforts moving forward to ensure The Steering Committee would be scheduled to coordination among City departments, residents, meet with Lead City staff on a periodic basis and business and property owners, and outside sunset upon establishment of a BID. Roles may governmental agencies. A key responsibility for include: the Mariners' Mile lead staff will be to initiate the formation of a future business improvement Acting as a champion in attracting investment, new development, and revitalization of the district(BID).This should involve informing business area. and/or property owners of the range of benefits and capabilities of the BID and discuss the overall • Servingas a conduittofinancial resourcestofund process of and procedures for forming the district. public realm improvements and development, As discussed below, BIDS are created at the request including financial institutions, regional and of business and/or property owners within the state grants, public-private partnerships, and corridor,therefore an initial education and outreach others. effort by the City will be beneficial in this process. Providing insights regarding evolving market demands and development opportunities in MARINERS' MILE STEERING the Mariners' Mile area, including developer COMMITTEE perspectives of the elements necessary to In advance of establishing a legally constituted achieve successful development of desired uses Business Improvement District (BID) for the and improvements. Mariners' Mile area, the City should consider establishing an ad-hoc steering committee • Identifying priority public realm revitalization composed of individuals and organizations who opportunities and priorities. can effectively act as advocates for implementing • Workingwith developers to ensure that projects the Master Plan's revitalization action. This can meet Master Plan objectives and guidelines. be an important tool in "jump-starting" and maintaining momentum following Plan approval, BUSINESS IMPROVEMENT DISTRICT. communicating the Plan's content (what it will do Business Improvement Districts (BIDS) are created and not do), and achieving community support. by the City of Newport Beach at the request of the business and/or property owners within a respective Steering Committee members would be appointed district or corridor. However, following adoption of by the City Council for a specified term (1-2 years) the Master Plan, as discussed previously, the lead with possible re-appointment and consist of a City staff should immediately begin meeting with diversity of interests including local property business and property owners in the corridor to owners, business tenants, residents, institutions, discuss the purpose and benefit of a Mariners' Mile real estate brokers, and financing companies. BID. Representatives from the development industry When a BID is established, every business in the 102 MARINERS' MILE REVITALIZATION MASTER PLAN district is assessed a levy, based on a percentage • Creation of a pop-up plaza in an underutilized of the business license fee, that is allocated for surface parking lot or on-street parking space. district-specific improvements and/or marketing. . Installation of temporary streetscape BIDs deliver services that supplement services improvements, such as street furnishing, already provided by the City such as: banners, public art, or enhanced pedestrian/ • Maintenance: installing and repairing bicycle crossings. various public realm improvements, such as The pilot improvement project should be consistent identification signage, banners, streetscape with the framework map and create community improvements, and the like. excitement for and interest in future improvements. • Public safety: Led by a dedicated team of public Additionally, pilot improvement projects may help safety "ambassadors" the BID could provide the City obtain funding for future permanent services to ensure residents, employees, and improvements. visitors feel safe. This could be particularly valuable for people traveling by foot or bicycle PARKING STRATEGIES from public parking structures to various The parking strategies identified in Section 3 businesses during the evening and nighttime include several immediate/short-term actions that hours. can be pursued to implement the Mariners' Mile Revitalization Master Plan. Immediate/short-term • Marketing and Promotion. The BID could parking-related action steps, discussed in further develop and implement marketing and detail in the parking section of Chapter 3, are promotional material and campaigns to attract generally operational in nature and include the quality developers, retail, restaurant, and entertainment, hotel uses to locate in the area. following: The marketing and promotion efforts could also . Institute an Employee Parking Shuttle market Mariners' Mile as an ideal destination • Standardize Valet Parking Agreements for residents of Newport Beach and greater . Institute an Employee Permit Parking Program Orange County to shop, dine, live, and recreate. • Encourage Private Lots to be Available for Public PILOT IMPROVEMENT PROJECT Use Following adoption of the Plan, the City PARKING MANAGEMENT DISTRICT should consider creating a pilot improvement project that includes lower-cost, high-impact A key component to parking recommendations in creative interventions that will bring immediate the Mariners' Mile corridor is to create a parking improvements to the Mariners' Mile corridor management district for the area, allowing for and will help carry forward momentum achieved all publicly accessible parking to be managed as during the planning process. The selected pilot one integrated system. The City should consider improvement project could include the following: the formation of a parking district, following the successful implementation of immediate/short- Use paint and/or wayfinding signage to identify term parking strategies. The formation of a parking and direct residents and visitors to the existing management district will enable the consolidation harbor-side boardwalk. of individual parking operations/programs, code 103 MARINERS' MILE REVITALIZATION MASTER PLAN adjustments,and financing mechanisms toulti mate ly requirements of existing funding mechanisms and expand efficiency and use of available supply, financing strategies evolve. focusing on sharing existing parking resources. A parking management district for Mariners' Mile LOCAL FUNDING SOURCES will also allow the City to more effectively respond Capital Improvement Program to issues unique to the neighborhood without The Public Works Department is responsible for requiring code changes in other parts of Newport the design and construction of the City's roads, Beach, while also having the flexibility to adjust intersections, bridges, sidewalks, storm drains, regulations as parking demand and supply in the and parks while also protecting and maintaining area changes. The parking management district public property. The City's Capital Improvement would also function as a funding source for future Program (CIP) serves as a plan for the provision of physical improvements in the area. public improvements, special projects, on-going CATALYST DEVELOPMENT SITES maintenance programs, and the implementation of the City's master plans. As such, public, capital Following adoption of the plan, the City should improvements included in the Mariners' Mile coordinate with owners of properties within the Master Plan should be integrated into the CIP as Village Core, East Commercial End, and Harbor- appropriate. The CIP budget is adopted annually Frontage Districts to foster the redevelopment of along with the City's operating budget. Generally, key opportunity sites in those areas for projects sufficient funds are appropriated for the work to be with uses and of scale that distinctly identify and performed one year at a time. Funding estimates create value for Mariners' Mile. This can catalyze for future components of a project appear in a Five additional development consistent with the vision Year Look Ahead section. Projects within the CIP for the corridor. The first step in the process should are organized by primary function or benefit into be the facilitation of a Developer's Roundtable, one of the following categories: Facilities; Streets which would bring together City staff, property and Drainage; Transportation; Parks, Harbors and owners within the corridor, local developers, Beaches; Water Quality and Environmental; Water; and other key stakeholders to discuss the various Wastewater; and Miscellaneous. The City should development sites and feasible development consider including the following projects identified solutions for those sites that align with the vision in the Framework Plan into the CIP: for the corridor. • Streetscape and roadway improvements FINANCING identified for Avon Street, Riverside Avenue, and Tustin Avenue. This section presents the various local, regional, state, and federal funding mechanisms and - Potential parking structures to be constructed financing strategies that could be used to on the City-owned surface parking lot and implement the recommendations of the Mariners' BMW dealership lot. Mile Revitalization Master Plan. This section should • Harbor-Frontage pedestrian and open space be monitored and updated on a regular basis, as improvements, such as potential pedestrian new funding sources become available and the plazas and public boardwalk. 104 MARINERS' MILE REVITALIZATION MASTER PLAN Enhanced Infrastructure Financing District Owners of the real property that receives a special As discussed previously, an EIFD could provide benefit are assessed for the costs, proportional to an alternative financing mechanism for capital the level of benefit received. Assessment districts infrastructure projects with an emphasis on are intended to finance construction of physical sustainability. EIFDs are financed through tax improvements. They cannot pay for operations and increment generated from the growth in property maintenance or additional services. If additional taxes collected from within a designated district improvements are desired after an assessment boundary. An EIFD is a separate government district is established,the entire process is required entity formed to finance infrastructure projects of for those additional improvements. communitywide benefitwithin a given district,using Assessment districts may be used to finance the property tax increment of consenting taxing improvements in one of two general ways. The agencies including cities, counties, special districts, assessments may repaythe Cityforthe upfront costs but not schools.A corridor-wide EIFD could be used of improvements. The City may also issue bonds to finance several large infrastructure projects or pursuant to an assessment district and use the facilities contained in the Master Plan, including but proceeds to fund the infrastructure improvements not limited to the following types of infrastructure and use the assessments to repay the bonds. or facilities: Generally, assessment districts can be used to • West Coast Highway pedestrian and bicycle finance the following types of improvements that bridges connecting the inland and harbor-side are recommended by the plan: areas of Mariners' Mile. • Local streets and streetlights • Future parks, plazas, and open space areas identified in the Harbor-Frontage area. Parking facilities recreational facilities, open space and libraries. • Landscaping • Projects which implement a sustainable • Sidewalks communities strategy, such as the Avon Street Establishment of an assessment district cannot (west) multi-use pedestrian and bicycle path. occur if a majority of the affected property Assessment District owners object (weighted by the value of the This tool may be particularly useful given the proposed assessment). Prior to holding a vote on an assessment district, the City must pay for anticipated revitalization of the corridor and the engineering design and construction documents increase in taxable value that may follow. In existing and bid the project out. If a majority of property neighborhoods and corridors such as Mariners' owners reject the assessment district, then the Mile,groups of property owners may desire to have City is out the cost of developing the construction public facilities and infrastructure improvements documents. Thus, establishing an assessment sooner rather than waiting for grant funds, funds district usually requires a great deal of time working generated by an EIFD or BID, or general fund with property owners so that the City is relatively monies to become available. Assessment districts certain that they will not vote against establishing could help finance the construction of public the district. improvements on public property, public rights-of- way, and public easements in these areas. 105 MARINERS' MILE REVITALIZATION MASTER PLAN Landscaping and Lighting Maintenance includes 19/20 and 20/21 state funding years District totaling about $240 million. Fifty percent of ATP Landscaping and lighting maintenance districts funds are distributed on a competitive statewide (LLMD) can fund the construction of certain basis, forty percent is provided to Metropolitan public improvements and the operation and Planning Organizations (MPO) in urban areas with maintenance of public improvements. Whether in populations greater than 200,000 for the large new development areas of existing neighborhoods, urbanized area competitive program, and the final public facility and infrastructure improvements ten percent goesto small urban and rural areaswith will require ongoing operations and maintenance. populations of less than 200,000. The ATP funds A landscaping and lighting maintenance district infrastructure and non-infrastructure projects that is one alternative to the general fund for paying increase biking and walking, improve mobility and those costs. A LLMD requires an annual assessment safety for active transportation, enhance public process for any assessments other than previously health, and achieve greenhouse gas reduction approved assessments to pay previously approved goals. Projects eligible for ATP funding identified in and issued debt. A LLMD may fund the following the Framework Plan may include: projects identified in the Framework Plan: . The West Coast Highway pedestrian and bicycle • Landscaping improvements in the Avon Street, bridge. Riverside Avenue, and Tustin Avenue public . Avon Street (west) multi-use pedestrian and rights-of-way bicycle path. • Public lighting, including a proposed new traffic • Harbor-Frontage boardwalk improvements signal where a possible Avon Street extension connects to West Coast Highway. • Pedestrian and bicycle connections between the Newport Theatre Arts Center and future • The installation or construction of curbs, parking structure rooftop park. gutters, walls, sidewalks, or paving along Avon Street, Riverside Avenue, and Tustin Avenue. "Urban Greening Program" as funded by the State of California Natural Resources Agency. STATE FUNDING SOURCES The Urban Greening Grant is a state-funded grant Active Transportation Program (ATP) program established by the Legislature to fund In September 2013, the State created the Active projects that transform the built environment Transportation Program (ATP), consolidating into places that are more sustainable, enjoyable, existing federal and state transportation programs, and effective in creating healthy and vibrant including the Transportation Alternatives Program communities. Funded projects are intended to (TAP), the Bicycle Transportation Account (BTA), establish and enhance parks and open space, and the Federal and State Safe Routes to School using natural solutions to improve air and water (SRTS). The ATP is intended to promote the use of quality. The grant program sees eligible projects active modes of transportation, such as walking as satisfying this by reducing energy consumption and biking. The program budget is allocated by the and creating more walkable and bikeable trails. California Transportation Commission (CTC) and The current grant cycle (2017) expects to award varies per year.The ATP program is administered by approximately 76 million dollars of funds to local, Caltrans. The most recent Cycle 3 Call-for-Projects state, and federal governmental agencies and to 100 MARINERS' MILE REVITALIZATION MASTER PLAN nonprofit organizations for projects that sequester lead staff member to oversee the implementation and store carbon by planting trees, reduce building of the Master Plan, that staff should monitor these energy use by strategically planting trees to shade grant programs and manage projects that receive buildings, and/or reduce commute vehicle miles funding. Projects that are most suitable for federal traveled by constructing bicycle paths, bicycle lanes funding include those that meet the program's or pedestrian facilities that provide safe routes for requirements, have a high price tag of $1 million travel between residences,workplaces, commercial dollars or more, and those in which the City can centers, and schools. contribute a percentage (usually 10 to 20 percent) Eligible projects include but are not limited to green as a local matching fund. Projects eligible for USDOT streets and alleyways, greening of public lands and HUD funding identified in the Framework Plan and structures, expansion of community spaces, may include: and urban heat island mitigation. Grants are • West Coast Highway pedestrian and bicycle awarded on a competitive basis, with 25 percent bridges connecting the inland and harbor-side of awards to projects that demonstrate a benefit areas of Mariners' Mile. to disadvantaged communities. Potential projects . Avon Street (west) multi-use pedestrian and in the Mariners' Mile Revitalization Master Plan bicycle path. that may potentially be eligible for Urban Greening Harbor Frontage boardwalk improvements. funding include: • Street-greening improvements to Avon Street, • Avon Street (central) pedestrian and Riverside Avenue, and Tustin Avenue. bicycle-friendly roadway and streetscape improvements. • Avon Street (west) multi-use pedestrian and bicycle path. Surface Transportation Block Grant • Greening/park improvements at existing In 2015, President Obama signed into law the municipal-owned parking lots throughout Fixing America's Surface Transportation Act (FAST Mariners' Mile. Act). The FAST Act replaces the previous two-year transportation authorization bill, Moving Ahead Future Harbor-Frontage area public plazas and for Progress in the 21st Century (MAP-21), and open space areas. provides long-term funding certainty for surface FEDERAL FUNDING SOURCES transportation. The FAST Act includes a set- aside Surface Transportation Block Grant (STBG) USDOT and HUD Funding program funding for transportation alternatives The primary sources of federal funding for bicycle (TA), which were previously a part of MAP-21's and pedestrian facilities arefrom the US Department Transportation Alternatives Program (TAP). Eligible of Transportation (USDOT) and the US Department projects for STBG TA funding include smaller-scale of Housing and Urban Development (HUD). Federal transportation projects, including pedestrian and funding sources provide large sums of money bicycle facilities, recreational trails, and Safe Routes to fund projects and programs, but are very to School projects. TA funding is sub-allocated competitive, have stringent guidelines, and require based on population through a competitive robust resources for the initial application process process. Projects, such as the Avon Street (west) and subsequent reporting. If the City appoints a multi-use pedestrian and bicycle path and Harbor- ZOj MARINERS' MILE REVITALIZATION MASTER PLAN Frontage boardwalk improvements may be eligible for STBG funding. Highway Safety Improvement Program (HSIP) The Highway Safety Improvement Program (HSIP) is also a part of the FAST Act and helps fund projects that reduce fatalities and serious injuries on all public roads. Eligible projects include projects on any public road, bicycle or pedestrian pathway, or trail. The program is data-driven and requires data such as crash experience(data that has already been collected to identify intersections with potential for improved safety), crash potential (further refined data to identify locations with high-risk roadway characteristics), crash rate, etc. HSIP funds are managed and distributed by Caltrans.The minimum funding amount is $100,000. Projects eligible for HSIP funding identified in the Framework Plan include those projects listed as eligible for USDOT and HUD funding. Transportation Investment Generating Economic Recovery (TIGER) Grants The TIGER grant is funded by the U.S. Department of Transportation (USDOT) and provides funding for the construction of large-scale transportation infrastructure projects, including higher-priced bicycle and pedestrian infrastructure. Projects in Mariners' Mile Revitalization Master Plan that may be eligible for TIGER funding could potentially include the proposed bicycle and pedestrian bridges over West Coast Highway. The grant program is highly competitive and supports projects that are considered innovative, including multi-modal and multi-jurisdictional projects. 102 ,� 11111 a WN MARI - MILE REVITALIZATION MASTER PLAN ®� -Ali _ NONE A WN a ®A EXISTING CONDITIONS 109 m 'Ir % ;�� NAARINERS ' MILE REVITALIZATION 4� MASTER PLAN r Existing Conditions Report -- October, 2016 © PLALLWURKS i TABLE OF CONTENTS Introduction Location Land Use and Urban Form Plans, Policies, and Regulations 22 Existing Conditions 37 Parking Plans, Policies, and Regulations 40 Existing Conditions 45 Mobility and Circulation Plans, Policies, and Regulations 47 Existing Conditions 51 Opportunities and Challenges 111 n � `° - ► 4 - j Mariners' Mile Revitalization Master Plan A Y� Y INTRODUCTION The Mariners' Mile corridor is a local destination and regional attraction that exemplifies the merging of highway-and water-oriented commercial that typifies many commercial areas along Coast Highway. In 2011,the Newport Beach City Council recognized the need to revitalize Mariners' Mile and designated it one of six revitalization areas in the community.The work in the other areas is already underway or has been completed, but the Mariners' Mile Revitalization Master Plan is the first step in the revitalization of Mariners' Mile.This existing conditions report will serve as the baseline resource and reference throughout the planning process and—along with input from the community—as the foundation for development of the master plan.The report is organized into three topics, each of which plays a key role in the revitalization of Mariners' Mile: • Land Use and Urban Form • Parking • Mobility and Circulation For each topic area,the report includes an analysis of existing plans, policies, and regulations, as well as an analysis of the existing conditions in Mariners' Mile today.The report concludes with a section identifying the opportunities and challenges to revitalization, organized around the three topic areas. 113 Chapter 1. Introduction 4 LOCATION The Mariners' Mile corridor is in scenic coastal Orange County, straddling approximately 1.5 miles of Coast Highway in southwest Newport Beach.As displayed in Figure 1.1, Project Location, the 65-acre site is generally bounded by Newport Boulevard to the west and Dover Drive to the east and lies between Newport Bay to the south and the Newport Heights and Cliff Haven residential communities to the north. OQ Q FIGURE 1.1 PROJECT Q1I1 dig-11, Q LOCATION I d III'n'�J�'I O Mariners Mile Project Boundary '1-�pL JI'SLI Q Q Q OQ� QQ Q �� oD DD Q� m �Q mm //A Q���e�mmmm OO City of Newport Beach Mariner's Mile 0500 CNS.13.0 ieet 9/23/2013 Source:Cay of Newport Beach,2016 11.4 11,5 ' x - � F 4f Mariners' Mile Revitalization Master Plan LAND USE AND URBAN FORM PLANS, POLICIES, AND REGULATIONS GENERAL PLAN LAND USE ELEMENT - Overview r a __• The General Plan Land Use Element provides the framework for land use and the overall development 1 pattern of the community.The foundation of this framework is the Land Use Diagram,which establishes the various land use categories, depicts the distribution of those land uses throughout the City, and I • establishes density and intensity standards for the various land uses.The Land Use Diagram is supported by a series of goals and policies that guide future growth and development. Goals and policies are provided for specific land use categories as well as for key districts and corridors, including the Mariners' Mile corridor.The policy overview for Mariners' Mile states: The General Plan provides for the enhanced vitality of the Mariners' Mile corridor by establishing a series of distinct retail, mixed-use, and visitor-serving centers. Harbor-fronting properties would accommodate a mix of visitor-serving retail and marine-related businesses, with portions of the properties available for housing and mixed-use structures. View and public access corridors from Coast Highway to the Harbor would be required, with a pedestrian promenade developed along the length of the Harbor frontage. Parcels on the inland side of Coast Highway, generally between Riverside Avenue and the southerly projection of Irvine Avenue, would evolve as a pedestrian-oriented mixed-use "village" containing i retail businesses, offices, services, and housing. Sidewalks would be improved with landscape and other amenities to foster pedestrian activity. Inland properties - directly fronting onto Coast Highway and those to the east and west of the village would provide for retail, marine-related, and office uses. Streetscape amenities are proposed for the length of Mariners' Mile to improve its appearance and identity. 11� Chapter 2. Land Use and Urban Form 8 Policies the harbor front should be designed to reflect The following summarizes several key policies the area's setting and nautical history. in the Mariners' Mile section of the Land Use LU 6.19.9 Harbor and Bay Views and Access. Element: Require that buildings be located and sites • LU 6.19.1 Differentiated Districts. Differentiate designed to provide clear views of and access to and create cohesive land use districts for key the harbor and bay from Coast Highway and subareas of Mariners' Mile by function, use, Newport Boulevard. 1�" and urban form, including a harbor-oriented LU 6.19.10 Waterfront Promenade. Require district along the waterfront, highway- that development on the bay frontage oriented commercial corridor, and community/ implement amenities that ensure access for neighborhood-serving village. coastal visitors. Pursue development of a • LU 6.19.2 Bay-Fronting Properties. Encourage pedestrian promenade along the bay front. marine-related and visitor-serving retail, LU 6.19.11 Pedestrian-Oriented Village. Require restaurant, hotel, institutional, and recreational that inland properties that uses, and allow residential uses above the front internal streets in the Community/ } ground floor on parcels with a minimum Neighborhood Village locate buildings so that frontage of 200 lineal feet. they form a semicontinuous building wall along • LU 6.19.3 Marine-Related Businesses. the sidewalk. r Protect and encourage facilities that serve LU 6.19.13 Lot Consolidation on Inland Side of marine-related businesses and industries and Coast Highway. Permit development intensities encourage coastal-dependent industrial uses to in areas designated as "CG(0.3)"to be increased locate or expand within existing sites. to a floor area ratio of 0.5 where parcels are • LU 6.19.4 Inland side of Coast Highway. consolidated to accommodate larger Accommodate a mix of visitor-and local- commercial development projects that provide serving retail commercial, residential, and sufficient parking. public uses. LU 6.19.14 Parking Lot Relocation. Consider • LU 6.19.6 Corridor Identity and Quality. options for the relocation of the City parking lot Implement landscape,signage, lighting, on Avon Street to better support the corridor's sidewalk, pedestrian crossing, and other retail uses. , amenities consistent with the Mariners' Mile Specific Plan District and Mariners' Mile Strategic Vision and Design Plan. • LU 6.19.7 Architecture and Site Planning.The form, materials, and colors of buildings along 118 9 Mariners' Mile Revitalization Master Plan General Plan Land Use Categories Mariners' Mile is home to six different land use categories: General Commercial (CG 0.3/0.5),Visitor Serving Commercial (CV), Recreational and Marine Commercial (CM), Mixed Use Horizontal (MU-H1), Mixed Use Water Related (MU-Wl), and Public Facilities (PF), as displayed in Figure 2.1, Mariners' Mile " o General Plan Land Use Diagram. MIXED-USE HORIZONTAL 1 (MU-Hl).The MU-H1 category,fronting Coast Highway and adjacent to the Newport Heights and Cliff Haven residential neighborhoods, is intended for both marine-related and highway-oriented general commercial uses. Portions of properties to the rear of the commercial frontage on Coast highway are permitted to be developed for freestanding neighborhood-serving retail, multifamily residential units, or mixed-use buildings that integrate residential with retail uses on the ground floor. MIXED-USE WATER 1 (MU-W3).The MU-W1 category,fronting both Coast Highway to the north and Newport Bay to the south, is intended for marine-related, visitor-serving commercial and residential uses, as well as mixed-use buildings that include residential units above ground floor commercial or office uses. The MU-W1 category restricts the amount of square footage dedicated to mixed-use structures to less than 50 percent of the total area between the Arches Bridge and the Newport Sea Base. GENERAL COMMERCIAL(CG 0.3/0.5).The CG 0.3/0.5 category,fronting the inland side of Coast Highway on the east and west ends of Mariners' Mile, is intended to allow a variety of citywide and regional- serving commercial uses. VISITOR SERVING COMMERCIAL(CV). Located in the southeast corner of Mariners' Mile,the CV category provides commercial development on or near Newport Bay that will encourage the continuation of coastal-dependent and -related uses and visitor-serving and recreational uses,while providing physical and visual access to the bay on waterfront commercial and industrial sites. RECREATIONAL AND MARINE COMMERCIAL(CM 0.5).The CM designation in the southwest corner of Mariners' Mile is intended to provide for commercial development on or near the bay and to encourage the continuation of coastal-dependent and coastal-related uses, maintain the marine theme and character, encourage mutually supportive businesses,encourage visitor-serving and recreational uses, and "• encourage physical and visual access to the bay on waterfront commercial and industrial building sites on or near the bay. PUBLIC FACILITIES (PF).The PF category, intended for public facilities, including public schools, cultural institutions,government facilities, libraries, community centers, public hospitals, and public utilities, is on public property on both sides of Coast Highway. 119 Chapter 2. Land Use and Urban Form 10 FIGURE 2.1 GENERAL #� PLAN LAND USE DIAGRAM it Commercial Districts and Corridors rja r CG Cv CM a �r Mixed-Use Districts � i t 9 ��� IE MU-Hl e MU-WI Public,Semi-Public and Institutional f PF o0 e fn 3 ' `� ' °� O Mariners Mile Project Boundary o t to __ O ' [a - Coastal Zone Boundary r a City of Newport Beach 0� O Mariner's Mile O o soo cee-r0. m F¢el 9/23/2016 Source:City of Newport Beach,2016 120 I Mariners' Mile Revitalization Master Plan FIGURE 2.2 GENERAL PLAN LAND USES Development Standards The General Plan provides standards that guide the physical development of particular sites or properties in the different land use categories, in the form of permitted residential densities and nonresidential intensities, as displayed in Table 2.A. TABLE 2.A GENERAL PLAN DEVELOPMENT STANDARDS .6% \ 14.27% LAND USE CATEGORY 1 1 1 1 7.3% Single Use: Commercial Max 0.5 FAR/Residential 20.1-26.7 du/acre MU-Hl Mixed Use: Max 1.5 FAR (0.25-0.5 Com. FAR/ Max 1.0 Res. FAR) Single Use: Com. 0.5 Max FAR/Res. 12 du/acre (on max of 50%of property). MU-W1 Mixed Use: Max 1.25 FAR (0.35-0.5 Com. FAR/ Res. Max 12 du/acre) CG 0.3/0.5 All Uses: 0.3/0.5 Max FAR 23% CV All Uses: 0.5 Max FAR CM All Uses: 0.5 Max FAR PF N/A LEGEND - General Commercial (CG) Visitor Serving Commercial (CV) - Recreational and Marine Commercial (CM) Mixed-Use Horizontal (MU-H1) - Mixed-Use Water Related (MU-W1) Public Facilities (PF) 121 Chapter 2. Land Use and Urban Form 12 COASTAL LAND USE PLAN Policies 2.1.4-4. For bay-fronting properties that are designated CV or CM, encourage marine- Overview The following summarizes key policies in the related and visitor-serving retail, restaurant, Coastal Land Use Plan: hotel/motel, institutional, and recreational The Coastal Land Use Plan of Newport Beach's 2,1.4-1. For properties on the inland side of uses. Local Coastal Program, prepared in accordance Coast Highway in the Mariners' Mile Corridor with the California Coastal Act of 1976, sets forth that are designated Mari the Coast Highway 2.1.4-7. For bay-fronting properties, provide goals, objectives, and policies and establishes frontages shall a e developed for marine-related plazas and other open spaces that protect land use categories that govern the use of land existing and provide new view corridors and and water in the coastal zone in Newport Beach. and highway-oriented general commercial p uses, and portions of properties to the rear of access from Coast Highway to the harbor. The Coastal Land Use Plan was derived from the the commercial frontage may be developed Land Use Element of the General Plan to identify 2.1.4-8. For bay-fronting properties, require for freestanding neighborhood-serving retail, the distribution of land uses in the coastal zone. multifamily residential unitsor, that development on the bay frontage , Like the Land Use Element,the Coastal Land Use implement amenities that ensure access for Plan has development standards for specific land buildings that integrate residential with retail coastal visitors, including the development of use categories in the form of residential densities uses on the ground floor. a public pedestrian promenade along the bay and nonresidential intensities. In the event of a 2.1.4-2. For bay-fronting properties that are front. conflict between the development limits of the designated MU-W, encourage marine-related two documents,the limit that is deemed most and visitor-serving retail, restaurant, hotel, protective of coastal resources takes precedence. institutional, and recreational uses. Vertically integrated mixed-use structures are allowed when a minimum of 50 percent of the permitted square footage shall be devoted to nonresidential uses. Mixed-use structures may only be developed on sites with 200 feet or more of street frontage along Coast Highway. > In aggregate, no more than 50 percent of the waterfront land area along Coast Highway between the Arches Bridge and the [Newport] Sea Base may be developed with mixed-use structures. • 2.1.4-3. Permit development intensities in areas designated CG to be increased to a floor area ratio of 0.5 where parcels are consolidated to accommodate larger commercial development projects that provide sufficient parking. 1�� 13 Mariners' Mile Revitalization Master Plan Coastal Land Use Plan Categories Mariners' Mile is home to six land use categories—General Commercial (CG-A/CG-B), Recreational and Marine Commercial (CM-B),Visitor Serving Commercial (CV), Mixed-Use Horizontal (MU-H), and Mixed Use Water Related (MU-W), and Public Facilities (PF), as displayed in Figure 2.3. GENERAL COMMERCIAL(CG-A/CG-B).The CG category is intended to provide for a wide variety of commercial activities oriented primarily to serving citywide or regional needs. RECREATIONAL AND MARINE COMMERCIAL (CM-B).The CM category is intended to provide for commercial development on or near the bay in a manner that will encourage the continuation of coastal- dependent and coastal-related uses, maintain the marine theme and character, encourage mutually supportive businesses, encourage visitor-serving and recreational uses, and encourage physical and visual access to the bay on waterfront commercial and industrial building sites on or near the bay. VISITOR SERVING COMMERCIAL(CV-A/CV-B).The CV category is intended to provide for accommodations, goods, and visitor-serving services. Limited Use Overnight Visitor Accommodations (e.g., time shares,fractionals, condominium-hotels) (LUOVA) are an allowed use when provided together with traditional overnight, hotel visitor accommodations. MIXED USE HORIZONTAL(MU-H).The MU-H category is intended to provide for the development of a —( M��_ horizontally distributed mix of uses,which may include general or neighborhood commercial, commercial Sam�'��� offices, multifamily residential, visitor-serving and marine-related uses, and/or buildings that vertically integrate residential with commercial uses. MIXED USE WATER RELATED (MU-W).The MU-W category is intended to provide for commercial development on or near the bay that will encourage the continuation of coastal-dependent and coastal- related uses and visitor-serving uses as well as allow for the development of mixed-use structures with residential uses above the ground floor. Freestanding residential uses are prohibited in the MU-W. Overnight accommodations are allowed, as are LUOVA in lieu of allowable residential development, provided the use is above the ground floor. PUBLIC FACILITIES (PF).The PF category is intended to provide public facilities, including public schools, cultural institutions, government facilities, libraries, community centers, public hospitals, and public utilities. 123 Chapter 2. Land Use and Urban Form 14 FIGURE 2.3 COASTAL LAND USE PLAN O / , General Commercial-CG p f IIIIIIIIIII� CG-A,(0.0-0.30 FAR) CG-Bf � Coma and - rine FAR) 4 0,00-- � j Recreational nd Marine Commercial-CM �i � f, IL Visitor � CM-B,(0.0-0.50 FAR) { f } Visitor Serving Commercial-CV CV-A,(0.0-0.75FAR) D a CV-B,(0.00-1.50 FAR) D�^ I r Mixed Use MU-H-Mixed Use Horizontal MU-W-Mixed Use Water Related Public Facilities-PF a t PF e O Mariners Mile Project Boundary HE City of Newport Beach O O Mariner's Mile O o s00 cveta.0 ieet 9/28/]018 Source:City of Newport Beach,2016 1� 121 15 Mariners' Mile Revitalization Master Plan FIGURE 2.4 COASTAL PLAN LAND USES Development Standards Like the Land Use Element,the Coastal Land Use Plan provides standards that guide the physical development of particular sites or properties in the different land use categories, as displayed in Table 2.13 .4 %u below. TABLE 2.B COASTAL LAND USE PLAN DEVELOPMENT STANDARDS .7% 14.6% CATEGORY DEVELOPMENT 2.2 , CG-A/13 All Uses:0.3/0.75 Max FAR 7.2% '4 CM-13 All Uses:0.5 Max FAR CV-A All Uses:0.3 Max FAR CV-B All Uses:0 - 1.5 Max FAR 27% MU-H Single Use: Nonresidential Max 0.5 FAR/ Residential 20.1-26.7 du/acre Mixed Use: Max 1.5 FAR(0.25-0.5 Retail. FAR/ Max 1.0 Res. FAR) MU-W Single Use: Nonresidential. 0.5 Max FAR/ Res. 15 du/acre Mixed Use: Max 1.5 FAR (0.35-0.7 Nonres. FAR/Res. 0.8 Max FAR) PF N/A LEGEND - General Commercial (A) - General Commercial (B) - Recreational and Marine Commercial (CM) Visitor Serving Commercial (A) Visitor Serving Commercial (B) Mixed Use Horizontal - Mixed Use Water Related Public Facilities 1215 Chapter 2. Land Use and Urban Form 16 ZONING CODE Zoning Districts Overview • GENERAL COMMERCIAL (CG 0.3/0.5).The intent of the CG 0.3/0.5 zones are to provide areas appropriate for a wide variety of commercial activities oriented primarily to serve Citywide or regional The land use categories, permitted densities/ intensities, and goals and policies established needs. Permitted uses include a range of general commercial uses, including retail and office uses. for the Mariners' Mile corridor in the Land Use • COMMERCIAL VISITOR-SERVING (CV 0.5).The CV district is intended to provide areas appropriate for Element translate into zoning districts, permitted accommodations, goods, and services that primarily serve visitors to the City. Permitted uses include a uses, and permitted development standards in range of visitor-serving commercial uses, such as eating and drinking establishments, entertainment and the City's zoning ordinance.As displayed in Figure excursion services, and personal services. 2.5, Zoning, the Mariners' Mile corridor consists of seven zoning districts—General Commercial • COMMERCIAL RECREATIONAL AND MARINE (CM 0.5).The CM district is intended to provide areas (CG 0.3/0.5), Commercial-Visitor Serving (CV), appropriate for commercial development on or near the waterfront that encourage the continuation Commercial Recreational and Marine, Mixed- of coastal-dependent and coastal-related uses, maintain the marine theme and character of the area, Use Mariners' Mile (MU-MM), Mixed-Use Water encourage mutually supportive business, uses, and maintain physical and visual access to the bay. (MU-W1), Public Facilities (PF), and the Balboa Bay 9 MIXED-USE MARINER'S MILE (MU-MM).The MU-MM district applies specifically to properties on Planned Community (PC 45). the inland side of Coast Highway in the Mariners' Mile Corridor. Properties fronting Coast Highway may be developed for nonresidential uses only, and properties to the rear of the commercial frontage may be developed for freestanding nonresidential uses, multiunit residential, or mixed-use residential/ commercial structures. Residential uses are not permitted within 100 feet of Coast Highway. • MIXED-USE WATER (MU-WI).The MU-H1 district applies to waterfront properties along the Mariners' Mile Corridor.The MU-W1 district permits both commercial and select residential uses, including marine-related sales,general retail sales and office uses, and food service. A minimum of 50 percent of the allowed square footage in a mixed-use development shall be for nonresidential uses in which marine-related and visitor-serving land uses are mixed. Permitted residential uses must be above the ground floor and are only allowed on lots with a minimum of 200 lineal feet of frontage on Coast Highway. • PUBLIC FACILITIES (PF).The intent for the PF zone is to provide for areas appropriate for public facilities, including community centers, cultural institutions, government facilities, libraries, public hospitals, public utilities, and public schools. • PLANNED COMMUNITY 45 (PC-45).The PC-45 district applies to the area occupied by the Balboa Bay Club, a water oriented, multi-use facility located in the southeast corner of the Mariners' Mile corridor. PC-45 includes two sub-areas,which permit a club facility and lodging facility respectively. The PC designation is intended to implement the goals and policies of the City's General Plan and Local Coastal Plan and ensure City control of a quality development through the adoption of a comprehensive development program. 126 17 Mariners' Mile Revitalization Master Plan FIGURE 2.5 ZONING ar f� a� tt Commercial CG-General Commercial + t 1 ? f CM- Commercial Recreational and Marine CV-Commercial Visitor Serving ?, � Mixed-UseVertical OX ; .�. 7. f , MU-MM-Mariner's Mile MU-W3-Mixed Use Water Related D I �o ate, Uher } PF-Public Facilities DI r s . PC-Planned Community � oo� fry � ao�f ° Mariners Mile Project Boundary "' Coastal Zone Boundary / I i IIII�I�pp(�11 t City of Newport Beach O Mariner's Mile O O SW -a N 8/23/2616 3/2016 Fxt Source:City of Newport Beach,2016 127 Chapter 2. Land Use and Urban Form 18 Development Standards FIGURE 2.6 ZONING DISTRICTS The Zoning Code provides district-specific standards that regulate development in each district. Key development standards are provided in Table 2.C. TABLE 2.0 DEVELOPMENT REGULATIONS BY ZONING DISTRICT 6.4% DISTRICT 1 BASE OPEN SPACE SETBACKS HEIGHT Front: 0 ft. Rear': 0/5/10 ft. ° CG 0.3-0.5 Max FAR 26 ft./31 ft. N/A Side inti: 0/5 ft. 6/0 19.5% Side street: 0 ft. Bulkhead: 10 ft. Ih/ Front: 0 ft. I1' o Bulkhead: 10 9 � Cv 0.5 0.5 Max FAR 26 ft./31 ft. N/A Side int': 0/5 ft. Rear': ad: 10 ft.. Side street: 0 ft. Front:0 ft. Rear': 0/5/10 ft. 23.3% CM 0.5 0.5 Max FAR 26 ft./31 ft. N/A Side int": 0/5 ft. Sidestreet: Oft. Bulkhead: 10 ft. ; Single Use:Com. 0.5 Common: 75 Max FAR Front: 0 ft. MU-MM Mixed Use: Com. 26 ft./31 ft. sq.ft./du^ Side inti: 0/5 ft. Rear 3. 0/5/5 ft. 0.25-0.5 FAR/Res. Private: 5% Side street: 0 ft. Bulkhead: 10 ft. 1.0 Max FAR GFA/dus LEGEND Single Use:Com.0.5 Common: 75 - Commercial General Max FAR sq.ft./du° Front: 0 ft. Rear . 0/0/0 ft. P MU-W3 Mixed Use: Com. 26 ft./31 ft. Private: 5% Side int2:0/5 ft. f Commercial Visitor-serving 0.35-0.5 FAR/Res. GFA/dus Side street: 0 ft. Bulkhead: 10 ft. 0.5 Max FAR I - Commercial Recreational and Marine Cumulative Develop- Front: 50 ft. Rear: 10 ft. PC-45 26 ft./31 ft. Mixed-Use Mariners' Mile menta 0.88 FAR side 6: 150 ft. Bulkhead: 10 ft. PF N/A N/A N/A N/A Mixed-Use Water Related 1. Flat roof,pitched roof 2. Abutting residential,abutting non-residential Balboa Bay Planned Community (45) 3. Abutting an alley,not abutting an alley,abutting residential 4. Minimum dimensions of 15 ft.x 15 ft. Public Facilities (PF) 5. Minimum dimensions of 6 ft.x 6 ft. 6. Along the Bayshores property 122 Figure 2.7 Residential Uses Permitted Mixed-Use Vertical MU-MM-Mariner's Mile IET�7 MU-WI-Mixed Use Water Related _OLJ Coast Highway 100ft Buffer i D ' �� J 1 Coast Hwy North Curb D tD�� UO fj r__1 Mariners Mile Project Boundary ao°:0�`� a �t a TE City of Newport Beach Mariner's Mile T. Source:City of Newport Beach,2016 Chapter 2. Land Use and Urban Form 20 Citywide Standards and 20.46 of the Zoning Code.The standards allow Regulations for the transfer of development rights in all zoning districts from a "donor" property to In addition to the establishment of zoning districts one or more "receiving" properties in the and development standards and regulations, same statistical area, as identified in the Land the Zoning Code provides regulations that are Use Element.When the transfer involves applicable to land citywide and differentiate by use, residential units,the transfer must be on a rather than zoning district. unit-for-unit basis.Approval of a TDR request • LANDSCAPING. Landscaping standards requires completion of a traffic analysis by the in Chapter 20.36 of the Zoning Code are City Traffic Engineer and a land use intensity applicable to all new multiunit residential and analysis by the Director of Community nonresidential projects and to alterations or Development. When considering approval of LANDSCAPING expansions of existing multiunit residential a TDR application, the City Council considers and nonresidential projects to the greatest findings related to potential community extent feasible.The landscaping standards benefits,traffic and development impacts, provide safety, maintenance, and water use/ neighborhood compatibility, and site planning irrigation requirements in all zoning districts. and urban design. Following the transfer of Additionally, Chapter 20.36 requires that development,the maximum gross floor area all setbacks, open areas, and easements be allowed on a donor site must be reduced by the landscaped, except where they are retained amount of the transfer of development to the and maintained in their natural state. Finally, receiver site. the landscaping standards provide regulations HEIGHT EXCEPTIONS.The Nonresidential related to plant material,generally requiring Shoreline Height Limit Area allows the base the use of noninvasive, drought-tolerant trees, height limit for nonresidential and mixed-use shrubs, and groundcovers. structures with a flat roof to increase from 26 • SIGNAGE. Signage standards are provided to 35 feet and nonresidential and mixed-use in Chapter 20.42 of the Zoning Code, which structures with a sloped roof to increase from generally regulates the types of signs allowed, 31 to 35 feet.The shoreline height limit applies maximum number of signs and sign area to all nonresidential zoning districts and mixed- per building, maximum height, location use zoning districts within the boundaries of requirements, and lighting requirements by the Nonresidential Shoreline Height Limit Area. zone district.Additionally,the chapter provides The Mariners' Mile corridor lies entirely within development standards specific to the various the Nonresidential Shoreline Height Limit Area. signs, including awning signs, changeable copy OFF-STREET PARKING: Off-street parking signs,freestanding signs, ground signs, and wall standards are provided in Chapter 20.40, Off- signs. Street Parking, of the Zoning Code.A detailed • TRANSFER OF DEVELOPMENT RIGHTS analysis of Chapter 20.40 is provided in section OFF-STREET PARKING (TDR).TDR standards are provided in Chapter 3, Parking. 130 21 Mariners' Mile Revitalization Master Plan Planned and Entitled Development Projects There are currently three development projects going through the entitlement process in the Mariners' Mile corridor: FIGURE 2.8 PLANNED AND ENTITLED PROJECTS (191 Riverside Avenue.This project, which includes facade and site o� L improvements to the existing retail shopping center, requires a general 2 �/ ���LLL LLLIII </!J/moo plan amendment, rezoning to MU- -0 U- q MM, and local coastal plan � ��171 amendment for a future A a development project. �2500 Coast Highway. The project o e consists of a minor use permit to o establish a preschool.(Approved) s, � o 000��� mm o 4 o afloo� ����emmmm o Source:City of Newport Beach,2016 131 Chapter 2. Land Use and Urban Form 22 EXISTING CONDITIONS including boat sales and storage, sailing schools, and marinas as well as eating and drinking LAND USE establishments,general retail, and multitenant commercial uses.The majority of these uses are The Mariners' Mile corridor consists of a variety visitor-serving and/or destination uses whose of marine-related and auto-oriented commercial location on the bay attract customers from across and retail uses, as well as neighborhood-serving Orange County and travelers passing through the commercial, office, and limited residential uses. As area on Coast Highway.A large site on the eastern displayed in Figure 2.9, Existing Land Use Diagram, end of the project area is developed as the Balboa inland properties on the east side of the corridor Bay Club and Resort, which includes a hotel, include various eating and drinking establishments, private club, and residential uses on City tidelands. multitenant commercial businesses, and auto Residential uses currently consist of the Balboa Bay sales and service establishments that occupy the Club (145 total units) and the Newport Towers(36 shallow and narrow lots fronting Coast Highway, total units) on the west end of Mariners' Mile. characteristic of this portion of Mariners' Mile. Auto sales and service facilities are dispersed As displayed in Figure 2.10 the land use with I throughout the inland side of Coast Highway and the greatest share of total area, multi-tenant V include a large auto sales business on the west end commercial, occupies less than a quarter(23 of the corridor and multiple auto sales businesses percent) of the total land area. Hotel/lodging uses between Tustin Avenue and Dover Drive. and Marine sales/services are prominent uses in Mariners' Mile, occupying 15 percent and 14 Inland properties along the west side of the percent of the total land area, respectively. Eating/ _ corridor also consist of a mix of multitenant drinking (11 percent) and Auto sales/services (10 commercial, office, and general retail uses— percent) are also prominent in the corridor, and including salons, restaurants, apparel, and other residential (8 percent), office (7 percent),general specialty shops. A cluster of neighborhood-serving retail (6 percent), and parking areas (5 percent) multitenant commercial and office uses is on occupy smaller portions of Mariners' Mile.The the north side of Avon Street between Riverside remaining land uses include utilities and vacant Avenue and Tustin Avenue,with businesses such land, each accounting for approximately 1 percent as a coffee shop, hardware store,veterinary clinic, of the land area. and personal service businesses,among others. In addition to the range of commercial and retail uses, a hotel and large boat sales yard occupy prominent ®' positions in the central area of the inland side of • A T Mariners' Mile. Bay-side properties are developed with an assortment of marine sales and service uses, — 132 23 Mariners' Mile Revitalization Master Plan 0 FIGURE 2.9 EXISTING LAND USE DIAGRAM ooit Existing Land Use a 1 t i i 3 Residential i 1 r a IIIIIIIIII� Eating/Drinking I ♦ IIIIIIIIIII� General Retail Lj� t , fa ] ♦ ♦♦ ♦ Multi-Tenanat Commercial 1 i� ♦♦ � Auto Sales/Service v Hotel/Lodging _ Marine Sales/Service ,Ujia � � Office 1 v Parking r f (� v i Utilities ® Vacant o o0 a � � r at i rMariners Mile Project Boundary it . x aO --- Coastal Zone Boundary i 4 A City of Newport Beach Mariner's Mile O 0 50U C4816.0 Feet 9/23;2016 Source:City of Newport Beach,2016 133 Chapter 2. Land Use and Urban Form 24 FIGURE 2.10 EXISTING LAND USES URBAN FORM The unique physical geography and topography 1.1% 1.4% of Mariners' Mile is a key factor in shaping the physical form,type, and location of development in the corridor.The area's location between the bay to the south and the bluffs to the north creates a 5.2%6.7% finite amount of flat land suitable for development. r Variations in the distance between the bay and 10.6% bluffs has resulted in extremely shallow lots in "" some portions of the corridor, particularly the 5 eastern half of the inland side, as well as deeper lots in the center portion of the corridor.The base maximum building heights of 26 ft./31 ft. and 14.3 maximum of 35 ft. in the Local Coastal Program have helped preserve view from the top of the bluff, which has a grade differential of approximately 50 ft.from top to bottom. The following provides an analysis of key components "4x`� ` ' ` .�� of the urban form in the Mariners' Mile corridor '+�+ LEGEND today. - Auto Sales/Service Eating/Drinking - General Retail - Hotel/Lodging - - Marine Sales/Service - Multi-Tenant Commercial - Office Parking Residential - Utilities - Vacant -- 13.4' 25 Mariners' Mile Revitalization Master Plan Existing Building Location As displayed in Figure 2.11, buildings are generally interspersed throughout Mariners' Mile without a consistent building orientation or placement on parcels. Parking lots and garden walls occupy more than 70 percent of the street frontage in the Mariners' Mile corridor, resulting in a fragmented street frontage and public realm. Buildings along the north side of Coast Highway, particularly toward the west end of the project area,tend to be oriented to the street, creating a more consistent street frontage. Buildings on the bay side of Coast Highway are generally oriented and positioned closer to the water, often separated from Coast Highway by surface parking lots. However, a small number of bay-side buildings near the intersection of Tustin Avenue and Coast Highway are oriented toward the street, providing a uniform street front in the center of the corridor. f FIGURE 2.11 EXISTING D BUILDINGS t 0 City of Newport Bea:h O Mariner's Mlle 135 Chapter 2. Land Use and Urban Form 26 Building Heights Building heights throughout the Mariners' Mile corridor range from one-story commercial buildings to an eight-story residential tower.As displayed in Figure 2.12,the majority of buildings are two to three stories, which allow views to the water from properties on top of the bluffs.The two tallest buildings in the project area are at either end of the corridor—the eight-story residential tower to the west and the six-story Balboa Bay Club to the east. _ FIGURE 2.12 BUILDING D - HEIGHTS l f O D 1 Story 0 2 Stories 3 Stories i 4 stories 5 Stories a I�i a o [ • s stories S Stories f riNoBeach Marinner'ss Mile • xw we-iee Fs� 1N�2018 136 27 Mariners' Mile Revitalization Master Plan Existing Viewshed General Plan Figure NR-3 designates the stretch of Coast Highway passing through Mariners' Mile as a Coastal View Road. However, views of the water are opportunistic—through surface parking lots along the bay side, between buildings, or through drive aisles.Viewsheds from Coast Highway are blocked by buildings or street walls,with the most impeding along the perimeter of Balboa Bay Club resort. Views from the bluffs to the bay are generally preserved by the predominantly low building heights throughout the corridor. Figure 2.13 displays viewsheds to the bay from Coast Highway. ` ! FIGURE 2.13 VIEWSHED Major Minor small I If_�1 Wall I I 171-41 - — l t _ I of IM1 a •�� � Cb of Newport Beach Mariner's Mile GNFI lY U 1dY2016 13� Chapter 2. Land Use and Urban Form 28 Building Relationship to Street Buildings that produce a positive relationship to the street—creating an environment that is comfortable for pedestrians—are generally close to the street frontage, include transparent windows, and are occupied by uses such as retail and eating and drinking establishments. Buildings that moderately contribute to street life are typically set back from the street frontage and separated from the street and adjacent sidewalk by surface parking lots, generally providing a less comfortable pedestrian experience. Finally, buildings with large expanses of blank walls built directly adjacent to the sidewalk or set back a large distance from the street do not provide a positive contribution to street life. As displayed in Figure 2.14 the largest concentration of properties providing a positive contribution to the street are on either side of Coast Highway in the general vicinity of Riverside Avenue and Tustin Avenue. Properties providing a moderate contribution to the street are dispersed throughout the plan area. Finally, as indicated in Figure 2.14,the large wall traveling the length of the Balboa Bay property creates a negative impact on the street environment, particularly for pedestrians and bicyclists f FIGURE 2.14 BUILDING D RELATIONSHIP TO STREET Positive Fair Negative 1 f ! 1 ° CnIIII CiN of Newport Beach i O Mariner's Mile C" 16 0 O mW 1641018 138 29 Mariners' Mile Revitalization Master Plan Streetscape both sides of Coast Highway.This condition is exacerbated by the fact that off-street parking for Mariners' Mile is bounded by both natural and many bayside businesses is on inland properties, manmade edges, including Newport Boulevard requiring patrons to cross Coast Highway. to the west, Dover Drive to the east,the bluffs to the north, and the bay to the south. Gateway parking, including surface parking lots and auto/ entrances at Newport Boulevard and Dover Drive yacht sales yards, dominate the land area of parcels provide access through the project area, and minor fronting Coast Highway,which creates an inactive gateways at Riverside Avenue and Tustin Avenue ground level and limited visual appeal. Although provide local access in and out of the Avon strip the surface parking lots fronting Coast Highway commercial center on the inland side. help preserve view corridors to the bay,the lack of active commercial uses has a negative impact on Activity nodes are dispersed throughout the the visitor experience. corridor and include the Balboa Bay Club,the Newport Sea Base, the Holiday Inn Express Newport Beach,the Avon commercial center, and other commercial and retail uses along the inland edge,where residents and visitors live, shop, eat, and congregate. The existing streetscape presents many challenges for pedestrians and bicyclists traveling through and across the area. Sidewalks throughout the project area vary in width, but the majority are less than eight feet wide. Frequent curb cuts along the sidewalks provide access for vehicles, but create an undulating and unsafe walking experience for pedestrians, especially where sidewalks are narrow.Additionally, street lights placed within the sidewalk create physical conflicts for pedestrians and are especially harmful for those with disabilities and families with strollers. Additionally, there is no signage or formal pathway that indicates or provides public access to the boardwalk, and pedestrians must pass through numerous surface parking lots to access the boardwalk. Finally, the limited number of north- south pedestrian crossings and the long distances between them make it difficult for pedestrians to safely access uses along 139 O �iL - � FIGURE 2.15 EXISTING STREETSCAPE Nc- port Heights Elementary School CONDITIONS (PROJECT SITE) Newport Project dHarbor I r ry '� HghSchool .�� castaways ----• Coastal ZoneBoundary Bounda _--- - ------_---_- - / l / Park 0 Parcels Water S,.Andrew' B Gateway Prest en6 r Oo 1 Church OCTA Bus Stop - -- ° i Activity Node Vehicular Circulation PCH Crossing( �� - Horace i z)`� ' ' '514 z > Building Footprint Showing Land Use e Ensign Parki ,- Residential o �;� - _ ensign Neiport I I� Eating/Drinking '� e y°' = .Theatre _ School 6 Atts Center General Retail O Multi-Tenant Commercial � _ Kaca AutoSales/ServeP r r � �( Marine Sales/Service s z i, 4�`. - _ �® Qr �h aro _p„c Nye _ - � �I15 Office -.4,71-0 - I�, - - i .,. Y O><� ,,,• Parking � Utilities D Vacant 0.6 ml. 0.1 y ' ✓ � i --- - West Lido Channel c Newport Bay ! City of Newport Beach ,O _ Mariners' Mile aoz e Sowcagty o'1'e':ryo��Beech-20]6 l/ 1l o �� Q '� _ - Cliff Drive i FIGURE 2.16 EXISTING STREETSCAPE CONDITIONS (FOCUS AREA A) m UUU / Project Boundary Coastal Zone Boundary to D Parcels 0 Building Footprint Cliff Side I � ��.i� Street Tree I ido d I lip �I I � o-� Street Light e,u Sterling BMW - e � OCTA Bus Stop � to Fna pv r- San Curb Cut GOP Vehicular Access ,z� \ P ®® � �\ � 00000 Driveway/Alley 9 ac®®A/ ��\, ■ ■ ■ Pedestrian Pathway Circulation Boardwalk Crosswalk Standard Crosswalk HOOK Ladder Crosswalk S'idewa i Ik W'dth P y Less than 8 feet o � o 8 to 10 feet � 11 to 12 feet More than 12 feet y, t Boardl , 1 ��� i �- r- ro '♦ ' ' ' -- / City of Newport Beach lc� ' � �� (\`\���)/� Marinersr Mile Z0 m - �i g O Source Cryot Newport Beech,2016 141 FIGURE 2.17 EXISTING STREETSCAPE �. ■ 9�L� CONDITIONS (FOCUS AREA B) op 00 -- - . J ---- „ � w � � Project Boundary �� � ••� Coastal Zone Boundary Avon Villa e Av n Village IAParcels _ r 1 ' D Building Footprint Avon Street Cliff Side ■ _.I Street Tree ■ ,A — C>—(D Street Light OCTA Bus Stop I<, I Curb Cut cIz -d If, HQ j i H Vehicular Access f00000 Driveway/Alley r . ■ ■ ■ Pedestrian Pathway Circulation 0 lr'� ■ r— Boardwalk 0 ■ Mariners' Mile Square 0 0 ■ j� Crosswalk 0 ■ Standard Crosswalk 0 - ■ I_ o- �, ,: ,. ,`�� r ]IJh000 Ladder Crosswalk ■ �i T _ �' — —_'^ Sidewalk Width Pacific Coast Highway 3 �w _ � Less than 8 feet 8 to 10 feet w ■ 0More than 12 feet O 0 s O O' o� 0 y� PWWI o■ Billy's at O m the Beach ; 00 Rusty Joe's Crab - s r� B a Pelican Shack - _�� 'i17TfFf�-fifl] �f City of Newport Beach _ y _ r O o � Marinersr Mile s u«e.CIId Ne P=even.s 16 � ■ O � 242 _ FIGURE 2.18 EXISTING STREETSCAPE ® r® own rrm _ To Newport Theatrerrrrrrr® Arts Center _ CONDITIONS (FOCUS AREA C) ®r m r lob • • ■/• ot Project Boundary __ ❑ D Zone Boundary Parcels 411111111, 4ft_ + O Building Footprint �i1 ���_ Cliff Side Street Tree ® _ ' o—�O Street Light OCTA Bus Stop Holiday •t5 _ nn Curb Cut H Expres 00 _ — ' Vehicular Access 0 / 00000 Driveway/Alley 0 0�11 0 �`;► . I ■r_■ ■ Pedestrian Pathway Circulation 0 00OBO O % BoardwalkOBaja O O Crosswalk000 0 Cafe O O 0 0 O Q 0 1• ` _ Standard Crosswalk `` ]0000E Ladder Crosswalk X- — Sidewalk Width Less than 8 feet � Pacific C oast F{ighWay 8 to 10 feet w c- — 11to 12 feet 0 More than 12 feet o . 00 �Y Ci. �.� 0 Jr IS A'maree's -- _ Newport Sea Base �� i!n I �'\ �'!:�TITfFf�llil]71:TIii'Tl'C� fC „ City of Newport Beach Mariners' Mile 1 121 '21 sohae.ahof N—pom Beach. G16 14 S FIGURE 2.19 EXISTING STREETSCAPE Cuff°rwe \ CONDITIONS (FOCUS AREA D) o ` - - ���• Project Boundary y ....... Coastal Zone Boundary Parcels Building Footprint Cliff Side I Street Tree d \ Street Light �/ Kings ROa O OCTA Bus Stop r \ F E Curb Cut Vehicular Access i 00000 Driveway/Alley ■ ■ ■ Pedestrian Pathway Circulation CD �. • Boardwalk Crosswalk Low4WD i . LI. Standard Crosswalk /• 1\\ • I ]L_ Ladder Crosswalk f p b Sidewalk Width Q Less than 8f eet > ��►��� " o StolOfeet ..- CoastN�ghwaY ` '' 11 to 12 feet L` r . . . i.... Pacific r •rs� - _ -`9 More than 12 feet i 1 Into Collegiate Sailing Rowing Base 5'T. ITfFf�llil]71.TIi'Tl`[['Tt-;i'Tti- c [[= %,t [ j ' ` fp City of Newport Beach Q - •• -.m1� I c. 1 I - � Mariners' Mile ,� •fir -( f O mao , sw�.cmi or mmnort oeo�n20e 144 35 Mariners' Mile Corridor Revitalization Master Plan 145 r a - • � �.�;y 1: `�,P,�. - ,�KI"ontgoh.ery' ` Alt4rr.innve, � iia. . :n PARKING J � 1 37 Mariners' Mile Revitalization Master Plan PARKING PLANS, POLICIES, AND Policies REGULATIONS Parking Policies and Implementation Programs specifically related to Mariners' Mile include the following: • CE 7.1.5 Avon Street Municipal Parking Lot Relocation. Consider relocation of the Avon Street GENERAL PLAN LAND USE municipal lot to better serve commercial uses in Mariners' Mile. ELEMENT • Implementation Program 16.10, Improve Parking Supply and Management. > Consider parking management programs for commercial and residential areas of the City with Overview inadequate onsite parking, The General Plan and Zoning Code are the primary > Consider the development of public parking lots or structures and permit street parking, valet documents that guide and regulate the provision programs, and similar techniques as feasible. and distribution of off-street parking.The General > Existing public parking lots should be evaluated for their accessibility, utilization, and proximity to the Plan provides parking policies and implementation uses they support. Possible relocation should be considered where they do not effectively support programs intended to ensure there is an adequate surrounding land uses. supply of parking throughout the City. > Funding for public parking facilities may be derived from the establishment of parking districts, supported by local businesses and organizations, including business improvement districts. > Work with commercial, office, and institutional property owners to encourage the use of parking areas on weekends and holidays in conjunction with transit services. • LU 6.19.5 Parking. Require adequate parking and other supporting facilities for charters,yacht sales, visitor-serving uses, and other waterfront uses for the Mariners' Mile area. • LU 6.19.14 Parking Lot Relocation. Consider options for the relocation of the City parking lot on Avon Street to better support the corridor's retail uses in the Mariners' Mile area. • LU 6.19.16 Parking and Supporting Facilities for Waterfront Uses. Explore additional options for the development and location of parking and other supporting facilities for charters,yacht sales, and other waterfront uses. -147 Chapter 3. Parking 3$ ZONING CODE (CHAPTER Standards and Regulations 20.40) In addition to the off-street parking requirements of Table 3-10, Chapter 20.40 includes the following standards and regulations. Overview • 20.40.070, Development Standards for Parking Areas. Design standards for parking lots and parking Off-street parking standards are provided in spaces, including minimum setbacks and parking space size. Chapter 20.40, Off-Street Parking, of the zoning code.The chapter requires that each use, • 20.40.100, Off-Site Parking.A conditional use permit (CUP) is required for a parking facility not on the including any expansion or change of use, provide same site it is intended to serve.The parking facility would have to be within a convenient distance appropriately maintained off-street parking and and would not create undue traffic hazards or impacts in the area. A long-term parking agreement loading areas in compliance with Table 3-10, Off- would be required. Street Parking Standards, of the chapter.Table . 20.40.110,Adjustments of Off-Street Parking. A reduction of the parking requirement may be 3-10 provides use-specific, minimum off-street granted given certain conditions.This section also provides standards and procedures forjoint use of parking standards, generally expressed as a ratio parking facilities and for the development of a parking management plan. of the number of spaces required per square feet of gross floor area.Table 3.A includes the parking • 20.40.120, Parking Management Districts. Properties in a parking management district established requirements of a representative sample of key through the parking management overlay district may be exempted from the off-street parking existing and permitted land uses in the Mariners' requirements in Table 3-10. Mile area. • 20.40.125, Commercial In-Lieu Parking Fees. Commercial businesses may pay an annual fee in lieu of providing off-street parking pursuant to requirements in Title 20 of the City's municipal code. • 12.44,Stopping,Standing and Parking Restrictions.This section of the municipal code establishes parking meter zones and fees,time restrictions, in-lieu parking fees, and parking prohibitions. 1-4 8 39 Mariners' Mile Revitalization Master Plan TABLE 3.A PARKING REQUIREMENTS BY LAND USE LAND USE ZONINGDISTRICTS PARKING SPACES Retail Sales CG, MU-MM, MU-W1 1 per 250 sq. ft. Visitor-Serving Retail CV, MU-W1 1 per 250 sq. ft. Marine Retail Sales CG, CV, MU-MM, MU-W1 1 per 250 sq. ft. Vehicle/Equipment Rentals CG, MU-MM 1 per 1,000 sq, ft. of lot area and Sales Boat Rentals and Sales CG, CV, MU-MM, MU-W1 1 per 1,000 sq.ft. of lot area, plus 1 per 17AP .� 350 sq.ft. of office area Offices—Medical and CG, CV, MU-W1 (above Dental Offices 1st flr only), MU-MM 1 per 200 sq. ft. 1 Financial Institutions and CG, CV, MU-MM, MU-W1 1 per 250 sq. ft. Related Services Bars, Lounges, and Night- CGCV 1 per each 4 persons based on allowed occu- , clubs , panty load or as required by CUP 1 per 30-50 sq. ft. of net public area, includ- Food Service with/without ing outdoor dining areas exceeding 25%of alcohol,with/without late CG, CV, MU-MM the interior net public area or 1,000 sq. ft., hours whichever is less.25%of the interior net pub- lic area or 1,000 sq. ft., whichever is less. Food Service—Fast food CG, CV, MU-MM, MU-W1 1 per 50 sq.ft. and 1 per 100 sq.ft, for out- door dining areas Hotels and Accessory Uses CG, CV, MU-MM, MU-W1 As required by CUP s Marinas N/A 0.75 per slip or 0.75 per 25 feet of mooring space r. Multiunit Dwelling, 4+ 2 per unit covered plus MU-W1 units(above 1st floor) MU-MM, 0.5 guest parking spaces per unit • Source:Zoning Code Chapter 20.40,Table 3-10 Chapter 3. Parking 40 EXISTING CONDITIONS in the study area was observed on a weekday, with weekends never surpassing 43 percent According to the 2008 Mariner's Mile Parking occupancy.Although the overall occupancy in the Study, a total of 2,981 parking spaces are in the entire Mariners' Mile area is below 50 percent, - project area, of which 514(17 percent of the total) certain areas were observed to have much are on street. Curbside parking is provided along higher occupancy, and some areas approach most portions of Coast Highway and along public full occupancy.The highest parking demand is streets in Mariners' Mile, including Tustin Avenue, generally at on-street spaces along Coast Highway T Avon Street, Ocean View Avenue, Cliff Drive, Old from Old Newport Boulevard to approximately%: Newport Boulevard, and Santa Ana Avenue.Just mile to the east, and on the segment of Avon Street east of Tustin Avenue, parking spaces along Coast between Tustin Avenue and Riverside Avenue. Highway are generally free and with no time High parking demand in these areas is driven by limits. Coin-operated parking meters are on Coast patrons of restaurants that are mostly on the bay Highway just west of Tustin Avenue up to Newport side of Coast Highway and commercial businesses Boulevard and along a short segment of Tustin in the core shopping area between Tustin Avenue Avenue. and Riverside Avenue.The 2008 Parking Study also concluded that a significant number of vehicles Avon Street has parking time restrictions, as does a stayed in a space for most of the day, suggesting _ portion of Tustin Avenue just south of Avon Street. that employees were using many of the desirable Two public off-street parking lots are on Avon and convenient public on-street parking spaces. Street east of Tustin Avenue, with a total of 125 , metered parking spaces. In addition, several private In comparison, at peripheral commercial areas such lots with public parking access are in the study as the western half of Coast Highway and Santa Ana area, with access driveways from Coast Highway Avenue,Avon Lot 2, parking remains underutilized - and local roads. since it is not conveniently located for those visiting Mariners' Mile, especially for restaurant patrons The City has several parking permit programs to on the bay side of Coast Highway.The disparity - - accommodate the needs of residents, businesses, in parking availability in the area can also be and visitors.The most popular are the Annual attributed to the presence or lack of parking meters Permit, which allows parking at selected meters and restrictions on certain blocks. Users park and public parking lots without further payment, more frequently along areas without time or cost and the Master Parking Permit,which allows restrictions, including Avon Street and on Coast parking at almost any public parking location in the Highwayjust east of the segment with parking City without further payment. meters. Based on various site visits and the 2008 Parking Existing surface lots and meters are displayed in Study, parking is generally underutilized in the Figure 3.1. - Mariners' Mile area.The highest occupancy 150 I—� Existing Surface Lots & Meters r i f d City Owned Public Parking f ' Metered Parking aj�� rte— Mariners Mile Project Boundary •• � r a� opL City of Newport Beach Mariner's Mile �' a soo Crve i O mfe. 3/27/2017 Source:City of Newport Beach,2016 .r 1�^ s 43 Mariners' Mile Revitalization Master Plan 153 - y pAI 45 Mariners' Mile Revitalization Master Plan MOBILITY AND CIRCULATION the map entitled Newport Beach Circulation > Provide a walkway connecting the Lido Element- Master Plan of Streets and Highways. Village area with Mariners' Mile PLANS, POLICIES, AND > Provide a continuous walkway along the CE 2.2.4- Driveway and Access Limitations. REGULATIONSLimit driveway and local street access on Mariners' Mile waterfront from the West arterial streets to maintain a desired quality of Coast Highway/Newport Boulevard Bridge to traffic flow. Wherever possible, consolidate the Balboa Bay Club. GENERAL PLAN CIRCULATION driveways and implement access controls ELEMENT during redevelopment of adjacent parcels. Overview CE 2.3.1-Coast Highway Ownership. Pursue ownership of Coast Highway throughout The Circulation Element presents a series of mostly Newport Beach, as opportunities arise, so that high-level policies to guide multimodal mobility Coast Highway can be improved to its ultimate planning in the City. An overarching goal of the width in Mariners' Mile consistent with the Circulation Element is to maintain the character City's vision and to provide the City with more of the community by focusing on planning opportunities to increase operational roadways for the "shoulder season" rather than the efficiencies. heavily utilized summer season,thereby avoiding oversized roads and excess capacity. In terms of CE 3.1.3- Regional Consistency.The City of active transportation,the Circulation Element Newport Beach Master Plan of Streets and incorporates goals, policies, and implementation Highways(shown on figure CE1) shall be programs related to the enhancement of areas with consistent with the Orange County Master Plan PUSH higher pedestrian activity,such as Mariners' Mile. of Arterial Highways. (Imp 16.5), BUTTON The element also addresses an objective for quality bicycle facilities and a cohesive bicycle network. CE 5.1.12-Pedestrian Street Crossings. FOR The Circulation Element includes network maps Implement improved pedestrian crossings in for the proposed roadway network (Master Plan key high volume areas such as Corona del Mar, of Streets and Highways) and the proposed bicycle Mariners' Mile,West Newport,Airport Area, network(Master Plan of Bikeways).The Bicycle Newport Center/Fashion Island, and the Balboa Master Plan was updated in August of 2014. Peninsula. • CE 5.1.14-Newport Harbor Trails and Walkways. Develop and implement a long- POlicies range plan for public trails and walkways to Key policies in Circulation Element specifically access all appropriate commercial areas of the target or mention Mariners' Mile: harbor, as determined to be physically and CE 2.1.2-Street and Highway Network. economically feasible, including the following: • Construct the circulation system described on 15� Chapter 4. Mobility and Circulation 46 BICYCLE MASTER PLAN (2014) Strategies Overview In addition to the policy framework, the Bike Plan makes specific recommendations for adding new bicycle facilities and enhancing existing facilities. The Bicycle Master Plan (Bike Plan) best reflects the 1.4-mile Class II lanes on West Coast Highway between Newport Boulevard and Dover Drive. City's current objectives and approaches to active transportation planning.The plan presents a broad . 0.2-mile Class III route on Santa Ana Avenue between Old Newport Boulevard and Cliff Drive. policy framework as well as targeted strategies for implementing the City's vision of an integrated, • 0.3-mile Class III route on Avon Street between Riverside Avenue and Avon Street's western terminus, high-quality bicycle network.The plan's policies with a new Class I segment (approximately 180 feet) connecting the western terminus of Avon Street are general in nature, addressing topics such as with Santa Ana Avenue/Old Newport Boulevard. facility design, bicycle parking, bicycle education/ "Bicycle Boulevards' on Tustin Avenue and Fullerton Avenue, adjacent to the Mariners' Mile study encouragement programs, bike share, etc. area.These provide opportunities for bicycle facilities, signage, and wayfinding in Mariners' Mile that guide people bicycling to these safe, neighborhood-friendly routes (which are also routes to schools). The Bike Plan also recommends"spot improvements"to enhance particular areas for pedestrian and bicycle mobility;these provide general guidance rather than address specifics such as roadway configuration or street geometries. Recommendations for the Mariners' Mile area are: • Coast Highway/Riverside Avenue intersection. Improve signage, markings, and wayfinding(working with Caltrans). • Coast Highway between Newport Boulevard and Riverside Drive. Improve signage, markings, and wayfinding to guide cyclists using sidewalks designated for bicycling; review sidewalks to remove and relocate utilities and posts. • Dover Drive/West Coast Highway intersection. Improve signage, markings and wayfinding. 150 47 Mariners' Mile Revitalization Master Plan CORRIDOR STUDY FOR PACIFIC Mile corridor. AIMCOAST HIGHWAY (ORANGE • Bicyclists using Coast Highway face potential COUNTY TRANSPORTATION conflicts when traveling between parked cars t and moving vehicles (SR-55 to Dover Drive). ! f _ AUTHORITY ANDCALTRANS, . The constrained right-of-way through most of 2016) the corridor limits improvement opportunities. i Overview EXISTING CONDITIONS The Pacific Coast Highway(PCH) Countywide Corridor Study identifies mobility needs and In general, Coast Highway prioritizes vehicles over people walking, bicycling, and riding transit. potential improvement strategies for PCH in Orange County's six coastal cities, with the primary It generally has narrow sidewalks that put objective of enhancing safety and efficiency for pedestrians in close proximity to the roadway, all modes.The study recognizes the need for although pedestrians are often buffered from multiagency cooperation, especially between local vehicular traffic by curbside parking lanes. Due jurisdictions and Caltrans. Mariners' Mile is in to the proximity of physical development to the Subarea 3, which spans Newport Beach from the street, there are limited opportunities to expand F ► Santa Ana River to Pelican Point Drive.The study's the right-of-way to accommodate multimodal seven-step process included identifying potential opportunities. Any enhancements will take place improvement options; developing possible within the existing rights-of-way and future alternatives; and evaluating the alternatives in dedications. terms of benefits,costs, and feasibility, which are to be covered in later analysis. COAST HIGHWAY The corridor study recognizes the following CONFIGURATION existing key issues/needs relevant or specific to the The eastern section of Coast Highway has a slightly Mariners' Mile area: narrower existing right-of-way, accommodating two vehicle travel lanes westbound and two eastbound, • Heavy traffic volumes, high pedestrian crossing a center turn lane, and sections of curbside activity, constrained capacity, bicycle activity, parking on both sides.The western half has three and on-street parking friction delaying travelers westbound vehicle travel lanes,two eastbound along Coast Highway, limiting mobility through vehicle travel lanes, a center turn lane, and sections the Mariners' Mile area, and creating conflicts of curbside parking on both sides. between cars and other transportation modes. • General delays throughout the entire Mariners' 157 Chapter 4. Mobility and Circulation 48 BICYCLING AND WALKING ON Finally, Coast Highway lacks pedestrianamenities, tib, COAST HIGHWAY such as shade trees and street furniture. BICYCLING AND WALKING ON i Coast Highway is a popular route for local residents,tourists, and long-distance recreational RIVERSIDE AVENUE, AVON cyclists; however,there are no designated STREET, AND TUSTIN AVENUE bicycle facilities or roadway markings along • j} Coast Highway between Newport Boulevard Class II bicycle lanes on Riverside Drive provide a .: and Dover Drive.The lack of designated facilities valuable connection to residential neighborhoods, poses challenges to both motorists and bicyclists Ensign Intermediate School,and Newport Harbor XIND r as they maneuver the shared roadway space. High School, via Cliff Drive and Irvine Avenue \ Westbound bicyclists ride between vehicle traffic bicycle lanes.The lanes lack"best practice" and parked vehicles, interspersed with sections enhancements such as painted buffers, markings where the absence of street parking provides a through driveway crossings and intersections, or wider(but still undesignated) bicycle travel area. green paint. Riverside Avenue,Avon Street, and On the eastbound side, solid striping separates the Tustin Avenue are generally more pedestrian in vehicle travel lane from the curbside parking lane, scale, with narrower widths (34 feet for Avon Street providing quasi-markings to separate bicyclists and Tustin Avenue, 56 feet for Riverside Avenue). from vehicle traffic but no inner striping to provide Vehicle traffic volumes and speeds on Avon Street F• a designated bicycle lane. There are even sections and Tustin Avenue are low.Traffic speeds and _ q near Newport Boulevard where riding on the volumes are higher on Riverside Avenue,which sidewalk is allowed—even preferred—due to has four lanes from Coast Highway to a short vehicle travel lanes that abut the curb. distance north of Avon Street, where it is reduced to two lanes.These conditions contribute to a The Coast Highway pedestrian environment positive pedestrian environment on Tustin Avenue, is characterized by narrow sidewalks that put Avon Street, and Riverside Avenue and offer an pedestrians in close proximity to the roadway, opportunity to improve pedestrian connections although pedestrians are often buffered from between the bluff neighborhoods to the north and vehicular traffic by curbside parking lanes. the commercial areas of Mariners' Mile. There are two long stretches without pedestrian crossings, although there is generally not a lot of demand for crossing Coast Highway along these `" ; &, we z _ 4 stretches—an approximately 0.6-mile stretch 71 between Tustin Avenue and Balboa Bay Club, and an approximately 0.4-mile stretch between the Balboa Bay Club and Dover Drive. In addition to the narrow sidewalks, obstacles such as light poles and parking signs are often located in the sidewalk. 158 1,�-q COLL ISLES Just og of •+t r.. _ ��ot RME , 51 Mariners' Mile Revitalization Master Plan OPPORTUNITIES AND Challenges CHALLENGES • Coordination among multiple property owners in the area. The opportunities and challenges to the revitalization of Mariners' Mile were identified • A fragmented mix of retail, restaurant, and based on the existing conditions in the corridor office uses that do not provide a unified theme today. or character for the area. • High land and property values inhibit desired LAND USE AND URBAN marine-related and marine-dependent uses such as boat building and services. UNDERUTILIZED DESIGN • Highway-oriented commercial nature Opportunities inherently prioritizes cars over people. • There are a number of underutilized parcels • Buildings are generally interspersed throughout with surface parking lots along the corridor that Mariners' Mile without a consistent building have infill and redevelopment potential. orientation or placement on parcels. Parking lots and garden walls occupy more than 70 • The corridor is between two attractive natural percent of the street frontage, resulting in an environments—the bay to the south and the inconstant building wall and fragmented street bluffs to the north. public realm. .` • The adjacent residential neighborhood provides Competing interests between various an important base of customers to support stakeholder and resource groups. �WUSES neighborhood-serving retail and services. Vehicle traffic on Coast Highway provides an Inadequate existing right-of-way for Master important base of customers to support visitor- Plan of Arterial Highways designated 6-lane serving retail and services. facility. • Location on the bay is conducive to preservation and enhancement of marine- related uses. • General Plan land use designations and zoning code use standards and regulations allow for development that is aesthetically and functionally compatible with existing development. Chapter 5.Opportunities and Constraints 52 PARKING violate the time limits and/or do not pay parking meters, occupying the most desirable Opportunities parking spaces that should allow for high turnover. • The City-owned parking lot at Avon Street has a large area that could be used for a parking Inadequate parking on the bay side of Coast structure to improve parking efficiency. Highway requires the use of valuable inland property to provide parking. • The high supply of private parking spaces could provide an opportunity to work with property If parking regulations are modified (time and owners to consider time limits in private street cost restrictions), parking could spill over into lots to work in conjunction with a parking surrounding residential neighborhoods. HIGH SUPPLY OF PRIVATE PARKING SPACES strategy for the area. • The layout and distribution of private parking • Parking in the northern portion of the lots are inefficient and do not serve supporting Mariners' Mile area is convenient.The uses to their highest potential. intersections of Coast Highway at Riverside A lack of unified parking program and Avenue and Tustin Avenue are signalized,with marked crosswalks on all approaches and wayfinding signage may inhibit ease and pedestrian signal heads and push buttons. comfort of visitor parking. • The current parking conditions may present opportunities for the City to allow additional building and context-appropriate development to take advantage of surplus parking. REMOVAL OF CURBS Challenges • Long-term plans for Coast Highway would remove curbside parking.The California Coastal Commission is normally against removal of parking in coastal areas because it considers parking an access issue.The removal of parking along Coast Highway may require the City to replace the lost parking spaces, which may have cost and land use implications. • Violation of time limits and payment at LACK OF UNIFIED WAYFINDI-NIC-SIGNAGE parking meters is common because of a lack of enforcement. Visitors and employees often 110 53 Mariners' Mile Revitalization Master Plan MOBILITY AND CIRCULATION Challenges: Opportunities • There are few locations for pedestrians to cross Coast Highway, limiting the ability and/or • The Tustin Avenue/Avon Street/Ocean View desirability to park and walk to destinations. Avenue intersection provides an opportunity to better connect the residential neighborhood • The intersection of Coast Highway and with the commercial district. Newport Boulevard poses many challenges for pedestrians and bicyclists, and existing , �, • The City has an easement in line with Avon infrastructure, especially on the north side, Street behind the Holiday Inn Express, does not address connectivity through the — potentially allowing extension of Avon Street underpass. eastward. • Businesses may oppose the removal of on- • On the bay side, a currently discontinuous street parking on Coast Highway(valet parking boardwalk or pathway can be made and customer parking spaces). - continuous, as required by land use policy, through new dedications as properties are • The existing rights-of-way on Coast Highway redeveloped. do not accommodate the desired right-of- way widths in the Master Plan of Streets. • The low traffic volumes and speeds on Any roadway widening would require further Tustin Avenue and Avon Street make walking dedications. convenient and attractive,with plenty of opportunities to cross streets and link parking • Sidewalk widening would likely require costly to the uses they serve. utility relocation. LIMITED j6 i i c ONCH • The potential removal of vehicle parking lanes • Lack of local transit limits mobility options for would open up considerable space for Class II a large segment of the community, including bicycle lanes along Coast Highway. children, some elderly residents, and those without access to a car. • Avon Street west of Riverside Avenue (behind Sterling BMW) could be extended as an east- • Traffic volumes on Coast Highway, particularly west alternative to Coast Highway for bicyclists through-traffic, impacts local trips and internal and pedestrians and a valuable connection to circulation. the retail district.The City would have to work with a couple of property owners to complete the connection west of Santa Ana Avenue's dead end to Old Newport Boulevard. Chapter 5. Opportunities and Constraints 54 104 105 prepared by PlaceWorks 3 MacArthur Place, Suite 1100 Santa Ana, CA 92707 714.966.9220 1 pin •_i all .z� 171. I CommunityDevelopment 11 1 Civic Center Drive, Newport 92660 949-644-3309 Attachment No. PC 2 Framework Map-Figure 10 1�� V� QP �P 2�g D % LL,A / 1 p Y Planning Commission - April 20, 2017 Item No. 2a Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) Subject: FW: Mariner's Mile Widening of West Pacific Coast Highway Through Newport Beach Attachments: April 14, 2017 Leter re.Widening of WPCH to City of Newport Beach.pdf From: Patrick [mailto:iem1981@roadrunner.com] Sent: Friday, April 14, 2017 8:54 AM To: Dixon, Diane<ddixon@newportbeachca.gov>;Avery, Brad<bavery@newportbeachca.gov>; Duffield, Duffy <dduffield@newportbeachca.gov>; Muldoon, Kevin <kmuldoon@newportbeachca.gov>; Herdman,Jeff <iherdman@newportbeachca.gov>; Peotter, Scott<speotter@newportbeachca.gov>; O'Neill, William <woneill@newportbeachca.gov>; Kramer, Kory<kkramer@newportbeachca.gov>; Koetting, Peter <pkoetting@newportbeachca.gov>; Zak, Peter<pzak@newportbeachca.gov>; Dunlap, Bill <bdunlap@newportbeachca.gov>; Hillgren, Bradley<bhillgren@newportbeachca.gov>; Lawler, Ray <rlawler@newportbeachca.gov>; Weigand, Erik<eweigand@newportbeachca.gov> Subject: Mariner's Mile Widening of West Pacific Coast Highway Through Newport Beach Begin forwarded message: From: Patrick<jem1981na,roadrunner.com> Subject: Mariner's Mile Widening of West Pacific Coast Highway Through Newport Beach Date: April 14, 2017 at 8:52:14 AM PDT To: ddixonknewportbeachca.gov, baveryknewportbeachca.gov, "DDuffield@,NewportBeachCa.gov" <dduffieldgriewportbeachca.gov>, kmuldoonna,newportbeachca.gov, iherdman(,newportbeachca.gov, speotter ,newportbeachca.gov, woneillna newportbeachca.gov, kkramernncwportbeachca.gov, pkoetting_(a�,newportbeachca.gov, pzak(a newportbeachca.gov, bdunlap(a,newportbeachca.gov, bhillgren(a,newportbeachca.gov,rlawler(c newportbeachca.gov, eweigand(cinewportbeachca.gov Cc: City of Newport Planning Department<jcampbelIgnewportbeachca.gov>, kbrandt(?�newportbeachca.gov, Kiff Dave<dkiffknewportbeachca.goy>, bwisneski(a,newportbeachca.gov, mnova(a-),newportbeachca.gov, Webb David <dawebb(a),newportbeachca.gov> Dear Newport Beach City Council, Planning Commission, City Manager and Staff, The Newport Beach Community is committed to working together with the City of Newport Beach for Mariner's Mile along West Pacific Coast Highway to become a more friendly village encouraging people to ride their bikes, walk around and shop. The Newport Beach City Council, Planning Commission, City Manager and Staff must do all within their authority to assure West Pacific Coast Highway is transformed into a village that is welcoming to and safe for pedestrians and bicyclists. I request that the enclosed letter presenting my views be included in the packet of material for the April 20, 2017,Planning Commission Hearing re. Mariners' Mile Revitalization Master Plan. t Planning Commission - April 20, 2017 Item No. 2a Additional Materials Received The future is about building coastal cities fd8pbftlariners' Mile Revitalization Master Plan (PA2016-081) Your Neighbor, Patrick Gormley Past President Bayshores Community Association 2 Planning Commission - April 20, 2017 Item No. 2a Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) Patrick Gormley 2441 Marino Drive Newport Beach, California 92663 949-650-4024 jem 1981 @roadrunner.com April 14, 2017 City of Newport Beach 100 Civic Drive Newport Beach, California 92660 Mariner's Mile Widening of West Pacific Coast Highway Through Newport Beach An indispensable General Plan Goal is to enhance vitality for residents and visitors, yet traffic conflicts among vehicles, bicyclists and pedestrians continue to plague traveling conditions along Orange County's portion of Pacific Coast Highway, according to a published transportation study. In coastal cities North and South of Newport Beach there is a historical and growing movement to transform Pacific Coast Highway to a more pedestrian and bicycle friendly thoroughfare. From Seal Beach to San Diego, cities are looking to slow traffic, enhance safety, widen sidewalks and bike lanes and implement a variety of changes that encourage people to walk around their community. The future is about building coastal cities for people. Seaside towns from Sunset Beach to San Clemente are two lanes.The communities of Corona Del Mar and Laguna Beach have grappled with this issue and have remained two lanes. To most Newport Beach residents, "Mariners' Mile is considered one of the iconic "Main Streets" and the "Heart" of our town. This regional artery services our schools, neighborhoods, business districts and post office. Newport Beach should remain a charming "coastal town" along the tranquil bay. West Pacific Coast Highway is not a"raceway" or a"motor corridor"for commuter and commercial traffic." Varying perspectives, emphases, and competing interests continue to struggle with a variety of issues that create conflicts along Mariner's Mile. The businesses, neighborhoods and residents living along Mariner's Mile envision a community village fostering the flow of pedestrians and bicyclists ahead of facilitating the flow of traffic. The City of Newport Beach, the County of Orange and CalTrans envision a cross town freeway facilitating the maximum flow of traffic within the shortest amount of time while accommodating limited pedestrians and bicyclists. Clearly,the businesses, residents along Mariner's Mile, the City of Newport Beach, the County of Orange and State of California are conflicted. Several study groups over the years have struggling with these varying perspectives and conflicts, and the studies have attempted to build a consensus. Without a clear vision of the prevailing/ underlying concept and outcome to be achieved along Mariner's Mile, these efforts will continue to be suboptimal and disappointing. Planning Commission - April 20, 2017 Item No. 2a Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) The Newport Beach Community is conflicted and cannot have it both ways. A consensus must be reached. A village attracting pedestrians and a cross town freeway are not compatible. A choice must be made. Corona Del Mar and Laguna Beach have resolved their differing perspectives and decided upon a Village and stopped the widening of West Pacific Coast Highway. Why can't Newport Beach reach the same decision for Mariner's Mile as decided for Corona Del Mar? Mariner's Mile business owners, homeowners living in the communities of Newport Heights, Bayshores and throughout Newport Beach agree West Pacific Coast Highway should. Remain as it is now with no new vehicular lanes. • Be transformed to a more friendly village attracting pedestrians and bicycles. • Retain street parking. • Be taken back from Caltrans. The Newport Beach Community is committed to working together with the City of Newport Beach for Mariner's Mile along West Pacific Coast Highway to become a more friendly village encouraging people to ride their bikes, walk around and shop. The Newport Beach City Council must do all within their authority to assure West Pacific Coast Highway is transformed into a village that is welcoming to and safe for pedestrians and bicyclists. Your Neighbor, Patrick Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) From: Valerie Carson <valcarson@yahoo.com> Sent: Monday, April 17, 2017 11:51 PM To: Biddle,Jennifer Cc: Peggy Palmer Subject: Information about 4/20 PC item #2 Attachments: WebPage.pdf, Notes from the original Oct 4 2000 planners.pdf; October 4 2000 Plan.pdf Jennifer Biddle Administrative Assistant to the City of Newport Beach Planning Commission Dear Jennifer: Attached is information I would appreciate you forwarding to the planning commissioners. The first attachment is the October 4, 2000 Maps Plan/Design Guidelines for Mariners Mile. Our Neighborhood and Business Owners Coalition to Preserve Mariners Mile would like the Planning Commission to review and address the points in this plan. It is more in keeping with the vision of the residents and business owners. This plan states no changes to PCH including parking amongst other important ideas. This plan passed unanimously in October of 2000, but seems to have fallen through the cracks. Thank you...Val Carson/Preserve Mariners Mile 949.683.6324 preserve marinersmile.org t Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) April 17, 2017 Planning Commission Newport Beach, CA Attached is the October 4, 2000 Documents/Design Guidelines/Mariners Mile Vision Design. We don't understand why this plan has been ignored? It is the newest plan on record and the vote on it was 7-0 in favor of its guidelines for Mariners Mile. It is definitely more in line with what the residents and business owners have in mind for our neighborhood MILE.. We would appreciate it if you would include it in the Planning Commission Meeting This Thursday. We understand that it has to be in your hands two days prior to the meeting. I will also bring you a hard copy to the Civic Center Tuesday Morning. Meanwhile please email a copy to the Planning Commissioners. Thank you-Val Carson 949-683-6324 valcarson@yahoo.com Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) • MARINER'S MILE NEWPORT BEACH, CALIFORNIA STRATEGIC VISION • DESIGN FRAMEWORK �RINE� , O�SEWP() �S P ° I LES • Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) MARINER' S MILE NEWPORT BEACH, CALIFORNIA STRATEGIC VISION DESIGN FRAMEWORK CITY LIGHTS DESIGN ALLIANCE Keenan E. Smith, AIA Lee Anne Kirby,ASLA- Kirby &Company City of Newport Beach October 4, 2000 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received MARINER ' S MILE Draft Mariners' Mile Revitalization Masted o§q�PA016-081) PAGE INTRODUCTION: THE CALL FOR A DESIGN FRAMEWORK 5 0.10 CHARGE AND PURPOSE 0.20 MARINERS MILE TODAY 0.30 ONE PAST, MULTIPLE FUTURES A STRATEGIC VISION FOR MARINER'S MILE 13 1.10 IMPROVING THE AUTO-RELLANT STRIP 1.20 A VIBRANT PUBLIC WATERFRONT 1.30 CREATING MARINER'S VILLAGE 1.40 UPGRADING THE PUBLIC REALM 1.50 UPGRADING PRIVATE DEVELOPMENT STANDARDS 1.60 DISTRICT-WIDE COOPERATIVE SYSTEMS 1.70 CATALYST DEVELOPMENT AND MODEL PROJECTS 1.80 A COMPREHENSIVE STRATEGY A DESIGN FRAMEWORK FOR MARINER'S MILE 25 2.00 PLANNING AND URBAN DESIGN 2.10 PHYSICAL FRAMEWORK 2.20 ENTRY FEATURES 2.30 MARINER'S VILLAGE 2.40 THE WATERFRONT 2.50 PACIFIC COAST HIGHWAY 2.60 STREET NAMES 2.70 LAND USE CONSIDERATIONS 3.00 LANDSCAPE 39 3.10 LANDSCAPE OBJECTIVES 3.20 PACIFIC COAST HIGHWAY EDGE LANDSCAPE 3.30 RNERSIDE/TUSTIN AVENUE LANDSCAPE 3.40 TRAFFIC ISLAND LANDSCAPE 3.50 PROPERTY WALL LANDSCAPE 3.60 PARKING LOT LANDSCAPES 3.70 BLUFF LANDSCAPE 3.80 DOVER DRwE/BACK BAY BRIDGE INTERSECTION TREATMENT 4.00 SIGNAGE 47 4.10 SIGNAGE OBJECTIVES 4.20 GENERAL SIGN CRITERIA 4.30 SIGNS NOT PERMITTED 4.40 POLE SIGNS 4.50 MULTI-TENANT SIGNS 4.60 SINGLE-TENANT MONUMENT SIGNS 4.70 LEASING AND MARKETING SIGNS 4.80 THEME SIGNS 10/4/00 PAGE 3 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) MARINER ' S MILE CONTENTS 5.00 ARCHITECTURE 56 5.10 SPECIFIC ARCHITECTURAL RECOMMENDATIONS 5.20 COLOR AND MATERIALS PALETTE 5.30 LIGHTING 5.40 EQurPMENT 5.50 WALLS AND FENCEs 6.00 PARKING PROGRAM 65 6.10 SHARED VALET PARKING 6.20 PARKING DISTRICT 7.00 APPENDIX 66 7.10 REFERENCES AND SUPPORTING DOCUMENTS I0/4/00 PAGE 4 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) MARINER 'S MILE INTRODUCTION • THE CALL FOR A DESIGN FRAMEWORK The idea and initiative for creating a Design Framework for Mariner's Mile was recommended by the Mariner's Mile Business and Citizens Advisory Committee in their Study Recommendations dated April 2, 1997. Formed on August 26, 1996 by the Newport Beach City Council,this committee brought both residents and business concerns together to address the perception of negative change along Mariner's Mile. Specific issues motivating the Committee at the time of its formation were: decreasing real estate values as exhibited by pockets of vacant properties, a general decline in the quality of the physical environment, specific examples of abandonment and neglect, and the recent introduction of fast food franchises and marginal business activities, such as pawn shops in Mariner's Mile. Participants in- cluded members of the business community, local residents and design professionals, who met in a series of workshops over a period of nine months to discuss issues,examine the forces currently influ- encing Mariner's Mile and explore possible strategies to improve its prospects for the future. After months of collaborative meetings and discussions, the committee issued their findings as a series of"Goals and Recommendations for the Entire Study Area:' The Committee outlined its recommen- dations for a Development Framework as follows: 'The City should use a land planning consultant to assist in developing policies to enable new development/redevelopment throughout the study area to meet the following goals: a) Encourage lot consolidation. b) Encourage parking consolidation. c) Coordinate site design relative to adjacent properties,without establishing a design "theme" d) Upgrade onsite landscaping and fences e) Unify streetscape(lights,trees,paving materials,and fences) f) Update sign standards to encourage signage practices and promote a higher quality image g) Develop public sign program to unify image and identify parking areas and points of interest h) Enhance pedestrian access to businesses i) Upgrade entry monuments j) Reduce the number of curb cuts along Pacific Coast Highway k) Consider impacts on and goals of Mariner's Mile as individual parcels develop • 1) Include provision for public views of and access to the Bayfront, except where adequate public access already exists or where public access is inconsistent with public safety" 10/4/00 PAGE 5 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) INTRODUCTION MARINER ' S MILE • 0.10 CHARGE AND PURPOSE OF THE DESIGN FRAMEWORK The charge of the Design Framework document that follows is to produce a vision for an improved, enriched and enlivened Mariner's Mile which is consistent with the goals laid out by the Business and Citizen's Advisory Committee. The purpose of the Design Framework is to provide a thoughtful,imaginative and integrated set of design strategies, goals, and specific ideas to guide and assist the City, landowners, tenants and involved citizenry in reversing its negative image and improving the future prospects for Mariner's Mile. 0.20 MARINER'S MILE TODAY ago RDELL �e At the present time, the area known locally as "Mariner's Mile" is undergoing a continuing a series of transformations, some of which are consistent with it's historical past and others which point to an uncertain future. PAGE 6 10/4/00 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) MARINER 'S MILE INTRODUCTION Historically,Mariner's Mile has always been a focus for marine activities. Yacht brokers,shipbuilding, boat services and haul-out facilities,warehouses,slips and sportfishing docks shared the flat,sandy strip facing the Lido Channel at the foot of the Newport Heights,accessing both the water and the Pacific Coast Highway. As recently as the early 1980's, Mariner's Mile stood as an example of what is considered good in Newport Beach: a thriving district of independent,locally oriented businesses,easily accessed from the City and region, parlaying its affinity to the waterfront and the marine environment with upscale restaurants, low-key entertainment, small offices and specialty shops. :A., = vdlKr FRdp,MN�e sseml �. Ynw B t Lqo Cnmel � M ye SqM I'p.rM�1��F, FIG.0.1 MARINER'S MILE STUDY AREA This yeasty mixture of gleaming boats, sparkling water, luxury cars, expensive restaurants and ship's chandleries attracted locals and visitors alike. Within recent memory, the posh window seats of Mariner's Mile seafood restaurants were the place where residents brought newcomers to be initiated into the relaxed Newport Beach lifestyle revolving around boats,sunsets and the leisure activities of"the water." 1014/00 PAGE 7 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) INTRODUCTION MARINER ' S MILE Yet in the past decade noticeable changes have occurred along Mariner's Mile. Fast food restaurants and car washes have taken hold between Dover and Rocky Point,several upscale waterfront restaurants have closed or been replaced by themed entertainment concepts,"for lease"signs are commonplace,and some buildings from the 1960s and 1970s are under-utilized. Pacific Coast Highway has been widened both north and south of the Mile and increased traffic volumes have made access to local businesses more difficult. Mariner's Mile is now perceived by some as in decline, perhaps even ugly; a place to pass through as quickly as possible. By most accounts,it is no longer the premier spot to take first time visitors to Newport Beach for a look at what Newport is all about. x 0.21 Negative Changes While there are those who would debate the long-term economic effects of these changes, the negative land use and aesthetic impacts are clearly evident, including: a) Signs are prolific, many of them illegal and of questionable taste. b) There is a general lack of visual coherence and aesthetic appeal. c) Buildings vie for the attention of passing motorists, using increasingly garish colors, outlandish designs and overblown sign programs. d) Public access to and views of the waterfront are limited. e) There is little strong public landscape, and private landscapes do not provide unity. PAGE 8 10/4/00 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) MARINER 'S MILE INTRODUCTION f) New franchise businesses are designed to "stick out" not "fit in". g) Automobile activity, and auto-oriented businesses predominate. h) The district is not pedestrian friendly:walking is unpleasant and crossing Pacific Coast Highway is difficult. i) The local post office has been displaced by a postal distribution center. j) Recent restaurant closures, such as Windows on the Bay, Autobistro&Chili's. y � . 10/4/00 PAGE ' Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) INTRODUCTION MARINER 'S MILE i f Y � 1 i hY 1 0.22 Positive Changes Not all the recent changes have been negative. Positive examples include: a) Traditional marine-oriented businesses maintain a visible presence,symbolized by West Marine's expansion and renovation. b) Many commercial properties have been renovated in a quality manner, such as Mariner's Mile Marine Center and Newport Autosport,and the quality of tenants has generally improved. C) Vacancy rates are down considerably. d) Some new construction activity is evident. e) Some local restaurants have upgraded, such as Villa Nova. f) Other local eateries continue to thrive,such as The Charthouse,and The Arches g) Local cafes continue to attract regulars, such as C'est Si Bon, Cafe Panini and Galeos. h) The Arches Bridge (Newport Boulevard and Pacific Coast Highway) has been being entirely rebuilt. i) Portions of the Theodore Robbins site Inland West have been renovated. j) Balboa Bay Club plans to upgrade to a first-class resort. k) Orange Coast College Sailing Center has expanded and added a new Nautical Library. PAGE 10 10/4/00 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization1Nlaster Plan (PA2016-081) MARINER 'S MILE NTRODUC ION • 0.30 ONE PAST, MULTIPLE FUTURES Mariner's Mile's history is founded upon the activism and pride of its locally-owned business interests. Operating within the community of Newport Beach, the local business owners of Mariner's Mile provided local-serving goods and services in a unique commercial setting. These local,private actions were historically aligned in the best interests of the community and insured incremental change at a relatively small scale. Today Mariner's Mile is the second largest contributor to the City's sales tax revenues. But increasingly, Mariner's Mile is being influenced by external forces: the emergence and expansion of strong regional retail and entertainment centers; the recent proliferation of fine restaurant choices in the area,the exodus of some marine-related businesses and resident-serving business;the effects of the rapid development of South Orange County and Newport Coast; and, finally, the continuing evolution of Pacific Coast Highway into a high-volume, regional arterial. In short,the role played by Mariner's Mile within Newport Beach is changing,and its image within the community is being fundamentally altered. Envisioning a positive future for Mariner's Mile will require a clear understanding of its past,a solid grasp of the forces currently of change,and the cooperation and dedication of business leaders,city government officials, and the citizens of Newport Beach. Much has changed since Pacific Coast Highway was completed through the City in 1928, but certain basic influences still hold true: then,as now,Mariner's Mile depends on its access to both the waterfront and the highway. However, today the influences of the highway threaten to overcome much that Mariner's Mile has become. Historically, Mariner's Mile has been a commercial strip with strong dependencies on the highway, reliant on business opportunities generated by the car. But unlike the "Super-Street"Boulevards of Inland Orange County,Mariner's Mile was(and continues to be)different in at least two important ways: 0.31 Mariner's Mile is an integral part of Newport Beach, one of the most affluent communities in Orange County,entailing generally held expectations for a higher level of quality,higher design standards and greater expectations for the physical environment. 0.32 Mariner's Mile is endowed with a waterfront,part of the largest concentration of private boats on the West Coast. This gives Mariner's Mile the physical and visual presence of a vibrant waterfront, and creates unique opportunities for marine-oriented business,public and private access,views and enjoyment of this unique asset. These two distinct characteristics are unique and unalterable, and will continue to strongly influence • the future of Mariner's Mile. 10/4/00 PACE I I Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) INTRODUCTION MARINER ' S MILE • Given the past history of Mariner's Mile and a review of its current state, one could conclude that prospects for the future rest on developing a public/private consensus leading to a program of policy changes necessary to insure a positive future. This argument makes the case that both the public and private sectors stand to gain from implementing policy changes(including the recommendations of this Design Framework). On the other hand, a countervailing argument exists, purporting that Mariner's Mile is the primary product and concern of private interests who respond best to market forces. This reasoning makes the case for nonintervention, and represents, in a sense, the "Do Nothing"scenario. In our view, the Baseline Future of "Do Nothing" --the laissez-faire acceptance of the status quo condition and the failure to take steps now to stimulate improvement--will likely lead to the following implications and consequences: 0.33 Baseline Future of "Do Nothing" a) Continued transformation of properties to auto-serving uses b) Perpetuation of the aesthetics of strip commercial development C) Possible decline of property values . d) Declining "sense of place" e) Possible continuation of the loss of higher-end uses such as upscale waterfront restaurants f) Eventual piecemeal or wholesale redevelopment As the concerned parties continue to respond to current economic conditions, external forces, and internal needs,a more desirable future may be envisioned for Mariner's Mile. What follows is a synopsis of possible strategic visions which taken together, separately or in combination could result in an improved Mariner's Mile over time. • PAGE 12 10/4/00 1 1 1 ' • • - • I •. 1 I I • I • • .1 1 I • • • 1 • • 1 I 1 I - I ' � " 1 I 1 • I' • 1 - • • I. I 1 " • I I• 1 1 • • I 1 - • I 1 • - 1 • 1 Op°u�p°c^^^fie°°•A' ohy,'`����e �'�e�a���ee`eeQ,��rr�,y✓ opo � v,e^^ mac° �1e•. �,• �� e.p��i eo�3• � ��,,e�°h� r ' , ���.���1}"�w�e°c J,,i�l�e��e�!!a•;.�l��el���," �'�e�������Jr�Ap�`�?���' i • a e�°^°c/eeeee��� �� drre,�e�ee�ie�e�ee�e�eeeee�e�ee`S�J�ee�- � o; .e i..=ter' �'�/�����41 111 � ��l��ee�ll��Q�. e�.��'',•a ' �� d � �f{ �::•, .. t;� r, �e . . ?ate a�c�ilac iY�L � � � f� ►Yilnlene�iQieco �� :���� �1 a� �e �� � 'w"nY nnnnnno ac YII YIIYYYY IYYr�I�Y►�$ � � �,� ��pppppr�ppQ�nnn�nn � e nnn nneAAA�AAlfene � �) _ r 1!L �s N 'Mit • I � � %i i i i, � i �[)I r•k �® \`��. � ��,,, I ��II , r:��upuunumgl�Ilgi LL . ���� I•! I+ssl+s 1Y11/Y J �' • � Ic �u � _ � 'g. �j�lfla.�-'• � #s 13Crt de's` 1 ' 1 11 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) STRATEGIC VISION MARINER ' S MILE • Design strategies which successfully recognize and deal with the economic and physical realities of existing"auto-reliant" land uses, auto access and parcel configuration along significant"auto-reliant" portions of the Mile, include improving private development standards and requiring the addition of continuity elements (particularly landscaping) in order to contribute to the improvement of Mariner's Mile as a whole: 1.11 Recognize the auto-reliant nature of much of Pacific Coast Highway,particularly on those zones on the inland side,both east of Rocky Point and west of 3000 West Pacific Coast Highway. 1.12 Institute improved planning,design and development standards for auto-oriented businesses(i.e.requiring better quality buildings and landscaping to"fit in"with Mariner's Mile). • PACE 14 10/4/00 • I r • • • 1 I 1. • - 1 - - • • - Rig PRO� �0 Q� .,, �4y�0 Y IOIYfIYYYYiYo YYIi�Y 1�r� � rv���a01 It4Y sy°°'YkmowYIYYYY�V 1Ttl, �r '#g�;� •<,° �/�- wetll'1��77�E'lll�l�1!'�m lA•UA Ifs�S' t' .3 R'r ` / � / �� il+ i. l �b 1LYYIC� �"J' f •r �� '� i � A"�I•p $a,� ""<hJy 444'A "''e"i t'"_k�' • SS .YP` F �Asyv Jiy ,n.f e•y��rt j� .ay�l.• rA � YL' � ��l'(IbG...•'3. �•95IS�L XS�%e11� 1 I I 1 • � • - • 1 • I • I•. i 1 I ' 1 1 1 • • • •. 1 I • I• - 1 1 .1 I 11 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) STRATEGIC VISION MARINER 'S MILE • i all I I I • MARINER'S MILE WATERFRONT PAGE 16 r I i 1 • 1 • I • 11 .. 3., �•Yi,aeennn�nnn°ca' � ".. 11►aft � #° _�� ' '`�fI�,�Y��������9 e�s1 eee°nn�unen nnnn�AAARn e,.•� • ' Y ��x.39:_ YYYYYYYIYYYY�i\� itil r tr �® �(\(J:trn�rn �Ulppn�Pnplp!lY111Pu1: • l un am r�r� < �'• 3� ,'� <E�� � �'weey�x 'S�c 1!!tt tI �`" • qA � NYIf�Y >> �� ����'et�.r• n� ' �ni.,,,e �Irl�ldc '��INF a � i •Ivu e n tt y�A?.. 1 I • • Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) STRATEGIC VISION MARINERS MILE • The intersections of Tustin and Riverside are important activity "nodes" along Mariner's Mile. At these points,traffic is brought to a stop by signals,allowing safe pedestrian crossings to the waterfront, and neighborhood traffic access to and from Pacific Coast Highway. This is also where the Bluff pulls back from the highway, allowing properties of significant size and depth to exist. This creates unique development opportunities, possibly even those of considerable magnitude to be envisioned. 1.31 Establish a Business Improvement District for "Mariner's Village" in the area below the bluff and served by Tustin Avenue, Riverside Avenue, and Avon Streets. 1.32 Promote a strong pedestrian orientation (streetscape, street furnishings & side- walks). 1.33 Consider lot swaptconsolidation. Encourage the possibility of a cohesively developed Retail Center, with new Anchor tenants such as a Grocery and Drug store. 1.34 Actively solicit and promote local-serving tenants (upscale market, cafes & specialty retail). 1.35 Implement a comprehensive parking strategy, including preserving on-street parking, establishing a Mariner's Mile Parking District and encouraging more common parking lots. 1.36 Find new home for USPS Distribution Center. • • PAGE 18 10/4/00 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) MARINER 'S MILE STRATEGIC VISION • 1.40 UPGRADING THE PUBLIC REALM: ENTRIES,STREETSCAPE AND LANDSCAPE This strategy aims to upgrade the visual character of Mariner's Mile and seeks to strengthen aesthetic continuity throughout. The idea is to reinforce a district-wide identity and orientation through graph- ics,signage and the creation of a common landscape and streetscape. A sense of arrival and departure from the district is also enhanced though the design of entry monuments at its boundaries. t • 1.41 Improve the appearance of Pacific Coast Highway. 1.42 Strengthen/reclaim streetscape in Mariner's Village (Riverside Avenue,Tustin Avenue, and Avon Street). 1.43 Transform bluff landscape (starting with City Parks). 1.44 Implement a district-wide logo graphic. 1.45 Upgrade entry monuments at Dover and Newport Boulevard bridges. 1.46 Install district-wide directional signs. 1.47 Establish a Pacific Coast Highway landscape framework and palette: palms and hedge required at all developments. • 10/4/00 PAGE 19 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) .STRATEGIC VISION MARINER ' S MILE • 1.50 UPGRADING PRIVATE DEVELOPMENT STANDARDS: SIGNAGE,ARCHITECTURE,AND LIGHTING This strategy seeks to encourage higher quality private development projects,while not restricting the individual expression businesses need to successfully convey their identity. 1.51 Establish a real estate sign program for Mariner's Mile. 1.52 Enforce and clean up existing nonconforming signs. 1.53 Consider strengthening existing sign ordinance. 1.54 Require all buildings to be designed as "five-sided architecture" (i. e. designs must consider views of all walls and the roof). 1.55 Encourage backbone color palette and painting system for all buildings. 1.56 Control light glare spill-off by requiring "zero-cutoff' fixtures. 1.57 Encourage an upgraded family of fence and wall designs. The bulk of the visual clutter along Mariner's Mile is due to signs, some of which are not in conform- ance with the City's existing Sign Ordinance. Solving the problem of signage on Mariner's Mile will have a tremendous positive effect on it's image and visual quality. • PAGE 20 10/4/00 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) MARINER 'S MILE STRATEGIC VISION • The design of individual buildings should recognize that all of Mariner's Mile is seen from above, therefore careful attention to the design of roofs is critical,along with the organization and screening of rooftop equipment. In addition, many buildings are seen by different constituencies from both the front and the rear, requiring equal design consideration. A common color palette (calm neutrals with accenting trim)could create a less discordant,more taste- ful and sophisticated look along the Mile, which has too wide a variety of building types to consider a uniform architectural style or predominant design theme. Lighting which is sensitive to adjacent residential neighborhoods in its intensity, color and careful deployment would minimize conflicts between commercial and residential land uses. Architectural details, such as site fences and gates also offer the opportunity to enhance quality and continuity through upgraded materials,design configurations and colors. 1.60 DISTRICT-WIDE COOPERATIVE SYSTEMS AND AMENITIES Solving parking and parking distribution problems is key to revitalizing the district and ensuring • healthy businesses along Mariner's Mile. This strategy tackles the problems of"parking territorial- ity"created by the on-site parking requirement by proposing a parking district for Mariner's Mile which would allow businesses to share available public and private parking. 1.61 Establish a parking district authority for Mariner's Mile. 1.62 Selectively eliminate the on-site parking requirement at Mariner's Village. 1.63 Create a valet parking "pool," drop/pickup points, and retrieval system. 1.64 Organize a Mariner's Mile Business Improvement District. • 10/4/00 PACE 21 • r �vk IVA Mile S loplAViiM 4 Rai WIWI M6 VIII Aw\m ri S1670*1 P�I;Itil Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) MARINER 'S MILE STRATEGIC VISION • 1.70 CATALYST DEVELOPMENTS AND MODEL PROJECTS Development of certain properties along Mariner's Mile have a large potential impact and hold larger possibilities for positive change than others. These land holdings are strategic by virtue of their size, visibility and/or location. Larger or multiple-lot developments have a better chance of providing exemplary development quality and promoting visual coherence and continuity. Such properties would typically have more resources available and more design flexibility to be able to make contributions to the larger whole. It would therefore be most important to encourage"Model Project" developments consistent with Design Framework and Specific Plan Goals most particularly at the following strategic properties: 1.71 Ardell property 1.72 Mariner's Village Retail Center& Shops 1.73 Ray property 1.74 Gugasian properties 1.75 Horwin property 1.76 Lower Castaways �( • :�� ♦�.� � �✓.k'-' NeW4r11aNa N1�q S.Aool � '" / VWW �\ // �\ U. \ ` 111 � I • •r1ARnaFr` \•y \� r ; 3 viw�Gcp• % ,..���. N • ,� � Li0o 4k '4" A.&rl• Litlo CTaisl ' x , ,� •LowC.�wTAwAi'r. • FIG. 1.7 POTENTIAL MODEL PROJECTS 10/4/00 PACE 23 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) .STRATEGIC VISION MARINER ' S MILE • On the other hand,these properties(again by virtue of their size and location)have the greatest potential to disrupt efforts to improve Mariner's Mile. Prospective development efforts by landowners should be engaged early, on a proactive basis, to insure positive outcomes consistent with the overall vision. Successes in the development (or redevelopment) of these strategic properties will likely stimulate positive change elsewhere along the Mile in a"ripple effect" of potentially widespread scope. 1.80 A COMPREHENSIVE STRATEGY The preceding strategic and conceptual initiatives, if taken separately, have only selective and limited potential for positively transforming the Mile. However, when taken together, the combined effect would be nothing short of a complete recasting of the future possibilities for Mariner's Mile and a fundamental repositioning of this district within Newport Beach. It our strong recommendation that full and serious consideration be given to the powerful synergistic effects of adopting a comprehensive vision for Mariner's Mile,complete with the implementation a program of short-term and long-term policies consistent with this vision. • PAGE 24 10/4/00 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) MARINER 'S MILE DESIGN FRAMEWORK • A DESIGN FRAMEWORK FOR MARINER'S MILE Design Framework Goals and Objectives Mariner's Mile is a unique business district within the City of Newport Beach with its own particular set of design issues and opportunities. The strategic visions outlined in the previous section can be achieved thought implementation of specific design recommendations in the areas of planning, urban design, landscape, signage and architecture. The Design Framework sections which follow are aimed at creating the conditions necessary to promote a consistent,comprehensive vision and positive future for Mariner's Mile. If the Vision is the"platform" of the Design Framework, the following sections on Planning and Urban Design,Landscape,Signage, and Architecture represent the philosophical "planks"of the Design Framework. 2.00 PLANNING AND URBAN DESIGN The planning and urban design framework for Mariner's Mile concerns itself with large- scale design conditions, district-wide relationships, and connections to the rest of Newport Beach. The following specific ideas and recommendations pertain to design improvements aimed at positively effecting the district as a whole. 2.10 PHYSICAL FRAMEWORK A very clear physical design framework exists for Mariner's Mile. The boundaries of the study area can be described by four physical features unique to this part of Newport Beach: a) The Arches Bridge b) The Back Bay Bridge C) The Newport Heights Bluff d) The Newport Bay/Lido Channel • PAGE ZS Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) DESIGN FRAMEWORK MARINERS MILE fill • Y91G�` » • a6'y' V,14 y e Ildl Wt ® / . • / ..�:. •� -•�• ilEaa BaybuO � FIG.2.1 PHYSICAL FRAMEWORK These physical features provide the underlying fundamentals of a unique sense of place: clear boundaries, defined edges and a pronounced sense of arrival. These boundaries provide clear spatial definition and identity for Mariner's Mile. Combined with the powerful linear presence of Pacific Coast Highway,these define the physical parameters for the Mariner's Mile and establish the way the Mile is experienced. In short,these features tell you when you've arrived(or leave)Mariner's Mile and provide clear orientation from within once you're there. Objective: The existing physical clarity of the district should be improved by strengthening and reinforcing the boundaries which define it: Entry Features, The Bluffs, The Arches Bridge, The Back Bay Bridge/Dover Intersection and the Lido Channel Edge. • PAGE 26 10/4/00 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) MARINER 'S MILE DESIGN FRAMEWORK 2.20 ENTRY FEATURES One method to strengthen the sense of place of Mariner's Mile is to reinforce its entry features though the addition or enhancement of the related design features described in this section. The following graphic representations are for illustrative purposes only. 2.21 Adoption of a new logo for Mariner's Mile, related to or incorporating City of Newport Beach seal,for use at the entries Arches bridge and the Back Bay bridge. �E.wPoR� 's 0� 0 P 0 9�IFO RNA a M I L V- 10/4/00 10/4/00 P%cr 27 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) DESIGN FRAMEWORK MARINER ' S MILE y 1/ 11 ill . f 2.22 Installation of a new lighted `Welcome to Mariner's Mile' sign near the new Arches Bridge at Newport Boulevard facing southbound Pacific Coast Highway traffic. PAGE 28 10/4/00 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) MARINER 'S MILE DESIGN FRAMEWORK • cc _ T _ 4 _ m r m m 2.23 Installation of a redesigned, lighted `Welcome to Mariner's Mile' sign as a new monument sign within the intersection landscape at Dover Drive facing north- bound Pacific Coast Highway traffic. 2.24 The planting of Red Bougainvillea as the signature color in massed plantings with clusters of palms at the two main entries of Mariner's Mile. 10/4/00 PAGE 29 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) DESIGN FRAMEWORK MARINER 'S MILE • r • 2.25 The installation of flags or banners mounted to the Arches Bridge and the Back Bay Bridge to enhance the entry to Mariner's Mile, to create a memorable experience for regional traffic, and to foster the pedestrian connections among Mariner's Mile and Balboa Peninsula and Bayside Drive. • PACE 30 10/4/00 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) MARINER 'S MILE DESIGN FRAMEWORK • 2.30 MARINER'S VILLAGE Mariner's Village, the area around the intersection of Pacific Coast Highway and Riverside and Tustin Avenues, is the core and focal point of Mariner's Mile. The City's long-term goal for this area should be to reinforce its potential to become the active "heart" of Mariner's Mile. In order to realize this potential,the appearance,liveliness and sense of place should be enhanced by promoting improvements to private development and the public realm, and generally encouraging a stronger pedestrian orienta- tion: 2.31 By developing a more human-scale streetscape,more inviting street furnishings, and more functional sidewalks. 2.32 By encouraging lot swap/consolidation schemes, such as a new cohesively-developed retail center with a major anchor tenant. 2.33 By actively soliciting local-serving tenants such as upscale market, cafes, theaters, and specialty retail. 2.34 By implementing a parking strategy,including preservation of on-street parking, the establishment of a Mariner's Mile Parking District and the encouragement of more common parking lots. 2.35 By finding a new home for United States Postal Service Distribution Center so that the site can have a less truck-oriented use. J1 L6 ARM BMp> ` > '..T'a• j , � ^ ' '~A \• �•\ (f /. i\,• T—ft If STUvY ,moi t c LKCA Lao hk 1a .% s: • FIG. 2.3 MARINER'S VILLAGE.STUDY AREA 10/4/00 PAGE 31 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) 1 DESIGN FRAMEWORK MARINER ' S MILE 2.40 THE WATERFRONT • The Waterfront along Lido Channel is one of the most beautiful and distinguishing features of Mariner's Mile. Currently, due to historic development patterns, the Waterfront is highly private, with limited public access to the water,blocked views and fragmented connections between properties. Opening-up the waterfront and promoting waterfront access should become a long-term goal of the City, as it has enormous potential for improving the image and economic health of the district as a whole. The City should consider both capital improvement and private-sector incentive programs which encourage opening-up the waterfront. i Specific design concepts and policy strategies for the Waterfront include: 2.41 Create a continuous pedestrian environment along the Waterfront, beginning at the south end from the OCC Sailing Center and Sea Scouts Base (including an extension to the Balboa Bay Club) to the County-owned marina across from Arches on the north. 2.42 Encourage waterfront pedestrian connections between parcels wherever possible. 2.43 Build/reinforce connections from the Lido channel to Pacific Coast Highway and Mariner's Village. 2.44 Encourage visitor-oriented uses on the waterfront wherever possible. • 2.45 Create a Mariner's Mile Waterfront Park at the county-owned marina south of the Arches Bridge. PAGE 32 10/4/00 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) MARINER 'S MILE DESIGN FRAMEWORK 2.50 PACH+IC COAST HIGHWAY Mariner's Mile shares many of the same challenges faced by other commercial areas which are bisected by a major regional arterial highway. The presence and influence of West Pacific Coast Highway on the physical environment of Mariner's Mile cannot be understated. It is the major reason Mariner's Mile looks the way it does today. � r u In a sense,Mariner's Mile(along with Corona del Mar),is where Pacific Coast Highway"goes through town." Northbound,just past Dover, the highway narrows due to a reduction in the number of lanes. From Dover to Rocky Point, Pacific Coast Highway is constrained by the bluff rock outcroppings of Rocky Point and the highway oriented, "wide/shallow" Inland East properties at the foot of the Bluff. From Rocky Point to the Arches,the fine-grain pattern of"nar ow/deep"frontage properties in Mariner's Village frequently take direct access from the highway through a series of multiple curb cuts in a typical "strip commercial" pattern. • 10/4/00 PACE 33 ris.. s �� IlI�A���PP3PPPC 0n ^�t�o •�� � Iq !�: �_ �.���7��Or f��Y 49°ygYYYYYYfIYYYYY�H�T Mwir I Parcorei��r�eTa�a� . S< cA1� vxu nk i m �� load �fi�',FP�M"'r•nrn � /.��� ��� ]! �'e�. � t' Tii, . � t' •�F y'i�.�[i e�S''?S �.J..b h e�"�� .� •'% a�a�,rt•y/PfiYiir"..._� ���a 3��H�r�l;'/L�.� ' a • Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) MARINER ' S MILE DESIGN FRAMEWORK • Specific recommendations related to mitigating the impact of Pacific Coast Highway through Mariner's Mile are outlined below: 2.51 Encourage development of multiple lots and shared access agreements in order to consolidate curb cuts, thereby reducing potentially hazardous turning move- ments on and off Pacific Coast Highway. 2.52 Maintain and expand on-street parking capacity along Mariner's Mile to increase the pool of available convenience parking for businesses. 2.53 Encourage developments which access parking lots from rear through shared access alleys,driveways or parking lots,to reduce turning movements on and off Pacific Coast Highway, especially in the Mariner's Village area. 2.54 Discourage transportation policies and traffic engineering practices which pro- mote increased traffic volumes and speeds in Mariner's Mile in order to encour- age a"village" feel and promote pedestrian safety. 2.55 Support planted median dividers at non-boat sale areas to improve motorist safety,clarify business access and enhance the visual environment. 2.56 Explore the addition of 2-3 traffic signals to improve business access and promote safe pedestrian crossing of Coast Highway in conjunction with key development projects. 2.57 Explore rededication of Pacific Coast Highway right-of way from Caltrans jurisdiction to the City of Newport Beach. 2.58 Discourage the policy of widening Pacific Coast Highway through Mariner's Mile. Do not support PCH widening unless all regional alternatives are ex- hausted. If widening is adopted as City policy,private property condemned for right-of-way should be taken as whole parcels only, with remuneration to Property Owners at Fair Market Value. 2.59 Encourage temporary public and private landscaping improvements in the zone of potential widening for Pacific Coast Highway (inland side). • 10/4/00 PAGE 35 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) DESIGN FRAMEWORK MARINER ' S MILE • 2.60 STREET NAMES To reinforce the waterfront location and identity of Mariner's Mile, the names of the disconnected segments of Riverside Avenue and Tustin Avenue are proposed to be changed. 2.61 The segment of Riverside Avenue that is actually the extension of Cliff Drive is proposed to be renamed to a name such as"Mariner's Way." 2.62 The segment of Tustin Avenue from Pacific Coast Highway to the intersection of Avon Street is proposed to be renamed to a name such as "Blue Pacific Avenue." The result is that the lighted street names on the traffic signals spanning Pacific Coast Highway will display names that relate more to the coast and less to inland towns. PAoE 36 10/4/00 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Masser Plan(PA2016-081) MARINER 'S MILE DESIGN RAME ORK • 2.70 LAND USE CONSIDERATIONS Mariner's Mile is closely surrounded by and easily visible from several existing neighborhoods: a) Bayshores b) Newport Heights c) King's Road d) Cliff Drive e) Santa Ana Avenue/Avon Street f) Lido Isle 2.71 Sensitivity to Existing Neighborhoods Sensitivity to the adjacencies of the existing neighborhoods with proposed new uses and development projects is encouraged and should be reviewed on a case- by-case basis. Mitigation of potential impacts to existing residents should be considered and balanced against the business interests of Mariner's Mile. Mitigation of impacts may be accomplished through landscaping, equipment screening,limitations on signage,lighting and glare spill-off,building colors,or other appropriate measures. 2.72 Balance Neighborhood, Marine and Tourism Traditional marine uses, commercial businesses and restaurants lend character and are enjoyed by nearby residents and visitors alike,especially in the Village area, but these activities can sometimes impact residential uses. New uses along Mariner's Mile should seek to strike a balance between commer- cial businesses, traditional marine uses, restaurants, the pleasure of Newport Beach visitors and the privacy of Newport Beach residents, by encouraging Compatible Land Uses: a) Encourage neighborhood retail in Mariner's Village b) Encourage high-quality professional offices C) Allow a range of residential uses where feasible d) Allow limited auto-serving retail at Inland East and Inland West e) Encourage Visitor-serving facilities along the waterfront f) Encourage marine sales and service businesses g) Seek relocation of USPS distribution facility out of Mariner's Village • 10/4/00 PAGE 37 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) DESIGN FRAMEWORK MARINER ' S MILE • 2.73 Encourage Diverse Economic Development Mariner's Mile already contributes significantly to the business climate and economic health of Newport Beach. By capitalizing on its unique assets,location and character, and by promoting a strong and diverse economic development activities,Mariner's Mile has the potential to make an even greater contribution to Newport Beach's business venue and fiscal viability. Objective: City policies which provide revenue benefits to the City or promote richer diversity of businesses and uses along Mariner's Mile should be encouraged, including: a) Emphasize tourism as an element of new uses along Mariner's Mile. b) Promote the enhancement of Mariner's Mile as a potential tourism site. C) Create more user-friendly vehicular access and entrances to businesses. Policies which hamper broadening the range of business development activities or are "non-business-friendly" should be reviewed for potential discontinuation including: d) Discontinue Specific Plan stipulation of 40%Marine Use for multi-tenant properties. • PAGE 38 10/4/00 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) MARINER ' S MILE DESIGN FRAMEWORK • 3.00 LANDSCAPE This section of the Design Framework concerns itself with landscape issues and opportunities on Mariner's Mile, both general and in specific. Of all the aspects of environmental design on the Mile, improvements to its landscapes,whether public or private,large or small,have the greatest potential to promote positive change and visual coherence and quality. Fragments of the proposed framework already exist in the form of palm tree rows and clusters,bits of hedge, isolated masses of bougainvillea and disparate pieces of unrelated streetscape. Many of the following opportunities and recommendations derive directly from a desire to build upon this existing framework. 3.10 LANDSCAPE OBJECTIVES The landscape is an crucial contributor to the perception of quality of Mariner's Mile. Y -4r J h; TuninR aain j ! ! P l ! - U( ,i . 0 ibii�/ • FIG. 3.1 LANDSCAPE FRAMEWORK 10/4/00 PAGE 39 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) DESIGN FRAMEWORK MARINER ' S MILE The central idea of the Landscape Framework is to create continuity through common landscaping • improvements throughout Mariner's Mile. These individual improvements contribute to improving the larger whole, and over time have great potential to transform the visual character of the district. Therefore, trees and shrubs at all sites in Mariner's Mile need to be coordinated to promote visual coherence and consistency and to hide the bumpers and tires of parked vehicles. Existing unused paved areas should be converted to planting areas. The creation of strong,coherent streetscapes,scaled appropriately to vehicular and pedestrian activities, land uses and planting conditions should be promoted over time to improve property values and boost the overall sense of place within Mariner's Mile. The following recommendations provide a blueprint for achieving the landscape design objectives outlined in Fig. 3.1. a' , I r< 1 _ f 1(! w ' PAGE 40 mi Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) MARINERS MILE DESIGN FRAMEWORK 3.20 PACIFIC COAST HIGHWAY EDGE LANDSCAPE A minimum 4-foot wide planting area(from back of sidewalk to parking lot or building) with a palm and hedge is required at each site fronting Pacific Coast Highway in Mariner's Mile for palm and hedge plantings. However, a 6-foot wide planting area is recommended. This continuous planter area shall be required across the entire frontage of the property and shall contain a continuous hedge and palms except where existing buildings or driveways occur and are to remain at back of walk. PALM: WASHINGTONIA ROBUSTA HEDGE: UGUSTRUM HEDGE RIGHT-OF-WAY 4'CLEAR MIN. I I VARIES G CLEAR RECOMMENDED PRIVATE PROPERTY PUBLIC RIGHT-CF-WAY 416 FIG. 3.2 PACIFIC COAST HIGHWAY EDGE LANDSCAPE In addition, a parkway planter located between the walk and curb is proposed for locations where possible. In conditions when a palm row is planted at back of walk,the parkway planter on the highway side of the walk can be a minimum of 2' to 3' clear(excluding curb) with hedge only. When no palm row exists at back of walk, the parkway landscape between walk and curb is to include a palm and hedge in a planter that is a minimum of 4' clear(excluding curb) but 6' clear is recommended. 10/4/00 PAGE 41 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) DESIGN FRAMEWORK MARINER ' S MILE 3.21 Tree: Washingtonia robusta (Mexican Fan Palm) with 8' trunk height and a subdrainage system at a minimum of 18 feet on center. The minimum number of palm trees shall be calculated by dividing the total linear feet of street frontage including driveways by 18. The number of palms resulting from this calculation is the minimum standard. Palm spacing can be modified slightly or palms can be clustered in groups of three(3)minimum as long as the number of palms installed is equal to the minimum standard. Retain existing Eucalyptus trees when possible. If Eucalyptus trees are added or replaced Eucalyptus citriodora are recommended. 3.22 Hedge: Ligustrutn j. 'Texanum' (Texas Privet)at 30 inches on center located at back of walk and/or between walk and curb, trim to 30" high. 3.23 Groundplane: Festuca e. 'Marathon II' (Tall Fescue) sod. �1 J , r PAGE 42 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Maser Plan (PA2016-081) MARINER 'S MILE DESIGN FRAMEWORK 3.30 RtvERSmErrusTtN AvEwE LANDSCAPE 3.31 Tree: Washingtonia robusta (Mexican Fan Palm) with an 8' trunk and a subdrainage system at 18 feet on center. Alternate: An evergreen tree such as Cupaniopsis anacardioides(Carrotwood)to shade sidewalks and to reduce glare in the"Mariner's Village" area. 3.32 Hedge: Ligustrum j. 'Texanum' (Texas Privet)at 30 inches on center located at back ofwalk and/or between walk and curb, trim to 30" high. 3.33 Groundplane: Festuca e. 'Marathon II' (Tall Fescue) sod. 3.40 TRAFFIC ISLAND LANDSCAPE The existing and any new traffic islands or medians along Pacific Coast Highway should be land- scaped to reinforce the concepts at the bridges. 3.41 Groundcover/Shrub: Carissa m. 'Green Carpet'at 24 inches on center for islands medians up to 6 feet wide; or Bougainvillea 'Crimson Jewel', 'La Jolla' or 'Temple Fire'at 42 inches on center for islands/medians that are 6'wide or wider. 3.50 PROPERTY WALL LANDSCAPE 3.51 Vine: Bougainvil/ea'BarbaraKarst'and Bougainvillea'San Diego Red'at5feet on center in front of the wall if space available, or behind the wall. In tighter conditions use Ficus pumila (Creeping Fig) at 5 feet on center. The following are the Bougainvillea varieties recommended for Mariner's Mile: Botanical Name Common Name Height Spacing Bougainvillea 'Barbara Karst' Bougainvillea 8' to 12' 6' on center Bougainvillea 'San Diego Red' Bougainvillea 8' to 12' 6' on center 3.60 PARKING LOT LANDSCAPES 3.61 Tree: a) Inland of PCH: An evergreen tree such as Cupaniopsis anacardioides (Carrotwood)to shade the parking lot and to reduce glare in the parking lot from homes on the bluff. One tree to be planted for every 4 cars. b)Waterfront side of PCH: Palm trees such as Washingtonia robusta (Mexican Fan Palm) with an 8' trunk and a subdrainage system to break up expanse of parking lots. One tree to be planted for every 4 cars. 10/4/00 PACE 43 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) DESIGN FRAMEWORK NIARINER 'S MILE 3.62 Perimeter Shrub: Ligustrum j. 'Texanum' (Texas Privet) at 30 inches on center located at back of walk to create hedge to hide the bumpers and tires of parked vehicles. 3.63 Shrub internal to parking lot such as Raphiolepis i. 'Clara' (India Hawthorn) at 30 inches on center. 3.70 Bluff Landscape n Strengthen the boundaries of Mariner's Mile and improve the consistency and appearance of the bluff above Pacific Coast Highway by: 3.71 Planting Red Bougainvillea at the top and toe of the bluff 3.72 Recommending a common hydroseed mix design for slopes to residents 3.73 Removing existing iceplant from the slope to avoid failure of the bluff surface due to the heavy weight of this plant material 3.74 Removing existing invasive plant material such as Pampus Grass from the bluff 3.75 Retaining existing Phoenix canariensis (Canary Island Date Palm)on the bluff 3.76 Planting 15 Gallon Phoenix canariensis on the bluff if additional palms are desired. Other palm species should be reserved for the street tree planting. PAGE 44 1014100 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) MARINER 'S MILE DESIGN FRAMEWORK • 3.77 Retaining existing healthy trees and pruning them to shape,such as"lacing out" the existing Ficus trees, rather than "topping" trees which can accelerate new growth resulting in more frequent tree trimming and possible loss of the tree from excessive weight on upper branches. 3.78 Specific recommendations for the bluff landscape zones are as follows: a)Top of Bluff. Plant a minimum of two rows of Bougainvillea'San Diego Red' at 5 feet on center with triangular spacing approximately 10 feet below the crest of the bluff. b)Bottom of Bluff: Plant a minimum of two rows of Bougainvillea 'San Diego Red' at 5 feet on center with triangular spacing approximately 10 feet above the toe of the bluff or a retaining wall. c) Central Bluff Zone: Plant the central bluff zone with shrubs, groundcover, and scattered,informally-placed trees. Trees are to be placed with sensitivity to views from bluff-top residences. The following is a recommended plant list for the central zone of the bluff: • Botanical Name Common Name Height Spacing On Center i. Trees & Palms: Eucalyptus lehmannii Spotted Gum 15 Gallon Sparse Ficus m. nitida Indian Laurel Fig 15 Gallon Sparse Phoenix canariensis Canary Island Palm 15 Gallon Accent/ Sparse ii. Medium to Tall Shrubs: Arbutus uendo 'Compacta' Dwarf Strawberry Tree 5' ht. 30" Myoporum carsonii Carson's Myoporum 6'-8' ht. 4' Myoporum lateum Myoporum 20'-30' ht. 10'-12' Rhamnuscalifornica Coffeeberry 6'-12' 8' Rhamnus californica 'Eve Case' Eve Case Coffeeberry 4'-6' ht. 30" iii. Groundplane: Baccharis p. 'Twin Peaks' Dwarf Chaparral Broom 1'-3' ht. 8' to 10' Ceanothus g. h. 'Yankee Point' Yankee Point Ceanothus T-3' ht. 8' to 10' Coprosma kirkii NCN P-3' ht. 42" Myoporum m. 'Pacificum' Myoporum 2' ht. 4' Lonicera j. 'Halliana' Hall's Honeysuckle 2' ht. 2' • iv. Nurse Crop during Establishment: Achillea millefolium Common Yarrow Hydroseed 10/4/00 PAGE 45 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) DESIGN FRAMEWORK MARINER ' S MILE • 3.80 Dover Drive/Back Bay Bridge Intersection Treatment The Back Bay Bridge is the southern boundary of Mariner's Mile. The following landscape modifi- cations are recommended to strengthen the boundaries of Mariner's Mile by relating this entry to the northern entry at the Arches Bridge: 3.81 Add clusters of(6) min. Washingtonia robusta (Mexican Fan Palm). 3.82 Add masses of'San Diego Red' & 'Barbara Karst' Bougainvillea. 3.83 Add a newly-designed lighted monument signage for Mariner's Mile. 3.84 Add nautical flags and decorative pedestrian light fixtures on bridge rails. I • PAGE 46 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) MARINER 'S MILE DESIGN FRAMEWORK • 4.00 SIGNAGE 4.10 Signage Objectives Commercial properties on Mariner's Mile display a veritable profusion of signs many of which violate the existing signage ordinance or are of questionable taste. U A MAN • Signs are an important element contributing to the perception of quality of Mariner's Mile. Exterior signs at all sites in Mariner's Mile need to be coordinated to promote visual coherence and consis- tency. Objective: Adopt new sign regulations to encourage legibility, visual coherence and coordination. The first step in improving signs on Mariner's Mile is to enforce the standards of the existing signage ordinance of the City of Newport Beach. Existing nonconforming signs should be removed. Beyond enforcement, the next step is to develop acceptable signage criteria which fits the needs of businesses within the district. To that end,the following specific signage recommendations and criteria were developed in cooperation with the Mariner's Mile Business Owner's Association. • 10/4/00 PAGE 47 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) DESIGN FRAMEWORK MARINER ' S MILE • 4.20 GENERAL SIGN CRITERIA All signs in Mariner's Mile should conform to the following general criteria: 4.21 To the greatest extent possible, signs for each site should be limited to those identifying businesses, giving directions for on-site circulation and providing leasing information. 4.22 Advertising is discouraged on any sign(i.e.:product/service information,prices and sale information, phone numbers, website addresses). 4.23 Sign copy should be located no closer than one-half letter height to any sign edge or other line of copy to provide sufficient blank space around the letters for the sign to be legible. 4.24 Temporary Banners are allowed, subject to City permit requirements. 4.25 Lighted signs are allowed, subject to City ordinance requirements. 4.26 "Heritage Sign"designation may be granted, subject to City ordinance require- ments,for signs which have historical or local identity significance to the City of Newport Beach. • 4.30 SIGNS NOT PERMITTED The following types of signs should not be permitted. Existing signs of this type should be removed: 4.31 Roof-mounted Signs (higher than the building roofline). 4.32 Permanent Banner Signs. 4.33 Painted Signs, including Window Signs or"Soap" signs. 4.34 Multi-Tenant Pole Signs. 4.35 Changeable Copy Signs. 4.36 Illegal Signs (signs not permitted by existing Signage Ordinance). 4.40 POLE SIGNS New pole signs are permitted subject to conformance with the design standards outlined below. 4.41 Modifications. Existing pole signs do not require modification in conformance • PAGE 48 10/4/00 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) MARINERS MILE DESIGN FRAMEWORK • with these standards unless leasable area of the property is increased by 25%or 2,500 square feet,whichever is less,or if a pole sign is remoldeled or relocated. 4.42 Pole signs shall consist of distinct base,column and sign panel elements (see example sketch Fig. 4.4). Design and proportional relationships between sign elements are important, although variations are possible. Articulation and detail of the pole is encouraged as suggested by Fig. 4.4. 4.550 MALTI-TENANT SIGNS Multi-Tenant Signs shall be mounted on monument signs or flush-mounted on building walls (see example sketch Fig. 4.5). Pole-mounted multi-tenant signs or"ladder" signs are not permitted. 4.60 SINGLE-TENANT MONUMENT SIGNS Ground-Mounted Single-Tenant Monument Signs for the purpose of business identification shall be allowed (see examples Fig. 4.6 and sketch 4.61). 4.70 LEASING AND MARKETING SIGNS • Leasing signs are non-illuminated, ground level signs or wall signs that identify or provide basic information about for sale/for lease opportunities and construction activities. They may not be used for any other purpose (see example Fig.4.7). Maximum Number: One (1) leasing sign is permitted per site. Maximum Size: Twenty (20) square feet. Recommended Design: A ground-level sign with the sign copy on a panel mounted to a dark-colored background as shown in Fig. 4.7. • u-1 �� PAGE 49 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) DESIGN FRAMEWORK MARINER ' S MILD: • /41�'f1iN�AfRD Pow IG s&f t ►I�u t - - -� b'pPld�tiZ�i' I�i Tl yF,G.►I Dpi tti 1 nErr,-1� co. 'f 14HA6GC - ss••Nvzs'� tii+s nac 1 • PW PION A-i-'I - TI►1�. 314f4 AtL" s FM.}t , SIdN14iE41 mss' X Z.5 '< Gs.Sy.f i ,rstrrl au�+�s>D 1 rim• !�s< -� r rTM FIG. 4.4 POLE SIGN DF-SIGN PRaro]-YPE PAGE 50 10/4/00 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) MARINER 'S MILE DESIGN FRAMEWORK I I H IL1 A H � 1�816t1�'r - f�fltJf�t-Y� marine I OIL1J tI TT Hun tori bp►s►E�n - — �ntr►fYfiE� `— �o�alsTloN�.I- I►V•a'� ,PIAN /MeFI► O>x 1.57 � . .5 -- 1 •G•sL KG,%S xis 4 >c ro slf. 01 �. 'irk �//((fere � �•�� YJ �' • FIG. 4.5 MULTI-TENANT SIGN DESIGN PROTOTYPE: 10/4/00 PAGE;51 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) DESIGN FRAMEWORK MARINER 'S MILE • Admkk h1 (M r + �LI•�� FIG.4.6 SINGLE-TENANT MONUMENT SIGN DESIGN PROTOTYPE • PACE 52 10/4/00 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) MARINER ' S MILE DESIGN FRAMEWORK • n AS h1A)C I' �z N�Ir.�rt1" sw� I&RD&J4CLveaytl-r(, Pacift • SALU Lusm E-- - &001►►�ys E�pri �" INFotrVT�eta r ' ��o Fblirro NA4:� N'V7r . f I spy A WrA Ir ti 1 I•� pJ1JJ�� rw, # N ITP FEVEAL -Lam: • Fic. 4.61 tirnci r-'1'r���I MONUNn.-Ni SIc:N D4:CIGN PRoronro-: Vaaui PAGE 53 P� mi9Commission - Apmm, m9 6m No. A Additional Materials Received Dr Mariners' MileW&i bnMaster P� n (PA201$081) DESIGN FRAMEWORK MARINER ' S NILE � cv s . . �� .. ����ƒ � FIG. LEASING SIGN DES. PROTOTYPE � mea Boz « Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Maser Plan(PA2016-081) MARINER 'S MILE DESIGN RAMS ORK • 4.80 'THEME SIGNS The following types of thematic signs are permitted on Mariner's Mile: a) Mariner's Mile Entry Monuments (Arches Bridge; Back Bay/Dover Drive) b) Newport Harbor Visitor's Bureau Sign C) Directional Signs Recommended Design: A coordinated systems of nautical-inspired signs as seen at Marina del Rey and Santa Monica. o • r -410- Parking 1. T _ E • 10/4100 P\ci 55 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) DESIGN FRAMEWORK MARINER 'S MILE • 5.00 ARCHITECTURE Buildings are significant functional,visual and symbolic elements of the built environment. They serve to house human activities and present themselves as expressions of the ambitions,aspirations and public identity of their owners and users. Mariner's Mile, due in part to its history of uses and generally overriding commercial nature, encompasses a vast range of building types,whose functional requirements, sizes, scale and symbolic needs vary greatly. These building types range from large automobile dealerships and marine supply outlets to high-rise residences, mixed-use and strip retail centers, small shops, restaurants, drive- throughs and individual offices. Architecturally,this variety makes for a highly eclectic mix of buildings on Mariner's Mile. In tum,this variety and mix, overlaid by the predominant auto-reliant bias of the district, favors buildings of individual expression and strongly resists efforts towards any unified architectural theme. Thus the imposition of a rigid architectural theme is considered inappropriate for the study area. The nature and character of Mariner's Mile call rather for establishing key design principles and promoting thoughtful and tasteful design while allowing creative flexibility. 5.10 ARCHITECTURE OBJECTIVES • The key objectives of an architectural approach to Mariner's Mile are as follows. 5.11 Responsible and Sensitive Design a) Design should respect and "fit in" to its surroundings. b) Roofs and roof elements should respond to views from above. C) Design freestanding buildings as "five-sided" (walls+roof). 5.12 Site Planning Considerations a) Site planning should accommodate the larger design concepts of the Mariner's Mile Design Framework(Urban Design, Landscape). b) Buildings should orient to the street in the Village areas and when surrounded by parking. C) Promote pedestrian connections and pedestrian amenities. 5.13 Landscape Considerations a) Use landscaping to complement and highlight buildings and site. b) Develop a landscape concept as a fundamental component of the site design. • C) Coordinate utility locations to support the landscape framework and to screen utilities from Pacific Coast Highway or entries. PAGE 56 10/4/00 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) MARINER 'S MILE DESIGN FRAMEWORK • 5.14 Palette of Colors, Materials and Details a) Consider"neutral" building color schemes with nautical trim. b) Paint fences, metal bollards, and light poles a dark background color. C) Use common fence/wall designs developed for Mariner's Mile. 5.15 Purposeful and Respectful Lighting a) Contain all site lighting on site (zero glare spill-off) b) Develop lighting plan with photometric study C) Use downlighting wherever possible d) .Accent lighting at key architectural/landscape elements e) Avoid harsh, intense lighting and hard shadows f) Coordinate colors of light sources 5.16 Organize and Coordinate Signage a) Develop a comprehensive sign program b) Design buildings to strategically accommodate signs C) Coordinate building and signage design (forms,colors, motifs) • 5.20 COLOR AND MATERIALS PALETTE Harmonious building and sign colors can contribute greatly to the overall visual continuity and coherence of Mariner's Mile. 5.21 Basic Color System The marine context of Mariner's Mile is one of predominantly white sails and hulls complemented by striking,deep-hued accent colors. A range of "Neu al" shades and hues are therefore proposed to predominate the color palette for Mariner's Mile. • 10/4/00 PAGE 57 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) DESIGN FRAMEWORK MARINER ' S MILE • r IMF' -:1 M . ., . 1_ a� • For multiple-color schemes, a balanced and proportional color system is recommended: a) Base Building: Predominately Neutral hues and shades(90%of building, minimum). b) Contrasting Trim Elements: Dark or Light shades (up to 10%ofbuilding, maximum). c) Accent Elements: Bright Colors (up to 5% of building). 5.22 Trim Elements Elements which might receive trim or accent colors include: a) Doors, window sashes or mullions b) Awnings or Sunshades c) Exterior Stairs and Railing Systems d) Roof Screens e) Architectural Features • PAGE 58 10/4/00 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) MARINER ' S MILE DESIGN FRAMEWORK 5.23 Nautical Materials and Elements While avoiding an overt theme,the appropriate use of nautical building materials, elements and details is consistent with the history and character of Mariner's Mile could enhance the overall character of Mariner's Mile. 1 • • 10/4/00 I' ni Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) DESIGN FRAMEWORK MARINER ' S MILE • a) Nautical Materials Representative nautical materials to be considered during the architectural design process include: i) Shiplap/clapboard/shingled siding for building walls ii) Varnished teak for balustrades and handrails iii) Navy blue or other dark canvas for awnings and sunshades iv) White nylon or Dacron for shade spaces V) Brass or bronze for hardware and ornament A) Stainless steel/polished chrome for rails,cable and fittings,hardware and ornament vii) Wood or aluminum poles w/stays/spreaders(masts/spars)for signage or theme elements. b) Other Nautical Elements and Details Similarly,the appropriate decorative use of other nautical elements,forms,and references is consistent with its waterfront context and could potentially contribute to the visual character and feeling of Mariner's Mile. Decorative elements to be considered during the • design process might include: i) Windvanes ii) Ship's flags or international signal flags iii) Charts, sextant, dividers and other navigational tools iv) Portholes, ships wheels,compass rose or cards V) Ships and sailor icons vi) Cleats, bollards, and other dock motifs • PAGE 60 10/4/00 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plae o82016-081)MARINER ' s MILE 1cw • 5.30 LIGHTING As with signs, landscape, and architecture, improving the quality of exterior lighting can contribute to the perception of quality of Mariner's Mile. All exterior on-site lighting to be shielded and con- fined within site boundaries. No direct rays or glare should be permitted to shine onto public streets or adjacent sites. Specific lighting standards and recommendations for Mariner's Mile are outlined below: 5.31 Parking Light Fixtures. All parking lot lighting should have zero cut-off fixtures. Light standards shall not exceed 20 feet high, measured from natural grade. 5.32 Tilted light fixtures. Tilted fixture heads and lights mounted to the roof parapet are discouraged due to their negative impact on residents and drivers caused by the glare. Wall- mounted light fixtures used to illuminate parking lots should not permitted. 5.33 Wall-mounted utility lights. "Walpak"type fixtures that cause off-site glare should not be permitted. Zero- cutoff"Shoebox" lights are preferred. 10/4/00 PAGE 61 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) DESIGN FRAMEWORK MARINER ' S MILE • 3 71 „ ter,. 5.40 EQUIPMENT Exposed mechanical equipment and utilities contribute to the visual clutter of Mariner's Mile and should be sensitively located and screened from view to promote a high-quality image for the district. 5.41 Exterior equipment. All exterior equipment including, but not limited to: mechanical equipment, electrical equipment,communications equipment,storage tanks,risers,electrical conduit, gas lines, cellular microcell facilities, and satellite dishes--should be located in underground vaults or otherwise screened from both on-site and off- site view. 5.42 Roof-mounted equipment. All roof-mounted equipment including, but not limited to, skylights, vents, air handlers,exhaust fans,smoke hatches,and ducts--should be below the top of the parapet or behind an equipment screen so as to be hidden from off-site view. Rooftop equipment screens must be fully integrated into the architectural design. 5.43 Ground-mounted equipment The top of all ground-mounted equipment including,but not limited to,backflow preventers, vents, air handlers, generators, boilers, trash bins, transformers-- • should be behind and fully below the top of a screen wall or a solid hedge. Screen walls of same or similar material as adjacent building walls. Chain link fencing is not allowed. PAGE 62 10/4/00 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) MARINERS MILE DESIGN FRAMEWORK • 5.50 WALLS AND FENCES Upgrading the quality and developing a family of walls and fences is recommended for Mariner's Mile to provide a consistent and high-quality image. 5.51 Fences a) Fences Not Permitted: i) Chain-link fencing is not permitted along the Pacific Coast Highway frontage of any property on Mariner's Mile. ii) Razor-Wire fencing. b) Fences Allowed But Discouraged: i) Residential-types of wooden fencing. C) Fences Allowed: i) Property frontage. • Wrought iron or PVC fencing. • Recommended colors: Dark Navy Blue, Black, Dark Green. • ii) Side and rear yards and lot-line conditions: • Wrought Iron or PVC (as above) • Vinyl-coated chain link (with or without attached fabric screening) • Recommended colors: Dark Navy Blue, Black, Dark Green. d) Recommended Design: Lu 11 • 10/4/00 PAGE 63 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) DESIGN FRAMEWORK MARINER 'S MILE • 5.52 Walls a) Walls Not Permitted: i) Solid walls over 36" in height are not permitted along the Pacific Coast Highway frontage of any property on Mariner's Mile. ii) Walls topped with Razor-Wire fencing sheet metal or broken glass. iii) Sheet metal enclosures(except at trash areas at rearof properties). b) Walls Allowed: i) Pacific Coast Highway frontage: Low walls (36" maximum height). May be topped with wrought iron or PVC fencing to a maximum height of 72" (6'). ii) Side and rear yards and lot-line conditions: • Low walls(36"maximum height). May be topped with wrought iron or PVC fencing. (as above) • Low walls (36" maximum height) topped with vinyl-coated chain link(with or without fabric screen) • Full height walls(maximum height 96"(8')may begin 15'back • from front property line at Pacific Coast Highway. iii) Retaining walls. • Split-face block. • Poured-in-place concrete with sandblasted, bush-hammered or textured form-liner finish. • Crib-wall systems with integral landscaping. C) Recommended Wall Designs: i) Intergral color split-faced concrete block with precast cap or stucco on block with precast cap. • PAGE 64 10/4/00 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) MARINER 'S MILE DESIGN FRAMEWORK 6.00 PARKING PROGRAM 6.10 SHARED VALET PARKING Encourage the creation of a shared valet parking system through all or a combination of the follow- ing: a) Utilize "pool" of City parking spaces in Mariner's Village. b) Drop/pickup points: 2-3 on water side; 1-2 on inland side from Riverside to Tustin. C) Patrons issued claim check with pager number to"call-in"cars at pickup points. d) Provide valets on-call to bring cars from parking "pools" to pickup points. e) Provide safe bus unloading/loading areas to serve charteryacht uses with parking service within Mariner's Mile. f) Utilize City-owned parking lot to more greatly benefit the area: potential site for postal distribution facility or valet parking lot. g) Valet Stations with car drop-off and waiting areas to pick up cats with possible van shuttle stations,similar to the structure in the photograph below,but without glass. r \ Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) DESIGN FRAMEWORK MARINER 'S MILE 6.20 PARKING DISTRICT Explore the creation of a Mariner's Mile Parking District to address distribution of parking within the district. Could be considered as part of the potential Business Improvement District for Mariner's Village. 7.00 APPENDIX 7.10 REFERENCES AND SUPPORTING DOCUMENTS The formulation of the Mariner's Mile Design Framework was based on a comprehensive analysis of collected base information and a review of the City's existing program, the site and the Mariner's Mile Business and Citizen's Advisory Committee Study Recommendations. This effort was con- ducted in order to uncover the key Design Issues and Opportunities affecting the current conditions along Mariner's Mile. A list of references and supporting documents follows. Copies of these documents are available for review at Newport Beach City Hall. 7.11 Mariner's Mile Specific Plan (Ord. 20.42, Dist. #5) 7.12 Mariner's Mile Advisory Committee Recommendations (1997) 7.13 T.O.T. Revenue Enhancement Study (PKF, 1997) PAGE 66 10/4/00 Planning Commission - April 20, 2017 Item No. 2b Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) 1. Design Framework 2. A collaborative with the Congress of Urbanism 3. This is the Policy Guideline 4. This was a collaborative effort that included the principles and policy guidance, diagrams and designs 5. Pedestrian friendly 6. Stay the course and keep the framework 7. The principals make sense. Return to these principles 8. Return to the principal of the 2000 strategic plan Planning Commission - April 20, 2017 Item No. 2c Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) Notes from those involved with the Oct 2000 Design Framework: 1 .The following document is the previous Design Framework from 2000 2. This document was a collaborative effort with the Congress of Urbanism 3. This is document is the platform and foundation for the Mariners Mile principles guideline 4. This document collaborative includes policy guidance, diagrams and references that the City of Newport Beach should adhere to with regard to Mariners Mile. 5, This is a school, pedestrian family plan. 6. The principals make sense. Return to these principles and stay the course of the original framework. Planning Commission - April 20, 2017 Item No. 2d Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) Subject: FW: Newport Beach Planning Commission Preliminary Mariners Mile Plan From: Sue Leal fmailto:sue@specceramics.com] Sent:April 17, 2017 8:59 PM To: Nova, Makana <MNova@newportbeachca.aov> Cc: Peggy<pvombaur@aol.com> Subject: Newport Beach Planning Commission Preliminary Mariners Mile Plan I have been looking over the latest plan, and am very concerned about a few inaccurate statements made in the plan. One in particular bothers me most: In the "What We Heard" Section, under "Development", it says "Other Voices: the inland area between Riverside and Tustin is an ideal location for three and four story mixed- use buildings." Who are "Other Voices"? Mention of a 3 story building on Avon was inserted after one of the previous public meetings, and I stood up and corrected it at the next Public meeting, asking that it be in the minutes that there had been NO discussion of three story buildings between Riverside and Tustin around Avon. Now, it's inserted again, and it's including not only three story but also four story. I don't know who is inserting that information, but one thing has been made Very clear by all residents in Newport Heights; stay within the 35' maximum height restriction everywhere -no 3 or 4 story buildings! Please tell me who I need to talk to to get that insert out of the plan! Susan E. Leal 219 Tustin Avenue Newport Beach, CA 92663 714/231-4660 t Planning Commission - April 20, 2017 Item No. 2d Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) Subject: FW: Parking limitations in the Mariners Mile Plan From:Sue Leal [mailto:sue@specceramics.coml Sent:April 17, 2017 9:15 PM To: Nova, Makana <MNova@newportbeachca.gov> Subject: Parking limitations in the Mariners Mile Plan There is considerable concern by residents on Tustin Avenue and Ocean View about restaurants and businesses that do not allow employees to park on premises.The employees are parking on residential streets like Tustin Avenue, Riverside and Ocean View, making these narrow streets very dangerous.Those businesses have conditional use permits that require employee parking be provided; however,they are not abiding by this, and it is not enforced. Parking structures proposed for the Mariners Mile won't solve this problem since parking fees are likely.The Mariners Plan is taking parking spaces away on Avon and the surrounding area, including PCH, adding businesses, etc. and this will just make parking on Tustin, Riverside and Ocean View even worse. I have personally asked people parking on Tustin who they work for and why they park on our street. I can easily give you names of the restaurants and businesses who do not allow their employees to park on site.They want the space for Valet Parking or other vehicle parking! Susan E. Leal VP/HR t Planning Commission - April 20, 2017 Item No. 2e Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) From: Peggy Palmer <pvombaur@aol.com> Sent: Wednesday, April 19, 2017 1:06 PM To: Biddle,Jennifer Cc: Nova, Makana Subject: Pacific Coast Highway Jennifer, Please make certain that this video of Pacific Coast Highway is viewed by the Planning Commission prior to tomorrow's April 20th, 2017 meeting. I would encourage the Planning Commission to view this video first with the audio turned off, as they will be able to fully comprehend all of the components to the video, without be distracted by the sound. After review, they can watch it again with the audio turned on. The observations that need to be noted are as follows: 1. The Northbound PCH artery is already three lanes and this video illustrates the typical commuter/ commercial 5:00 PM traffic that lasts approximately 15-20 minutes, Monday through Friday. Southbound lanes at 5:00 PM have little to no traffic during this time. 2. Please notice the Racing Row Boat Trailer (There are typically between three to four trailers that park on PCH). Where are these trailers to be unloaded, loaded and park, if there is to be NO street parking allowed along PCH? 3. The students often physically veer onto PCH while unloading and loading the rowing boats, while cars pass between 45-55 MPH. 4. The onslaught of emergency vehicles moving both south and north bound with a police escort utilizing the island lane to get through to Hoag Hospital during peak traffic hours. How will narrowing these lanes impact emergency and police vehicles trying to move rapidly through this corridor? 5. Please note that very few vehicles moving either north or south bound yield to these emergency vehicles. In closing, I think that you will agree that PCH along Mariners' Mile is at the maximum width for safety for our students, police, emergency vehicles, pedestrians and bicycle enthusiast that take this route through our seaside community. The residents do not want PCH expanded and turned into a through- way for commuter and commercial traffic. It simply does not make sense. Thank you for your consideration. Peggy V. Palmer (949) 887-2471 CLICK ON THE LINK WITH THE AUDIO TURNED OFF: 1 Planning Commission - April 20, 2017 Item No. 2e Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) https://www.youtube.com/watch?v=J LRaaX4HXvQ&app=desktop#action=share 2 Planning Commission -April 20, 2017 Item No. 2f Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) Subject: FW: Letter to the planning commission previously printed in the Daily Pilot. From: Lynn Lorenz [mailto:lynnierlo@aol.com] Sent: Wednesday,April 19, 2017 3:36 PM To: Nova, Makana <MNova@newportbeachca.gov> Subject: Fwd: Letter to the planning commission previously printed in the Daily Pilot. Please put my letter in the info packet for the Planning Commission meeting tomorrow evening. Thank you, Lynn Lorenz Sent from my iPhone Begin forwarded message: From: Lynn Lorenz<lynnjerloAaol.com> Date: February 23, 2017 at 8:36:22 AM PST To: john.canalis(a,latimes.com Subject: Letter to the editor At the base of the controversy regarding development and expansion in Mariner's Mile is the dichotomy of the two images that are associated with Newport Beach. There is the side of Newport Beach that conveys wealth and glamour and the side which relishes its nautical image, beach cottages and other traditional buildings which provide the comfortable image of the past. While most residents admire the beautiful structures, opulence and variety of architecture in Fashion Island, they envision the part of Newport Beach that begins at Dover and extends almost to Hoag Hospital as the " downtown area." It is the only downtown area that Newport Beach really has if you count out Balboa Island. The two images of Newport are not incompatible in a city whose population exceeds 70,000. There are areas which are entirely modern such at Newport Coast, Big Canyon, Newport Terrace and many more. A beach cottage or a small nautically designed business would look out of place in these neighborhoods. And for the same reason, overly large buildings with other than "beach friendly" architecture stand out in the "downtown" area-Mariner's Mile. These two images of Newport are at the base of the controversy over the style of buildings and the expansion of Mariner's Mile. Because the three neighborhoods closest to Mariner's Mile are older more traditional neighborhoods (although these areas are showing more and more of the " glamour" image we associate with other areas of the city), the majority of the residents in these areas and probably many of the other areas in Newport as well still want to hold onto their past. This nostalgia is expressed by the desire for "beach appropriate architecture" on a scale that matches as much as possible the other traditional buildings in the area. Large modern structures look out of place in this architectural environment. Also overly large structures 1 Planning Commission -April 20, 2017 n Mile Item No. 2f Additional Materials Received in this perceived "downtown area" risk not only �esYroyefng view alozfaproperrtsyer Plan (PA2016-081) owners but also what has made Newport so unique and so popular----this dichotomy. Lynn Lorenz, 434 Redlands Avenue, Newport Beach, Ca 92663 949 646 2054 lynnierlo(c�aol.com (Hi John, please acknowledge receipt of this letter. Also, I am not sure of the population number) 2 Planning Commission -April 20, 2017 Item No. 2g Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) Subject: FW: Mailbag: Mariners' Mile proposal remains foggy- Daily Pilot From: Lynn Lorenz [mailto:lynnierlo@aol.com] Sent: Wednesday,April 19, 2017 3:41 PM To: Nova, Makana <MNova@newportbeachca.gov> Cc: pvombaur@aol.com; Lynn Lorenz<Ivnnierlo@aol.com> Subject: Fwd: Mailbag: Mariners' Mile proposal remains foggy- Daily Pilot Please include Peggy's letter in the info packet also. She asked me to send it to you. Thanks. (her email address is below in case you want to check with her Macana!) Sent from my iPhone Begin forwarded message: From: Peggy Palmer<pvombaur(a,aol.com> Date: April 19, 2017 at 3:18:23 PM PDT To: Lynn Lorenz<lynnierlogaol.com> Subject: Mailbag: Mariners' Mile proposal remains foggy-Daily Pilot http://www.latimes.com/socal/daily_pilot/opinion/tn-dpt-me-0205-mailbag- 20170204-story.html Mailbag: Mariners' Mile proposal remains foggy The Jan. 26 Mariners' Mile public workshop at Marina Park was intended to provide residents with a clear vision of what the city and the consultant, Placeworks,have been working on since their last community meeting. It was clear that the city and the consultant have their vision, and this vision was not shared with the community. The same visual presentation was shown, with the same conceptual sketches. Only this time the discussion shifted to phrases as, "building mass," "harbor frontage," "commercial corridors" and "master opportunities." The "master opportunities" were specifically directed at the property owners along Pacific Coast Highway, and this term was further defined as "discretionary actions," "dedications" and "land offers." This would allow the city to work with Caltrans to increase the lanes on PCH to six. This would encroach on and impact many private properties along Mariners' Mile. t Planning Commission -April 20, 2017 n Item No. 2g Additional Materials Received The proposed Avon Village,which would bre t)onca�e��etween the,sfrlee?s of Master Plan (PA2016-081) Riverside and Tustin, are some of the most narrow and compacted streets in Newport Beach. The mobility of this particular area is impractical and ill- considered, as these streets are within feet of the residential community of Newport Heights. This area is also home to three schools, Newport Heights Elementary, Horace Ensign Middle and Newport Harbor High. This critical area should not be used as focal point for development. Furthermore, increasing PCH to six lanes, and to include Avon Street's two lanes, could potentially make this small area of town an eight-lane artery. This would not be a harmonious merger for the families, or the school children, and for the general quality of life in this residential community. In addition, the Master Plan was never presented with the updated conceptual drawings, yet this project will be "revealed" to the city in the near future. It seems that transparency is antiquated in the city of Newport Beach and that listening to the taxpayers' concerns is not necessary anymore, but listening to the guy in town with the most money is the name of the game. Newport Beach citizens'vision is clear, and that after six months of Mariners' Mile workshops, it is apparent that the city's vision remains foggy. Peggy Palmer Newport Beach Congressman is too pro-Russia In recent weeks, our federal government revealed clear and credible evidence that there was interference in our presidential election by a hostile, foreign nation, Russia. I was dismayed to find out that my congressman, Dana Rohrabacher(R- Costa Mesa), has been a longtime cheerleader for Russian President Vladimir Putin. In December, Rohrabacher said it was "terrific" that the Democratic campaign was hacked, according to CNN. Alarmed by this cavalier, and deeply unpatriotic stance, I looked into my congressman's background. What I found was appalling. He has supported Putin and Russian invasion into neighboring countries, according to Salon, for years. He admires Putin, according to the Washington Post, and announced that Putin was right, and the U.S. was wrong, about the Russian invasion into Georgia in 2008, according to the Tele rg aUh. Gregory Cohen Laguna Beach 2 Planning Commission -April 20, 2017 Item No. 2h Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) Subject: FW: Commentary: Contemplating the future of Mariner's Mile From: Lynn Lorenz [mailto:lvnnierlo@aol.com] Sent: Wednesday,April 19, 2017 3:44 PM To: Nova, Makana <MNova@newportbeachca.gov> Cc: Peggy<pvombaur@aol.com>; Lynn Lorenz<Ivnnierlo@aol.com> Subject: Fwd: Commentary: Contemplating the future of Mariner's Mile Please print this letter as well in the packet for the meeting tomorrow April 20th. Again thank you Macana ! Lynn Lorenz Sent from my iPhone Begin forwarded message: From: Peggy Palmer<pvombaur(c�r�aol.com> Date: April 19, 2017 at 3:17:35 PM PDT To: Lynn Lorenz<]ynnierlo(a,aol.com> Subject: Commentary: Contemplating the future of Mariner's Mile -Daily Pilot DAVID GRANT : da 2g 205(asbcglobal.net http://www.latimes.com/socal/daily_pilot/opinion/tn-dpt-me-0804-commentau- 20160729-story.html Commentary: Contemplating the future of Mariner's Mile 17 With very limited parking, and a very steep staircase to climb, the residents of Newport Beach did not disappoint to fill the Newport Beach Sea Base Yacht room to attend a public workshop for the Mariners' Mile Revitalization Master Plan. This was presented by the city's newly appointed consultant, P1aceWorks. The P1aceWorks Professional Service Agreement that was signed by the city states that P1aceWorks will review the Newport Beach General Plan and document its descriptive visualizations for the future of Mariners' Mile. This would include conceptual drawings,templates and outline Mariners' Mile vision and design framework. t Planning Commission -April 20, 2017 �1� M Item No. 2h Additional Materials Received P1aceWorks has prepared a series of concep uai"rawings"itiat depicqli c potM�aatler Plan (PA2016-081) land use, residential housing, streetscape conditions, mobility and connectivity of the roads that will include a "highway-oriented corridor." According to the city, Coast Highway is carrying approximately 44,000 cars trips a day. The 14 massive projects that have been approved and or are near completion by the most conservative estimate this will likely generate an estimated 100,000 ear trips daily on PCH. The workshop consisted of a "pop-quiz" in which one of the questions was, "How Do You Spell Mariners'Mile?" There were vague and incomplete aerial maps of Mariners' Mile placed on each of the six tables with blue, green and red round stickers. Then each group was given a black marker to list the challenges, opportunities and dreams for Mariners' Mile. This is when the meeting ended for the consultant, and where it began for the residents. It was evident that the maps, stickers and charts were all a juvenile and futile attempt for the residents to believe that they had a say in this project. It wasn't lost on the residents that after 21/2 months, P1aceWorks and the city of Newport Beach must have a vision of the 11/2 mile area. The residents wanted to know what that vision was and pleaded for transparency. Why wasn't their vision presented at this meeting? The citizens'vision is clear; they do not want to replicate Huntington Beach or Marina del Rey. What was apparent was that there will be impacts of the "view-shed" along PCH and the bluffs to the Harbor frontage. In fact, there is talk of making PCH will six lanes in the area. What is the definition of"view shed" and what does this mean for all of Newport Beach and especially for Newport Heights? The concerns were apparent and these impacts were not addressed at the workshop: •Newport Beach/Lido/Newport Heights property values. • Views. • PCH, potentially increased to six lanes. • Impact of Traffic for Corona del Mar, West Newport and Newport Heights. • Light pollution. •Noise. 2 Planning Commission -April 20, 2017 ��ppItee�m No. 2h Additional Materials Received • Water. Newport Beach continues to reguQa€e aMman�at�cryyiTS°lo reductioon un�iskeer Plan (PA2016-081) the surrounding cities and the rest of California. • Project commencement date and project completion date. There are two more scheduled workshops. These meetings need to be held at the City Hall for convenience of parking, pedestrian and handicapped access. A friendly reminder to P1aceWorks and the city of Newport Beach: Please bring the Master Plan with the conceptual drawings to the next workshop, as you can be assured that the Newport Beach residents will bring the rest. PEGGY V. PALMER lives in Newport Beach. 3 Planning Commission - April 20, 2017 Item No. 2i Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) From: Nova, Makana Sent: Thursday,April 20, 2017 7:37 AM To: Biddle,Jennifer Subject: FW:Just got your message at 8:45 this evening. Attachments: Scanjpeg Follow Up Flag: Follow up Flag Status: Flagged Public comments for item no. 2. From: Lynn Lorenz [lynnierlo@aol.com] Sent: Wednesday, April 19, 2017 9:47 PM To: Nova, Makana Subject: Fwd: Just got your message at 8:45 this evening. Hi Makana, Is it too late to add this letter to the packet for tomorrow's meeting? Thanks, Lynn Lynn Lorenz lynnierlo@aol.com So, for what it's worth, here'tis. david [cid:D3985A32-E7B8-4C85-A927-A5Al2AE638 F7] 1 �y +� r` Planning Commission - April 20, 2017 Remak �r°.L e � adn of s "Le�91 No. 2i Additional Materials Received Draft Mariners' it vitalization Master Plan (PA2016-081) full M TIer � r12.51a` I,VxjvnnV G1*)r�- WQng NI-arifncvs' Wk. iq -.ih %V We allmidy fbug� t th riie in forces �%Tw RIYO a wII-I far pri- ,.•ate emnoI7 k gaiji Xt'e wvn Tlim hitth w is gcod nv&oTr to tone. & d 3c -ram 9r.xV and r&keep Newport a chUzed seaside un%11- %fuire latucs, :and namwer on ai Lhal- hag propu-sed inkw'r:bl-w me;m lei-, Lrlurc-danpro rdaiv^tng wrLditia»s. :gre-,ady. bk-- rkr- tncm lmbr is. no iLirap lo a traf ic�iM The last thy; Ille Ne-m7ic-'a TkAzch Ch14 Count necds 11.1 ofrCH,when rrrn '<xVuld Fw pi Ir to mudi besser LLie in papin-9. mthedefitnrCiI-F IW. 110110 the • a pmsion w- Rim b y-b 6 rz. 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The qty Ni iwJ5, hft-, in" imporraw thing irruke :h err' Nffie reads.• (OT Nm%pX i7 Planning Commission - April 20, 2017 Item • 2j Additional RevitalizationDraft Mariners' Mile 1 . 1: 1 Y`-' Y tri! �. a - s, • _ �.y.. ..: � .� ..► - f moi. _ -- �``� a s ie k _ � MmAb, most = � �- i � •J �• Planning Commission - April 20, 2017 Item No. 2k Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) Subject: FW: Feedback on Mariners Mile From: NoReply@newportbeachca.gov Sent: Wednesday,April 19, 2017 5:43 PM To: City of NB Questions<questions@newportbeachca.aov> Subject: Feedback for Newport Beach, CA You have received this feedback from Libby Huyck< libonlido(daol.com> for the following page: http://www.newportbeachca.szov/trending/proj ects-issues/other-important-issues/mariners-mile-planning- charrette/mariner-s-mile-revitalization-master-plan I am really excited you are redeveloping this area. This will be a very welcome improvement, I think, if well planned. 1.1 would move all auto retailers to Jamboree/MacArthur. NO CAR DEALERS ON PCH. It doesn't make sense. Put them all together where there's lots of space, inland by airport. 2. I think you need at least 2, possibly 3 parking structures, perhaps even 3 story. I think the BMW area and the one at end of AVon would be perfect locations. 3. The boardwalk along water is great. Can you possibly give "incentives" to existing properties to change their harbor-front areas so you can have one long boardwalk? There really shouldn't be any walking along sidewalk on PCH. I worked in one of those buildings, tourists would fall into the streets, not sure where they're going,etc. Not safe. 4. Would it be possible to have an overhead PCH bypass for pedestrians from BMW parking structure? 5. I see buses arrive and drop off tourists there. Where would this happen in new plan? 6. Is it possible to have bike route that goes along Avon area from Newport Blvd all the way to parking structure by Holiday Inn? 7. Will there be more dock space to accommodate more boats for restaurants, etc? More traffic lanes?? I'll stay tuned and try to make at least one of these meetings. Thank you for reading my list!! t Planning Commission - April 20, 2017 Item No. 21 Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) From: JR Means <jrm@bayportyachts.com> Sent: Thursday, April 20, 2017 2:46 PM To: Biddle, Jennifer Cc: Nova, Makana Subject: Mariner's Mile Revitalization Plan Importance: High Ms. Biddle, good afternoon. I am contacting you to voice my concerns with the revitalization plan as I understand it going before the commissioners this evening. My parents Jack & Barbara Means started Bayport Yachts here on Mariner's Mile in 1987 and have called the "Mile" home for over 30 years. My parents have also been residents here in Newport Beach since 1984 and my wife Julie and I are residents of CdM since 1998. Our children go to CdM high and we are very active in Newport Beach and the school system. Bayport has generated enormous amounts of sales tax for the city in these 30 years and have been an active member of our "Mariner's Mile" association as well as contributing to Clean Harbor Day for many years when it was running and participating in the CdM 5k, Spirit Run and all the boat shows that have been held here in the city. We love Newport Beach. We would like to keep the current street parking and add more street parking. We would like to keep the open medians for the turn lane as it is vital to our customers that come from both north and south. We would like the speed limit reduced to create more of a village that would be conducive to more outdoor living and dining. Bike lanes are great. Traffic volume is great for our business but we are willing to sacrifice the "Driving Eyeballs" for a community feel and a pedestrian/cyclist friendly "Mile". Mariner's Mile wants to get back to having people walking around here all day and into the evening. A beautiful harborside walkway that we have been talking about forever. We can become a village like Laguna or Huntington Beach very easily while still moving traffic. Why do we need or want to widen West Coast Highway through Mariner's Mile? Newport Beach consists of several "villages" CdM, the beautiful new Marina Park area, the new Peninsula area and many others. Here is what we don't want on the "Mile": 1) 6 lanes of high-speed traffic. 2) Removal of the street parking. 3) Residential property that doesn't incorporate a retail or restaurant element. 4) A Freeway to Newport Center/Fashion Island or Newport Coast/Crystal Cove. Let's figure out a way to bring the life back to Mariner's Mile. Not kill it by widening the highway, taking our parking away and just adding bike lanes. Then all we become is a thoroughfare. Which equals village killer. Planning Commission - April 20, 2017 Item No. 21 Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) Sea you on the 'Nater, J R, Means Bayport Yachts Inc. 2530 West Coast Highway Newport Beach, CA 92663 (949) 631-0228 Office (949) 637-6671 Cell Prestige Yachts Dealer Chris-Craft Boat Dealer Licensed Yacht Broker in California & Florida 2 Planning Commission - April 20, 2017 Item No. 2m Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) W . GARY SOKOLICH , PH . D . SCIENTIFIC & TECHNICAL CONSULTANT 801 Kings Road Newport Beach, CA 92663 (949) 650-5379 To : Members of the CNB Planning Commission 4/20/2017 Re : Mariners ' Mile Revitalization Master Plan I have come here this evening to ask the members of the Planning Commission to include safeguards in the Mariners ' Mile Revitalization Master Plant for the purpose of preventing significant detrimental impact on the residents who live on the bluff overlooking the Coast Highway. The detrimental impact to which I am referring is the inadvertent creation of nuisances . According to the CNB Municipal code, "The City Council finds that a public nuisance 1) unreasonably interferes with the personal property rights of those who live and work in the vicinity of the nuisance" and 2) reduces the value of real property and improvements in the vicinity of the nuisance" . A case in point is the gross and unacceptable nuisance that was created in connection with the recent renovation of the building at 900 W. Coast Highway, which is directly below my residence (red arrow on the attached picture) . During the spring and summer months, the glare from the nearly white roof at 900 W. Coast Highway is literally blinding. The manner by which this particular nuisance came into being illustrates the problem that needs to be addressed and prevented from happening in the future . Without getting into the detailed history, suffice it to say that : 1) the installation of a new roof was not disclosed in the renovation plans that were provided at the time of the Public Hearing, 2) the installation of the new roof was added to the plans behind the backs of the Planning Commission and behind the backs of impacted nearby residents, 3) when notified about the potential nuisance, the CNB planner in charge failed to address the matter in a responsible, cooperative and professional manner. As I see it, there are two things that the Planning Commission can do in order to prevent residents who live on the bluff from becoming victims of the indiscriminate and irresponsible application of Title 24 regarding so-called "cool roofs" . One is Planning Commission - April 20, 2017 Item No. 2m Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) to waive the requirement for future renovations and construction along Mariners ' Mile. The other is to require that architects and contractors utilize colors for so-called "cool-roof" that do not produce an unacceptable level of glare to nearby residents . Planning Commission - April 20, 2017 Item No. 2n Additional Materials Received Draft Mariners' Mile Revitalization Master Plan (PA2016-081) Subject: FW:Additional Materials Received - 04-20-2017 PC Meeting From: Hillgren, Bradley Sent:Thursday,April 20, 2017 3:42 PM To: Biddle,Jennifer<JBiddle@newportbeachca.gov> Cc: Kramer, Kory(PC) Subject: RE:Additional Materials Received-04-20-2017 PC Meeting Jennifer: since i can't be there this evening, would you please provide my thoughts below to the other commissioners? thanks! Brad RE: Mariner's Mile Study Session I am sorry I cannot be there this evening as it is a rare opportunity for the commission to deliberate and provide input on planning policies which will have a substantial long term impact on one of our city's defined village areas. Mariner's Mile represents one of the last significant areas within Newport Beach where vision and planning can still have a material impact on quality of life for residents and visitors as well as the long term trajectory of property values. We have heard the property owner's and resident's desire to create a village or place where people live, work, shop, and recreate balanced by the city's obligation to efficiently move traffic through this relatively short section of PCH. A wide number of issues and objectives have been raised in the prior study sessions, however the single most important determination - and the one which will have a direct impact on all future planning decisions within Mariner's Mile - centers on the City's vision for the district and the conflict (or alignment) of the plan for PCH through the region. Based upon my time on our commission and experience as a developer of mixed use projects, 1 believe the proposed expansion of PCH is in direct conflict with the goal of recreating Mariner's Mile into a village experience. A village - or place - is better understood as a destination where the pace slows to allow pedestrians, cyclists and automobiles to intermingle safely and (hopefully) enjoyably. Expanding lanes to increase traffic speeds might in fact save few minutes for motorists intent on passing through, however the impact of an expanded 6 lane roadway through Mariner's Mile will permanently limit (and functionally eliminate) the city's opportunity to establish a walkable village incorporating and connecting both sides of Coast Highway. I am confident that our talented traffic engineer and consultants can provide and propose alternative solutions (e.g. synchronized signals, intersection modifications & reductions, etc.) 1 Planning Commission - April 20, 2017 Item No. 2n Additional Materials Received which can achieve desired traffic metrics Ond MiErihGrs Ulet€ib4dtatizWierpl&etetirfr atln(PA2016-081) opportunity to plan and realize a genuine village within Mariner's Mile. Wishing you all good discussions this evening! Brad From: Biddle, Jennifer Sent: Thursday, April 20, 2017 3:09 PM Subject: Additional Materials Received - 04-20-2017 PC Meeting Good afternoon, Attached please find additional materials received for Item No. 2 — Mariners' Mile Revitalization Master Plan (PA2016-081). Alternately, you may also access them at this link. Hard copies will be distributed at tonight's Planning Commission meeting. Thank you, JENNIFER BIDDLE Administrative Specialist to the Community Development Director City of Newport Beach 100 Civic Center Drive, Bay 1 B, Newport Beach CA 92660 2949-644-3232 1 ®jbiddle@newportbeachca.gov I Aqwww.newportbeachca.gov 2 Planning Commission - April 20, 2017 Item No. 20 Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081 ) • DRAFT I -- - = MARINERS ' MILE Al � �:� � � ir REVITALIZATION `- MASTER PLAN w Planning Commission ,�WPQ April 20, 2017 roe R CITY OF NEWPORT BEACH F' Community Development Department V ) Z Droll April 20'. Planning Commission - April 20, 2017 Item No. 20 Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081 ) Tonight's Objectives � n Cq<lFpRN�P ■ Introduce the Master Plan ■ Overview of the Planning Process ■ Framework: What the Plan Is and What It Is Not ■ Overview of Plan Organization and Content ■ Implementing the Plan ■ Questions and Answers Planning Commission - April 20, 2017 Item No. 20 Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081 ) Planning Process Phase 1 : �<1FORN�P • - Phase 3: Phase 4: i I Phase 5: Hearings ExistingProject Initiation Conditions Master Plan Master Plan and Adoption Analysis Development Document JUNE JULY AUG-SEPT JAN • Kick-off meeting Review of General Plan, • Vision and Permitted Land • Preparation of Plan Planning Commission and • Field tour Zoning, Existing Lurid Use, Uses, Urban Form and document City Council • Data gathering and review Urban Form, • Development Standards, • Planning Commission Streetscape, Parking Opportunity Sites, Review Transportation (bike, pedestrian, parking r IL Planning Commission - April 20, 2017 Item No. 20 Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081) Summary of Public Comments to Date ■ West Coast Highway-concerns about widening and the need to accommodate pedestrian and bicycle improvements rather than vehicles ■ Height/Density/Intensity-concerns about increasing what is allowed under the General Plan ■ Parking and traffic-concerns about employee parking in residential neighborhoods and traffic increases due to new development and the widening of West Coast Highway ■ Architecture-the need to adhere to a nautical theme in Mariners' Mile ■ View Protection-restricting building heights and the provision of view corridors along the waterfront ■ Land Use-suggesting small restaurants and boutique retail businesses are appropriate for the area and auto dealerships should not be allowed ■ Mariners' Mile Design Framework-suggesting this document should be enforced rather than superseded with the draft Mariners' Mile Revitalization Master Plan Planning Commission - April 20, 2017 Item No. 20 Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081 ) Mariners' Mile Planning Area FIGURE nu C, . PROJECT O ATION </FOR =Maihnas We Boadary ___(apyal lone Boundory i i Op e a 0 o �5���on�11 C"f N,.p."Bud emm O Mariner's Mile Planning Commission - April 20, 2017 Item No. 20 Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081 ) Framework � n U 1 �, aN.P ■ Replaces the Mariners' Mile Strategic Vision and Design Framework ■ Implements General Plan Vision and Goals and Polices ■ Maintains the General Plan's List of Permitted Uses and Densities ■ Maintains GP and Coastal Plan's Building Height Limitations ■ Assumes West Coast Highway Improvements, but Applicable Regardless of Implementation Planning Commission - April 20, 2017 Item No. 20 Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081 ) General Plan Vision � n ■ Enhanced vitality for residents and visitors Cq<lFpRNP' ■ Distinct centers — "Village Core, Harbor Frontage, & Commercial Corridor ■ Pedestrian connections ■ Harbor frontage: mix of visitor-serving retail and marine-related businesses ■ Public docks and dock & dine opportunities ■ Boardwalk along the Harbor frontage ■ Inland parcels: pedestrian-oriented mixed-use village ■ Streetscape amenities ■ Enhanced view corridors ■ Coast Highway: six-lane roadway ►�•a_ Ulm 11OP FMWO- ♦� ♦♦�♦♦♦♦ ice♦�► ♦♦*`♦�♦�♦♦ NOV IN IN IMF MW ■ Aph ��''����#�#��11�r *rrnrrtrrr�rr. r�i�►#IX►�� � _�` rrnrirrfrr�rlwalr�;r��I11+111�ri��• - #� �"r r���+�+����1��1111��ril�rta�1'ILLItI►� III ■■� +���rA`+�r'rirgf � � ::,.t., - Ar Y, ��� I■�� * w����'++ir n -b ��\hU1111111111{11111{IIIIti1111111 *` '.�•' '#! w"' t1n+{Illiltir11`11111= ■ I11YII�►_. �,* ���rw�`*,, ,';�� +►'fii f \ trq� 11111 �rq. �rr� ���a IIS �Illl % � � rrt'► y�+..��• rF. 'rr, fit �r �►�<, f/ji l/#.!i►'! � 1111+ . , ., �� � iyrtr*►fir;i` �i ::,r t ♦��# - Z'f, rr�t11 rri.: � .. ♦ � r ,� . s +rr �t 1 Planning Commission - April 20, 2017 Item No. 20 Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081 ) Organization >� Table of Contents �41 profk Executive Summa i INTRODUCTION&BACKGROUND INFORMATION.............................................................................._...1-1 Introduction.......................................................................................................................... 1-1 Purpose&Process................................................................................................................. 1-1 PlanningProcess................................................................................................................... 1-6 PlanOrganization................................................................................................................. 1-8 PLAN VISION AND EXISTING CONDITIONS......._._..........._.........................................................2-1 VisionStatement....................................................................................................................2-1 ExistingConditions................................................................................................................2-2 MARINERS'MILE FRAMEWORK PLAN.................................................................................._...3-1 Land Use&Urban Design......................................................................................................3-4 Mobility Network&Streetscope Design ..................................................................................3-9 Vibrant Public Waterfront........................................................................................................3-20 Parking Monogment..............................................................................................................3-25 DESIGN GUIDELINES......................_....._......._..........__.._._.._.__........_..._......._.__.___._.._.....4-1 Guidelines For Buildings&Structures......................................................................................4-1 Enhancing Streetscope...........................................................................................................4-12 IMPLEMENTATION.....................................................................................................................................5-1 ImmediateAction Steps..........................................................................................................5-4 Financing.............................................................................................................................5-6 APPENDIX:A..................................._....._....._................................_................................._....._..............b-1 ExistingConditions................................................................................................................6-1 IV- y7a. N1 i 1 �' +•0.1{�i�Ll� � _ Y�;.•n LiL"[ � a E ��= •-'t tYY4! 1517a11YyMltr.WltvMc v x - gt,l;LAN. il'� ~r ;!' ei. .!'.. q} K►1. Iia # I [� .t•Mil- kl '!V h* y !! IL7lLr l„(1' ' ' i•,rs. �tt'1ie.f!t "4'.j'—L_ !-:.1�:',...i. V 'i(r� - -h . �1.. Planning Commission - April 20, 2017 Item No. 20 Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081 ) Village Core I Us d+r a -- Cq<lF00.Nr .� F- —v" �- Srructpp ■ Pedestrian-oriented streetscape amenities ■ Infill development on underutilized properties ■ Ground floor of buildings occupied by pedestrian-active uses ■ Parking clustered in shared facilities and public parking lot Planning Commission - April 20, 2017 Item No. 20 Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081 ) Central Avon Widening Concept e+ < Avon TW 4P I0 IN e /� Private Property L12'-1"uae 7'-6" 6'-0"�+-10'-6" 10'-6"—+-6'-0"L7'-6" cues 20•_0" SIDEWALK PARKING/ BIKE TRAVEL LANE TRAVEL LANE BIKE PARKING/ SIDEWALK BULBWT LANE 80'-0"ROW LANE BULBKAIT 1 I 30-foot wide alley ■ Street parking is provided on both sides of Avon Street (central) ■ Encourage a build-to line along Avon Street to improve pedestrian interaction with the street ■ "Land swap" to encourage more public improvements along Avon Street ■ Added bicycle paths ■ Opportunities for outdoor dining Planning Commission - April 20, 2017 Item No. 20 Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081 ) East Avon Improvement Concept ■ Potential opportunity to relocate — - Y signal at West Coast Highway from Potent€a1 to .. e 1 Parking Tustin Avenue to Avon Street 1 structure l �wiah park as r con �tUtR� # extension. 4 ■ Would provide additional pedestrian and bicycle connections from Newport Heights down into Mariners' Mile and to a safe =' crossing location. : ■ More accessible 36-foot wide roadway to City parking facilities. FIGURE 26. CONCEPTUAL AVON STREET EXTENSION Planning Commission - April 20, 2017 Item No. 20 Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081 ) East Avon Improvement Concept 1y 38'-0" Cq</FORN�P � 11'-0" 11'-0" 8'-0" 8'-0" SIOEWMN PARKING SHARED SHARER PMKING SIDEWALK — MAY LME TRAY LME 54'-0" ROW AV f 8f #M MBOON—STA DND CALIMNB 48'-0" n � 'Its r ` 6'-0" T-8" 8'-0" 10.8 10.8" 6'-0" T-8" —0' 1•_ / SmEWAUn 4'-0" PARKING/ BIKE TRA�£L LNIE 1RAVEL LME BIKE PARHING( 4'-0"SMEWALK 1 (( 3 BUIBOUY UNE UNE BUIBOUT I 88'-0" ROW l MR00W PRS I Planning Commission - April 20, 2017 RevitalizationItem No. 2o Additional Materials Presented at Meeting Draft Mariners' Mile 'A 1 • 1: LHarbor .as _ wa iii•'•_ v,� _ • Buildings oriented toward landscaped public plaza • Buildings off-set to provide viewsheds to the Harbor • Crossing improvement (sidewalk enhancement, bridge) to facilitate pedestrian �- r - - � � I • bicycle crossing Planning Commission - April 20, 2017 Item No. 20 Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081 ) Harbor Frontage Fl19 way F 'ter= � e i ■ Buildings oriented toward landscaped public plaza ■ Buildings off-set to provide viewsheds to the Harbor ■ Crossing improvement (sidewalk enhancement, bridge) to facilitate pedestrian and bicycle crossing Planning Commission - April 20, 2017 Item No. 20 Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081 ) Harbor Frontage - - � -` West Coast H ighway _ r► -� Planning Commission - April 20, 2017 Item No. 20 Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081 ) Harbor Frontage Priorities oaK,� 1. Locate boardwalk improvements directly along the Harbor frontage 2. Develop pathways to connect public plazas where buildings, infrastructure, and other improvements limit a water-adjacent use 3. Locate pedestrian pathways along West Coast Highway sidewalks where infeasible to locate on the Harbor frontage Planning Commission - April 20, 2017 Item No. 20 Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081 ) Harbor Front Boardwalk Examples �<1FORN�P LaYn9 BulGl bbVQeu MIN /�. u�erw uf� ML m A FIGURE 30. EXISTING BOARDWALK FIGURE 31. CANTILEVERED BOARDWALK FIGURE 32. SECOND LEVEL ALTERNATIVE CANTILEVERED BOARDWALK Planning Commission - April 20, 2017 Item No. 20 Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081 ) East Commercial Corridor Ens S I�PaM J nancre.rm T �, ,U o Y i ■ Maintain existing use mix ■ Auto dealerships require a Conditional Use Permit ■ Minimize curb cuts and encourage parking at the rear of parcels rather than directly fronting West Coast Highway ■ Encourage lot consolidation Planning Commission - April 20, 2017 Item No. 20 Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081 ) East Commercial Corridor n I /W P YNR' , i 1 l ■ Modulation of building frontages to establish visual character of individual buildings and storefronts ■ Multiple buildings on a property clustered around and oriented to public plazas ■ Extensive on-site landscaping ■ Street crossing improvements (sidewalks, bridge) Planning Commission - April 20, 2017 RevitalizationItem No. 2o Additional Materials Presented at Meeting Draft Mariners' Mile " 1 • 1 : • LmobilityNetwork Wn L� • Central i W r � ' � ' •'III � 5 L� I�16. Avon Widening • East ` • • to West Coast • Bicycle Paths on Planning Commission - April 20, 2017 Item No. 20 Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081 ) Parking Management � n z ■ Opportunity to better manage parking uses among restaurants Cq<lFpRN�P' and businesses in Mariners' Mile ■ Universal valet program ■ Employee parking permit program ■ Examine street parking regulations and pricing ■ Smart meters ■ Private lots for public use ■ In-lieu parking fee to contribute to parking improvements in the area Planning Commission - April 20, 2017 Item No. 20 Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081 ) Parking Structure Concept Locations pk � ti•.r Cq</FpµN�P ..• •• • Potential A a Parking Potenti • • Structure Parking x • (shared with BMW) ! Strkat� • j (with park at I 1 • /) connecting to • _ - 1 Center) 4' .r Off.• � [t .n - - 9 Planning Commission - April 20, 2017 Item No. 20 Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081 ) Design Guidelines �<1FORN�P ■ Buildings Siting and Massing . F ■ Architecture r ?� ■ Sustainability Building and Site Design ■ Streetscape Design for Avon - Riverside, and Tustin ■ Parking Management Strategies Zile f r ■ Planning Commission - April 20, 2017 Item No. 20 Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081 ) LArchitectural Design 1r � 1 I X51 Coastal Rustic Nautical Modern Mariners ■ Shiplap cladding with Eclectic mix ■ Modern design mixed with light colored trim ■ Metal/copper roofin harbor feature influences such as ocean waves, light ■ Gabled roofs In Reflects harbor dependent houses, ships hulls, etc. ■ Teak balustrades and uses ■ Large windows handrails High pitched roofs ■ Stone, metal, exposed ■ Brass or bronze Weathered wood and beams hardware ornaments corrugated steal ■ Stainless steal and polished ■ Awnings and sunshades Ship materials chrome Planning Commission - April 20, 2017 Item No. 20 Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081 ) Implementation a � 0-1 yrs. 2-5 yrs. City Other U }# Cq<lF00.N�rOrganization and Coordination Mariners'Mile Lead and Team X CM,CD,PW Appoint a lead staff member and a cross-departmental City team to coordinate improvement efforts moving forward to ensure coordination following adoption. Mariners'Mile Steering Committee X CD,PW Residents,Business& In advance of establishing a Business Improvement District(BID) Property Owners establish an ad-hoc steering committee composed of individuals and organizations who can effectively act as advocates for implementing the Master Plan's revitalization action. Business Improvement District X CM, CD Business&Property Work with business and property owners to form a Mariners' Owners Mile BID that could fund corridor-wide maintenance,marketing and promotion,and public safety. Application of Mariners'Mile Design Guidelines X CD Business&Property Application of the plan's design guidelines will play a key role Owners, Developers in enhancing the aesthetic character of the built environment, including buildings and structures,streetscape,and landscape. Pilot Improvement Project X CD, PW Residents,Business Create a pilot improvement project that includes lower- &Property Owners, cost,high-impact creative interventions bringing immediate California Coastal improvements to the Mariners' Mile corridor. Commission, Caltrans,OCTA Catalyst Development Sites X CD, PW Caltrans, OCTA, Coordinate with owners of properties within the Village Core, California Coastal East Commercial End,and Harbor-Frontage Districts to foster Commission the redevelopment of key opportunity sites in those areas for projects with uses and of scale that distinctly identify and create value for Mariners' Mile. Planning Commission - April 20, 2017 Item No. 20 Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081) Implementation a Other e+ Parking Strategies Institute Employee Parking Shuttle X CD,PW Business Owners, Expand the Employee Shut[le Program currently operating Institutional uses along the Balboa Peninsula to also serve businesses in Mariner- Mile,enabling employees to parkoff-site and board shuttles employment in Mariners' Mile. Standardize Valet Parking Agreements X CD,FD Business&Property Establish and manage a standardized valet program instituting Owners consistent pricing of valet agreements with private valet operators,allowing incoming businesses to use parking spaces in municipal lots directly within or adjacent to Mariners'Mile. Institute an Employee Permit Parking Program X FD,CD,PW Business&Property Institute a permit parking program to allow employees to park Owners at currently underutilized City-owned lots within or directly adjacent to Mariners' Mile,including the Avon Street municipal lot,or at designated on-street parking spaces. Encourage Private Lots for Public Use X PW,CD Business&Property Work with property owners interested in providing their Owners parking resources for public use,increasing the number of spaces offered for visitors to Mariners'Mile without having to construct new parking facilities. Parking Wayfinding Program X PW,CD Caltrans,OCTA Design and install a coordinated set of wayfinding signage directing visitors and employees to parking locations in Mariners' Mile and providing coordinated informational and regulatory signage. Parking Management District X CD,PW Business&Property Establish a parking management district,allowing all publicly Owners accessible parking,including operations/programs,code adjustments,and financing mechanisms,to be managed as one integrated system and providing a mechanism to create and share parking resources. Planning Commission - April 20, 2017 Item No. 20 Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081) Financing Tools nu 41 JFZ0 Ft I LOCAL SOURCES '-STATE SOURCES FEDERAL SOURCES d• ■ Capital Improvement ■ Active Transportation ■ USDOT and HUD Programs Grants (Bicycle and ■ Enhanced ■ California Resources Pedestrian) Infrastructure Agency: "Urban ■ Surface Transportation Financing District Greening Program" Block Grants (Bike and ■ Assessment District Ped) ■ Landscaping and ■ Highway Safety Lighting Maintenance Improvement Program District ■ Transportation Investment Generating Economic Recovery (TIGER) Grants Planning Commission - April 20, 2017 Item No. 20 Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081 ) ' ' -- QUESTIONS & ANSWERS / F w_ DISCUSSION Planning Commission ,�WPQ April 20, 2017 CITY OF NEWPORT BEACH Community Development Department C4111zoit Droll April 20'. Planning Commission - April 20, 2017 Item No. 2p Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081 ) st Coast Highway Ultimate Design Configuration • Current 6 lane Major Divided Highway with 12' roadway right-of-way dedication in City General Plan since March 1975. • Critical Element for overall Transportation Planning and Operations to Support Existing and Current Allowable General Plan Land Uses ( Development) • Design Guidelines Only - No Change to Approved/Planned 6-Lane Configuration Planning Commission - April 20, 2017 Item No. 2p Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081 ) 1963 Master Plan 15 ti 41 v � v 1 . 5 a a LEGEND ::✓� - aerF- '�' i ___ � �_ - �. 41, —c— ae Mn¢v .a.nuw e.r.eco) _ _ ' ♦ y �� —� MASTER STREET' AND HIGHWAY PLAN CITY OF NEWPORT BEACH, ,CALIFOPNIA (`COAST ,-FREEWAY ONLY ADAPTED. BY TAE STATE '.AND NOT APPROVED i BY THE CI'T'Y . Shows Mariners' Mile as a 4 lane Primary with an adjacent 6 lane Freeway Planning Commission - April 20, 2017 Item No. 2p Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081) _.1 raz_ AT . 4 r fA o f I�S� Planning Commission - April 20, 2017 Item No. 2p Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081 ) Mariners' Mile Required to be 6 Lanes — 112' Wide in March 1975 RESOLUi ION NO. BV48 A RESOLUTION OF WE CITY COUNCIL O. WE CI of the City of Neeport Beall doe. hrtelry adopt that e•ot ton of OP NENFORT BEACH AMENDING WE CIRCULATION ELASNT General Plan heendeent NO. 21 as d• stibmd heraln Shoes. OP THE GENERAL PLAN [ANENDKER7 NO. 23 - PACIFIC COAST EIOBNAY "ON WE ARCEEE OR BOE T'O THE TE INRBECTION .ITR DOVER DRIVE) AOOpTEb this loth day of Nnreh 1975. NNEREAB, Na City council has adept®d a Clianlalinn Clamant of the N.vpart Bash Gan...I plan, Sea %1•-s—��/ � MayOi WHEREAS, said Cicealatim Elwnt Sete forth Ob3eetieee and wuppertlnq pellciee which will serve Be a guide for the future planning end d—lope. of the City, and ATPE9T' NBEBERE, pursuant to Saotion 707 of the City Cbart.t of the City of Newport Beath, the FlaoslBg CONSI.Sioo has held a public bearing to ceneider an awend•eant to the CS=tulation Element, a section of whioh amendment seta forth the following 'Nti RE Of1fw.tt .hangs.: o• a 1. RSeis. the `Namur Fla. Of Reraxa nna Sea YAR 12 Nib ESghwaye` (map) to daalgnats Coast Bighsay through N.tinat.• Nil. as a ...lot noed - Si. Lane Diviaad.^ 2. Resord Proposal NO. 4 on Page 7 of the Cirealatim Element to —d as foil.. `It is pt.pns•d that this segment of Coawt Eigbway be widened to a valot rond (.is travel lanae SM . .•nt•r eedlea) with . =ague-or-way width Of 112 feet_ Th. .ddl"..L 12 feet of width will he addW to the northa=ly side Of Coast Eigheay.- NBEREA9. the P1se.nlnq C fission has twoo mnded to the City Ceunail Sala amandsent to the Circulation Clasen of the N.eport Beach general plan, and NBBaRsE. the City ...oil bee held S puhll. hasrinq to mnalder said Smandeanl, NON, TEERAFOAE, BE IT RESOLVED that the City Council DDO/bc -1- Planning Commission - April 20, 2017 Item No. 2p Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081 ) LEGEND ARTERIAL HIGHWAYS Master Plan of Arterial Highways PRINCIPAL ••••• MAJOR (Newport Beach Area) •---- PRIMARY SECONDARY COLLECTOR ROADS OUTSIDE OF OC _ I A SHOWN FOR CONTINUITY I _ _ LF4 'UNTAINI - FREEWAY' I ALL - --- TRANSPORTATION H Ni I IV 3'7 _ CORRIDOR' - 13 1 4 1 I _ I 5T \ SMART STREET 8 LANE _ \\ SMART STREET 8 LANE - SMARTSTREET 4LANE • EXISTING INTERCHANGE _ s• _ IR .� • PROPOSED INTERCHANGE .•C�•�- OST - -RIGHT-OF-WAV RESERVE — ES \ CLASSIFICATION PRINCIPAL \ 8 Lone Divided Roadway 1 Accommodates 45,000 to 80,000 ADT MAJOR S Lana Divided Roadway Accommodates 30,000 to 45.000 ADT PRIMARY 4 Lane Divided Roadway Accommodates 20.000 to 30.000 ADT SECONDARY 9 Lane Undivided Roadway Mariners' Mile Accommodates 10,000 to 20,000 ADT COLLECTOR 2 Lend tes 7.5000 Roadway Newport Boulevard to Dover Drive Accommodates Un ivide to adwa AOT Planning Commission - April 20, 2017 Item No. 2p Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081 ) Current Citywide Traffic Volumes Counts (Counts are Average Daily Traffic in the 1,000's) 18'�18= 26'_ i 29' 31 - ' � �� �-�fi34' - L� r�tt' � aeuNpfou e: � � �j� ,� a _ 8 9 �1■,_ :: s T 70 .11L6 6 9' 8' 8'—i r9' OS ■ `� R 131, Lt8.�L16 Aj–j L–,5' ,0' ES – D.^gti S�'� 20v ..� ,2a17� 19 8 .Jj. 1 _ 'LCi• _ 23, 34 \-LIQ I( $ aaw w !1 r �r�12�17_�. 28^v 29 31 N 27-^' 30.in 29 ..�y, p..o - N OJ0 \ BiNNNO � N 6- N �7.n----415.ry IT. o mss, m m N a h 1. ib70. CLASSIFICATION sSn� �r - PRINCIIvid.d RL �� e Lene Di45, Roadway \q\ �+3o�--s��z y, E T ` ccommotla,es 45.000 to 60.000 A pi:,,,� E �\ ??� +++CCd��CCCuuutttl++�J��yR. ` 14' MAJOR ��\17 � 6 Lane .30,0 Roadway Acca 6 Lanees 30.000 to 45,000 ADT PRIMARY 4 Lane Divided0Roadway f' . Accommodatess20.000 to 30.000 ADT SECONDARY - 4 Lane Undivided Roadway ' Accommodates 10.0001020,000 ADT Operating Volumes Today COLLECTOR _ 2 Lena Undivided R. Accommodates etlway ].500 to 10.000 ADT Planning Commission - April 20, 2017 Item No. 2p Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081 ) City/Consultant Conducted a Drill Down Capacity Review of Mariners' Mile Segment of PCH • City contracted with HDR Inc. to review options in more detail to address capacity needs through Mariners' Mile. • Reviewed 5 Configurations for Mariners' Mile to address current and future Traffic and Mobility. 1) Current Configuration (reference only — will not discuss. LOS E&F) 2) Full MPAH Configuration per City Standard (Min R/W - 128') 3) Five/Six Lane "Hybrid" Configuration 4) Minimum MPAH Configuration (R/W - 112') 5) Minimum MPAH Configuration Alternative Planning Commission - April 20, 2017 Item No. 2p Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081 ) Conclusion of HDR Capacity Review • HDR's review of the current and future capacity volumes identifies excessive levels of congestion during peak periods. • General Plan calls for all roads to have a minimum LOS "D" throughout the City Newport Blvd. To Tustin Avenue Current I Future No. of Lanes ADT LOS ADT LOS 5 48,000 E 57,000 F 6 48,000 D 57,000 F Tustin Avenue to Dover Drive ICurrent I Future No. of Lanes ADT LOS ADT LOS 4 44,000 F 53,000 F 5 44,000 E 53,000 F 6 44,000 C 53,000 E Planning Commission - April 20, 2017 Item No. 2p Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081) Mariners' Mile — "Minimum MPAH with Alternative" Configuration _ - . 01 ,S_ �� ._ ; IIIA' • • �' 3 - . E3,]'E' ] ]Iii` Y L.-Y •"�,} DRAFT Rk Ea�sn.c nm.r or. +m' Ens.i.c n]cxr or. .goo evsnm.mwr ar. .00 Ensmw n]cur or. .00 I b b bI Iq 4 4 e I i + 14 a 10`1111N ' I t I ' 1- m I er I b b a 4 4 I1 -41--141414 fit t QI EXISTING SECTION PROPOSED SECTION EXISTING SECTION PROPOSED SECTION LEv¢R 5EXv[CE.E E[.[E OE .[ar._[- f', IAYTv0.'1E .].000 E[v[E _.r cvri[[ _ LEVEL 4 SE11VI� 0 TYPICAL SECTION B-B TYPICAL SECTION C-C Planning Commission - April 20, 2017 Item No. 2p Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081 ) May 2016 City Council Direction for Mariners' Mile With this recent capacity review re-confirming that the Current Approved MPAH and General Plan Roadway Designation for West Coast Highway through Mariners' Mile requires at least a 6 Lane Major Arterial, City Council directed staff in May 2016 to: 1) Work to Remove the Remaining On-Street Parking and Construct a Class II On-Street Bike Lanes. Look into possibly relocating Public Street Parking to On-Site Lots. 2) Undertake a Land Use Study to Review and Recommend Possible Land Use and Zoning Modification for the Mariners' Mile Business Areas to assist with Property Redevelopment and Revitalization in conjunction with Ultimate Roadway Widening and Improvements. Planning Commission - April 20, 2017 Item No. 2p Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081) City Council Direction for Mariners' Mile 3) Work with Caltrans to use a Modified (reduced) Major Arterial Typical Cross-Section for Right-of-Way and Roadway Design as Shown Below. (112' rather than 128 ) PRO❑ EK Ex. rl{w -z•��~ EXISTING RICHT OF WA' = IGC•' WEST QQL.ND I EAST BOJNC i A3 +7 I 13' t` 12 ' 12' 12_ 12' 1 12` 12' 12' <.:•• ' w m J WI I ✓.l t]E�IM1I L: _ Preferred Cross-Section R 1W R/W 112- 100 7 12 12 12 1 12 12 IZ 7 AOEWA/l BICYCLE TRAVEL TRAVEL TRAVfL TWO WAY TRAVEL TRAVEL TRAVEL BICYCLE NRS• UNE LANE LANE LINE LEETTNRN UNE UNf LANE LANE UNE Alternative Cross-Section Planning Commission - April 20, 2017 Item No. 2p Additional Materials Presented at Meeting Draft Mariners' Mile Revitalization Master Plan (PA2016-081 ) bv� Next Steps � rs ■ April 11th- Release of Draft Revitalization Master Plan- Available on City's website ■ April to June/July - Public Review ■ April 20th - Planning Commission Study Session ■ May 18th- Planning Commission Public Hearing ■ June/July - City Council Review