HomeMy WebLinkAbout1524 - RECOMMEND TO ADOPT THE MARINER'S MILE STRATEGIC VISION AND DESIGN FRAMEWORK AND ADOPT AMENDMENT TO MARINER'S MILE SPECIFIC AREA PLAN_SP#5RESOLUTION NO. 1524
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
NEWPORT BEACH RECOMMENDING THAT THE CITY COUNCIL
ADOPT THE MARINER'S MILE STRATEGIC VISION AND DESIGN
FRAMEWORK AND ADOPT AMENDMENT NO. 906 AFFECTING THE
MARINER'S MILE SPECIFIC AREA PLAN (SP#5) AND THOSE NON
RESIDENTIAL PROPERTIES EAST OF THE SPECIFIC PLAN ALONG
COAST HIGHWAY TO THE BACK BAY BRIDGE.
WHEREAS, as part of the development and implementation of the Newport Beach General Plan the
Land Use Element has been prepared; and
WHEREAS, as part of the implementation of the Land Use Element, the City prepared and adopted a
Specific Area Plan and implementing ordinances known as the Mariner's Mile Specific Area Plan which establishes
planning objectives and development standards for the orderly development of the district; and
WHEREAS, since the development of the Mariner's Mile Specific Area Plan, the district has
experienced changes both good and bad that have effected the overall quality and image of the district; and
WHEREAS, the Mariner's Mile Business and Citizens Advisory Committee studied the Mariner's
Mile district, and in April of 1997, the Committee adopted a set of broad recommendations which served as a
starting point for subsequent study which has culminated in the Mariner's Mile Strategic Vision & Design
Framework (Design Framework); and
WHEREAS, the Mariner's Mile Business Owners Association has worked very closely with the City
in the development of the Mariner's Mile Strategic Vision & Design Framework and proposed implementing
ordinances; and
WHEREAS, on July 22, 2000, the City held a community forum within the Mariner's Mile District
where the general public was invited to attend and provide input upon the proposed planning study; and
WHEREAS, on September 7, 2000 and September 21, 2000, the Planning Commission conducted a
public hearing at which the Mariner's Mile Strategic Vision & Design Framework and Amendment No. 906 were
considered. A notice of time, place and purpose of the public hearing was duly given, and evidence, both written and
oral, was duly presented to and considered by the Planning Commission at the public hearing; and
WHEREAS, the Planting Commission believes that the proposed Mariner's Mile Strategic Vision &
Design Framework should be adopted and used as a planning guide for future development of the district. Additionally,
Amendment No. 906 properly implements the proposed land use and development policies contained in the Mariner's
Mile Strategic Vision & Design Framework and are necessary for said implementation, and makes the following
additional findings:
1. Land Use Element Policy E encourages the development of suitable sites for commercial marine related facilities
so as to continue the City's historical and maritime atmosphere. The Design Framework and Amendment No. 906
does not change the marine use incentive provisions and encourages the use of nautical design elements which
strengthens the maritime heritage of the district, therefore the Design Framework and proposed amendment is
consistent with this policy.
2. Land Use Element Policy F states that the development and maintenance of suitable and adequate development
standards including landscaping, sign control, site and building design, parking and undergrotmding of utilities to
insure that the beauty and charm of existing residential neighborhoods is maintained, that commercial and office
projects are aesthetically pleasing and compatible with surrounding land uses and consistent with the public health,
safety and welfare. The Design Framework and implementing ordinances establish suitable design standards and
land use objectives which are based upon sound urban planning principles with the intent to improve landscaping,
fencing, signage, and overall site and building design without unjustly limiting private property rights or the
flexibility of owners to design projects appropriate for their individual properties. The proposed Design
Framework and implementing ordinances are therefore consistent with this development policy.
3. Land Use Element Policy L states that, "The City shall encourage its community commercial districts to reflect
and complement the high quality of its residential areas. The City shall promote the prosperity of its several
community commercial districts through the adoption and application of its planning, zoning, building and
public works codes, regulations, policies and activities." The underlying purpose of the Mariner's Mile
Strategic Vision & Design Framework and implementing ordinances is to improve the district to better reflect
the prosperity and quality image of the City and to make the Mariner's Mile area a more vibrant part of the
community. The Design Framework and implementing ordinances accomplishes this goal and appropriately
enhances the development standards without unjustly limiting private property rights or the flexibility of owners
to design projects appropriate for their individual properties. The proposed Design Framework and implementing
ordinances are therefore consistent with this development policy.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Newport Beach does hereby recommend that the City Council take the following actions:
F-W
ME
I) Adopt the Mariner's Mile Strategic Vision & Design Framework which is attached as Exhibit "A"
of this resolution.
2) Adopt Amendment No. 906 which is attached as Exhibit "B" of this resolution that amends Chapter
20.42, Mariner's Mile Specific Area Plan, establishes Chapter 20.57, Mariner's Mile Overlay
District, and combines the Mariner's Mile Overlay map designation with the existing zoning
classification for those properties identified in the proposed Chapter 20.57 of the Municipal Code.
ADOPTED this 21' day of September 2000, by the following vote, to wit:
Steven Kiser, Secretary
McDaniel, AQaianian, Selich, Gifford,
AYES: Kranzlev and Tucker
NOES:
RECUSED
MARINER'S MILE
NEWPORT BEACH, CALIFORNIA
STRATEGIC VISION
0
DESIGN FRAMEWORK
MARINER'S MILE
NEWPORT BEACH, CALIFORNIA
STRATEGIC VISION
Rl
DESIGN FRAMEWORK
CITY LIGHTS DESIGN ALLIANCE
Keenan E. Smith, AIA
Lee Anne Kirby, ASLA- Kirby & Company
City of Newport Beach
October 4, 2000
MARINERS MILE
INTRODUCTION: THE CALL FOR A DESIGN FRAMEWORK
0.10
CHARGE AND PURPOSE
0.20
MARINERS MILE TODAY
0.30
ONE PAST, MULTIPLE FUTURES
• STRATEGIC VISION
FOR MARLNERS MILE
1.10
IMPROVING THE AUTO- RELIANT 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
• DESIGN FRAMEWORK FOR I'IARINERS MILE
2.00
PLANNING AND URBAN DESIGN
2.10
PHYSICAL FRAMEWORK
2.20
ENTRY FEATURES
2.30
MARINER'S VILLAGE
2.40
THE WATERFRONT
3.50
PACIFIC COAST HIGHWAY
2.60
STREET NAMES
2.70
LAND USE CONSIDERATIONS
CONTENTS
PAGE
5
13
25
3.00 LANDSCAPE 39
3.10 LANDSCAPE OBJECTIVES
3.30 PACIFIC COAST HIGHWAY EDGE LANDSCAPE
3.30 RIVERSIDEiTUSTIN AVENUE LANDSCAPE
3.40 TRAFFIC ISLAND LANDSCAPE
3.50 PROPERTY WALL LANDSCAPE
3.60 PARKING LOT LANDSCAPES
3.70 BLUFF LANDSCAPE
3.80 DOVER DRIVE/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 MuL:I- TENANT SIGNS
4.60 SLNGLE- TENANT MONUMENT SIGNS
4.70 LEASING .iND MARKETING SIGNS
4.80 THEME .SIGNS
10/4/00 PAGE 3
MARINER'S MILE
CONTENTS
5.00 ARCHITECTURE 56
5.10 SPECIFIC ARCHITECTURAL RECOMNIENDATIONS
5.20 COLOR AND MATERIALS PALETTE
5.30 LIGHTING
5.40 EQUrnMEi *r
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
10/4/00 PAGE 4
MARINER'S MILE INTRODUCTION
THE CALL FOR A DESIGN FRAMEWORK
The idea and initiative for creating a Design Framework for Mariners Mile was recommended by the
Mariners 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 Mariners 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
I) 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
INTRODUCTION MARINFR'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 Frameworkis 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 MH.F TODAY
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
MARINER'S !\'TILE 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'x, 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.
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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."
10 /4 /00 PAGE 7
INTRODUCTION
M A R I N E R' 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 Mite and increased traffic volumes have made access to local businesses more
difficult, even dangerous. 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 al about.
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.
PAGG 8 10/4/00
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4
I N T R O D U C T I O N
MARINER'S MILL,
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
C)
d)
e)
f)
g)
h)
i)
J)
k)
has generally improved.
Vacancy rates are down considerably.
Some new construction activity is evident.
Some local restaurants have upgraded, such as Villa Nova.
Other local eateries continue to thrive, such as The Charthouse, and The Arches
Local cafes continue to attract regulars, such as C'est Si Bon, Cafe Panini and
Galeos.
The Arches Bridge (Newport Boulevard and Pacific Coast Highway) has been
being entirely rebuilt.
Portions of the Theodore Robbins site Inland West have been renovated.
Balboa Bay Club plans to upgrade to a first -class resort.
Orange Coast College Sailing Center has expanded and added a new Nautical
Library.
PAGE 10 10 /4 /00
MARINER'S MILE INTRODUCTION
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. Butincreasingly,
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 restaurantchoices 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 apositive 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 fora 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 PAGE 1 i
INTROIInCTION MARINER'S MfLE
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"
C) 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 maybe 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
MARINER'S MILE STRATEGIC VISION
A STRATEGIC VISION FOR MARINER'S MILE
This section outlines a set of broad. strategic planing and conceptual initiatives. Together, they add up
to a comprehensive vision for Mariner's Mile. The City is urged to consider and adopt this strategic
vision to insure a positive future for Mariner's Mile. The City should also consider possible capital
improvement and private sector incentives which would help facilitate and implement these ideas.
1.10 IMPROVING THE AUTO- RELIANT STRIP
Auto - reliant uses (auto dealers, drive -thru and stand -alone restaurants, car washes, convenience retail)
have taken root and continue to seek -out portions of Mariner's Mile, particularly in the Inland East and
Inland West reaches of Pacific Coast Highway, and there is every reason to believe that. barring
significant changes to existing land use, regional traffic patterns and development policies, these
subdistricts will continue to attract these types of uses. The design strategy therefore is specifically aimed
at raising standards for development so that these types of uses do a betterjob of "fitting -in" to the Mile,
and each project contributes its share to building a larger -scale visual coherence and continuity.
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FIG. 1.1 MARINERS MILE AUTO RELIANT .STRIP
10/4/00 PAGE 13
STRATEGIC VISION
MA R I N ER'3 INIILE
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 natureof 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 anddevelopment 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
IV'T.ARINER'S MILE STRATEGIC VISION
1.20 A VIBRANT PUBLIC WATERFRONT
The waterfront along Mariner's Mile is one of it's most unique and distinguishing features. Several
planning and design initiatives are proposed to enhance this feature, improve connections to the rest of
Mariner's Mile and broaden its benefits to the City as a whole.
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FIG. 1.2 MARINER'S MILE WATERFRONT
1.21 Create a continuously designed pedestrian environment, building north and south
from public lands and Orange County leaseholds (Bistro 201, the Marina, OCC
Sailing, Sea Scouts, Balboa Bay Club).
1.22 Encourage pedestrian connections to (and along) the waterfront wherever pos-
sible.
133 Build /reinforce connections from water to Pacific Coast Highway and the
proposed "Mariner's Village ".
1.24 Encourage visitor - oriented uses on the waterfront wherever possible,
10/4/00 PAGE 15
STRATEGIC VISION
MARINER'S MILE
MARINER'S MILE WATERFRONT
PAGE 16 10/4/00
MARINER'S MILE STRATEGIC VISION
1.30 STRENGTHENING THE CORE: CREATING "MARINER'S VlUAGE"
The area on the inland side of Pacific Coast Highway, at the foot of the bluffs in the vicinity of Tustin
Avenue, Riverside Avenue. and Avon Street presents a unique opportunity for the creation of an active
pedestrian- oriented retail district. Strategically located at the center of Mariners Mile, such a "village"
district has great potential to serve adjacent neighborhoods, visitors and existing marine uses. The
structure for such a "village" is already present in the existing uses, pattern of streets and alleys and
current relationships to neighboring uses.
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F1G. 1.3 MARINER'S VILLAGE STUDY AREA
At a minimum, reinforcing and building on the interesting mix of existing uses could provide a signifi-
cant focal point for Mariner's Mile. Without much stretch of the imagination, it could all come to-
gether here: connections to the waterfront, local- serving retail, marine uses and visitor attractions com-
bining to create a new "heart" for Mariner's Mile.
10/4/00 PAGE 17
S- rRATECIC VISION
MARINER'S i\I1LE
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 swap /consolidation. Encourage the possibility of a cohesively
developed Retail Center, with new Anchor tenants such as a Grocery and Drug
Store.
134 Actively solicit and promote local - Serving tenants (upscale market, cafes &
specialty retail).
135 Implement a comprehensive parking strategy, including preserving on- street
parkins, establishing a Mariner's Mile Parking District and encouraging more
common parking lots.
136 Find new home for USPS Distribution Center.
PACE 18 10/4/00
MARINER 'S MILE
.STRATEGIC VISION
1.40 UPGRADING THE PGBLIC 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.
1.41 Improve the appearance of Pacific Coast Highway.
142 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
STRATEGIC VISION MARINER'S MILE
1.$0 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.
154 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 Sian 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
MARINER'S N'11LE 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 .SYSTEb'IS AND AVIENITIES
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 PAGE 21
STRATEGIC VISION
F
MARINER'S MILE
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FIG. 1.6 PARKING DISTRIBUTION
Developing a balance between parking supply and demand is crucial to solving the problem. Highly
visible Mariner's Mile Valet Stations, located both on the waterfront side and the inland side of Pacific
Coast Highway, could help visitor - oriented waterfront uses gain parking capacity. Such cooperative
systems could provide the first step in forging a common purpose for businesses on Mariner's Mile,
perhaps leading to a Marine's Mile Business Improvement District with the means and methods for
providing much needed common services, facilities and amenities.
PAGE 22 10/4/00
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 7l 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
FIG. 1.7 POTENTIAL MODEL PROJECTS
10 /4 /00 PAGE 23
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 Ell 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 acomprehensive 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
MARINER'S MILE DESIGN FRANIFN ORK
A DESIGN FRANIEWORK FOR MARINER'S MILE
Design Framework Goats 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
10/4/00 PAGE 25
DESIGN FRAMEWORK
MARINER'S MILE
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01
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FIG. 2.1 PHYSICAL FRANIEWORK
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
MARINGR'S IMILE
2.20 ENTRY FEATURES
DESIGN FRAMEWORK
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 following related design features:
?? 1 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.
The following graphic is for illustrative purposes only.
10/4/00 PAGE 27
D E S I G N F R A JI E W O R K
MARINER'S MILE
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. The above graphic depicts a conceptual signage design for illustrative
purposes only.
PAGE 28 10/4/00
iVIARINER'S MILE
DESIGN I' R A M E NV O R K
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.
1014100 PAcF. 29
DESIGN FRAMEWORK
MARINER'S MILE
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.
PAGE 30 10 /4/00
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 bypromoting 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.
Arches nrid
ell
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FIG. 2.3 MARINER'S VILLAGE STUDY AREA
l0 /4/00 PAGE 31
DESIGN FRAMEWORK
2.40 THE WATERFRONT
MARINER'S MILE
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 loner 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.
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
MARINER'S MILE
2.50 PACIFIC COAST HIGHWAY
D F S I G N F R A M E W O R K
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.
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 "narrow /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 PAGE 33
DESIGV FRAMEWORK
MARINER ' S MILE
Pacific Coast Highway is a regional artery; a wide, high -speed boulevard providing a convenient
route for regional traffic. Pacific Coast Highway is also the "main street' of Newport Beach provid-
ing access for many neighborhoods and business districts. The Mariner's Mile segment of Pacific
Coast Highway provides vital access to local businesses and the waterfront as well as important
ingress /egress to adjacent bluff -top neighborhoods.
{m'R
tnd, gc_
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sl-
• ! Mepph. flv0or 11igh School '�` �' \' /� '
\
s
LWo Che l
FIG. 2.$ PACIFIC COAST HIGHWAY ACCESS
PACE 34 10/4/00
MARINER'S !\')•ILE
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 oft -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 PAOF 35
DESIGN FRAMEWORK
2.60 .STREET NAN ES
MARINER'S MILE
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.
PAGE 36 10/4/00
MARINER'S MILE
2.70 LAND USE CONSIDERATIONS
DESIGN FRANIEWORK
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
t)
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
s) Seek relocation of USPS distribution facility out of Mariner's Village
10/4/00 PACE 37
DESIGN FRAMEWORK
2.73 Encourage Diverse Economic Development
MARINER'S MILE
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.
PACE 38 10/4/00
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.
IY
"/1
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FIG. 3.1 LANDSCAPE FRAMEWORK
10/4/00 PAGE 39
DESIGN FRANIEwO RK
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.
PAGE 40 10/4/00
MARINER'S MILE
3.20 PACIFIC COAST HIGHWAY EDGE LANDSCAPE
D E S I G N FRAMEWORK
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:
LIGUSTRUM HEDGE
RIGHT -OF -WAY
i
4' CLEAR MIN.
6' CLEAR RECOMMENDED -1��� VARIES
PRIVATE PROPERTY I PUBLIC RIGHT -CF -WAY
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
DESIGN FRAMEWORK
MARINER'S MILE
3.21 Tree: Washingtonia robnsta (Mexican Fan Palm) with an 8' trunk and a
subdrainage system at 18 feet on center for the total linear feet of street frontage
including driveways. Where infeasible due to physical obstructions, palms can
be moved slightly or clustered in groups of three (3) minimum as long as the
number of palms installed is equal to 18 feet on center for the total frontage of the
property including driveways.
Retain existing Eucalyptus trees when possible. If Eucalyptus trees are added or replaced Eucalyp-
tits citriodora are recommended.
3.22 Hedge: Ligustrum 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.
3.30 RIVERSIDE/Tus -ELY AVF,NL-E LANDSCAPE
PAGE 42 10/4/00
MARINER'S MILE
DESIGN FRAMEWORK
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: Bougain villea 'Barbara Karst' and Bougainvillea `San Diego Red' at 5 feet
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 PAGE 43
DEsICN FRAMEWORK
NIARINE R'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
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.
Pace 44 10/4/00
MARINER'S MILE DESIGN I'RA\IEIYORK
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 andpossible 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
Ceanothus g. h. `Yankee Point'
Yankee Point Ceanothus
2' -3' ht.
On
Coprosma kirkii
NCN
1' -3' ht.
Center
i. Trees & Palms:
Myoporum
2' ht.
4'
Eucalyptus lehrnannii
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"
Nlvopornm carsonii
Carson's Myoporum
6' -8' ht.
4'
Myoporum lateum
Myoporum
20' -30' ht.
10' -12'
Rhanmus californic'a
Coffeeberry
6' -12'
8'
Rhamnus californica 'Eve Case'
Eve Case Coffeeberry
4' -6' ht.
30"
iii. GroundDlane:
Baccharis p. `Twin Peaks'
Dwarf Chaparral Broom
1' -3' ht.
8' to 10'
Ceanothus g. h. `Yankee Point'
Yankee Point Ceanothus
2' -3' ht.
8' to 10'
Coprosma kirkii
NCN
1' -3' ht.
42"
Mpoporwn In. `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 P; GE 45
DESIGN FRAMEWORK
3.80 Dover Drive/Back Bay Bridge Intersection Treatment
MARINER'S MILE.
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.
PAGE 46 10/4/00
MARINER'S MILE
4.00 SIGNAGE
DESIGN FRANIEWORK
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.
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
DESIGN FRAMEWORK
4.20 GENERAL SIGN CRITERIA
All signs in Mariner's Mile should conform to the following general criteria:
NIARINER'S !\'TILE
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 PERMITTFD
The following types of signs should not be permitted. Existing signs of this type should be removed:
4.31
4.32
4.33
4.34
4.35
4.36
4.40 POLE SIGNS
Roof - mounted Signs (higher than the building roofline).
Permanent Banner Signs.
Painted Signs, including Window Signs or "Soap" signs.
Multi- Tenant Pole Signs.
Changeable Copy Signs.
Illegal Signs (signs not permitted by existing
Sig Ordinance).
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
NIARINER'S MILE:
DESIGN F'RANIEwORK
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.
4.50 Mu LTI-TENANT.SIGNS
Multi- Tenant Signs shall be mounted on monument signs or flush - mounted on building walls
(see example sketch Fig. 4S). 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: Aground- levelsignwith the signcopy on apanel mounted
to a dark - colored background as shown in Fig. 4.7.
10/4/00 P, GE 49
DESIGN FRAMEWORK MARINER'S MILE
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PAGE 50
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10/4/00
MARINER 'S MILE
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10/4/00 PAGE 51
DESIGN FRAME W ORK
M A R I N L R' S MILE
FIG. 4.6 .SINGLE- TENANT MONUMENT ,SIGN DESIGN PROTOTYPE
PAGE 52 10/4/00
MARINER'S MILE
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10 /4/00 PAGE 53
DESIGN FRAMEWORK
MARINER'S MILE
FIG. 4.7 LEASING .SIGN DESIGN PROTOTYPE
PACE 54 10/4/00
MARINER'S MILE DESIGN F R A M E W O R K
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.
10/4/00 PAGE S5
DESIGN FRAMEWORK MARI`FR'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 turn, 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 OBIECTn ES
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
MARINER'S MILS;
5.14 Palette of Colors, Materials and Details
DESIGN FR.AMEIFORK
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 "Neutral"
shades and hues are therefore proposed to predominate the color palette for
Mariner's Mile.
10 /4/00 PAGE 5%
DESIGN FRAMEWORK
MARINER'S MILE
For multiple -color schemes, a balanced and proportional color system is recommended:
a) Base Building: Predominately Neutral hues and shades (90% ofbuilding,
minimum).
b) Contrasting Trim Elements: Dark or Light shades (up to 10% of building,
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
C) Architectural Features
PAGE 58 10/4/00
MARINER'S MILE
5.23 Nautical Materials and Elements
DESIGN FRAMEWORK
While avoidin; 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.
10 /4/00 PAGE59
DESIGN F RANI E WORK
a) Nautical Materials
MARINER'S MILE
Representative nautical materials to be considered during the architectural design
processinclude:
i) Shiplap /clapboard /shingled siding for building walls
ii) Varnished teak for balustrades and handrails
iii) Navv 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
vi) 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
MARINER'S MILE
$.30 LIGHTING
DESIGN FRAMEWORK
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
DEsI GN PRANIE W O R 6
MARINER'S MILE
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
MARINER'S MILE
5.50 WALLS AND FENCES
DESIGN FR.Ait F: W ORR
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 Navv Blue, Black, Dark Green.
d) Recommended Design:
10/4/00 PAGE 63
DESIGN FRANIE W O RK
5.52 Walls
MARINER'S MILE
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
lass.
iii) Sheet metal enclosures (except at trash areas at rear of 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
MARINER'S MILE
6.00 PARKING PROGRAM
6.10 Shared Valet Parking
DESIGN FRAMEWORK
Encourage the creation of a shared valet parking system through all or a combination of the follow-
ing: V
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 toserve 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 cars with possible
van shuttle stations, similar to the structure in the photograph below, but without
glass.
10/4/00 PAGE 65
DESIGN FRAMEWORK
6.20 PARKING DISTRICT
MARINER'S MILE
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)
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PAGE 66 10/4/00