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Home My WebLink About5.0 - Lido Marina Village - PA2014-002CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT February 6, 2014 Study Session Agenda Item 5 SUBJECT: Lido Marina Village (PA2014 -002) Anticipated Discretionary Applications: • Conditional Use Permit (Parking) • Comprehensive Sign Program No. CS2014 -001 • Modification Permit (Signage) • Conditional Use Permit(Restaurants) SITE 3600 -3700 Newport Boulevard, 3400 -3444 Via Lido, and 3400 -3505 Via LOCATION: Oporto APPLICANT: Lido Group Retail, LLC PLANNER: Makana Nova, Assistant Planner (949) 644 -3249, mnova @newportbeachca.gov PROJECT SUMMARY Lido Marina Retail Associates (Lido Group Retail, LLC) is proposing a renovation of the existing Lido Marina Village. The project will be re- branded to create an upscale casual atmosphere while retaining the coastal charm of the Lido community. Interior and exterior of buildings, streetscape, and waterfront boat slips will be renovated, remodeled and rejuvenated over an eight phase development process. The applicant will provide a detailed overview of the project, which includes the following elements: 1. Parking structure - Exterior fagade improvements, new signage, and lighting are proposed. Interior improvements include restriping of the existing parking configuration, the addition of valet parking areas, and new interior lighting and wayfinding signage. 2. 3444 Via Lido - Exterior renovation including paint, lighting, signage, and retail display. Interior improvements include tenant improvements to accommodate new office and retail tenants. 3. 3700 Newport Boulevard - Exterior renovation including new paint and materials, landscape, lighting, signage, and window replacement. Interior improvements include tenant improvements to accommodate new office /retail tenants. 4. 3400 -3442 Via Lido - Exterior fagade improvements of existing tenant spaces including new paint, awnings, landscape, signage, and lighting. Interior improvements include tenant improvements to accommodate new retail tenants or maintain existing tenants in place. 1 Lido Marina Village Study Session (PA2014 -002) February 6, 2014 Page 2 5. 3400 -3448 Via Oporto- Exterior renovations including new paint, roof, doors and windows, landscape and hardscape, and lighting. Interior improvements include tenant improvements to accommodate new office, retail, and restaurant tenants consistent with the existing mix of uses. 6. 3450 Via Oporto- Exterior renovation of the existing building including new facades, doors and windows, the structure, landscape, lighting, and outdoor dining. Proposed interior improvements include a proposal to subdivide the existing building into two separate restaurant uses along with limited retail space at the ground floor level. 7. Rights -of- way - Eliminate parallel parking on Central Avenue and increase the number of parking stalls by adding angled parking. Renovate the entire streetscape along Via Oporto by demolishing the existing circular planter /round -about to improve traffic flow and adding parallel parking along the northeast street side with curved landscape planters to separate pedestrian and vehicular traffic. Additionally, sidewalk improvements, signage, landscaping, and new street lighting are proposed throughout the project site. 8. Boat Slips- Renovation of the existing boardwalk frontage and reconfiguration of the existing slip configuration to reduce the number of slips from 47 slips to approximately 43 slips. Staff will provide an overview of ministerial actions and anticipated discretionary applications that are needed for the project as well as a status update of the existing use permit approvals for restaurants within Lido Marina Village. 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 review was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights -of -way and waterways) including the applicant and posted on the subject properties at least 10 days prior to the decision date, consistent with the provisions of the Municipal Code for public hearings. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by: Ma ana V0va Assistant Planner Submitted by: r n a Wisnes i, r C1CP,1Jpu�tyDirecto_r 2 ATTACHMENTS PC 1 Vicinity Map PC 2 Project Narrative PC 3 Phasing Plan Lido Marina Village Study Session (PA2014 -002) February 6, 2014 Page 3 3 4 Attachment No. PC 1 Vicinity Map 5 0 i' q Attachment No. PC 2 Project Narrative I 10 PROJECT NARRATIVE sa %q ARCHITECTS 949.757.3240 LIDO MARINA VILLAGE JANUARY 13, 2014 17848 SKY PARK CIRCLE, SUITE 8 IRVINE CA 92614 WWW.SMS- ARCH.COM PAGE 1 OF 15 I 1 PROJECT NARRATIVE Lido Marina Village Newport Beach, California r_19]�f?k1ilY� Lido Group Retail, LLC 3700 Newport Blvd Newport Beach, California PROJECT INFORMATION r(ONNIPLaILTA llIIINDI li9leq XIMAVaJ'_11 :11MaaWl1:110] SITE AREA 12.052 SF (0.277 AC) BUILDING AREA 122,395 SF PROJECT LOCATION 949.757.3240 AREA OF WORK ..... ............................... ............ VIA LIM 17848 SKY PARK CIRCLE, SUITE B IRVINE CA 92614 F4,kq � "�hqnq iai ARCHITECTS WWW.SMS- ARCH.COM PAGE 2 OF 15 12 PROJECY OVERVIEW Lido Marina Retail Associates (Lido Group Retail, LLC) is proposing a major renovation and re- positioning at the existing Lido Marina Village in Newport Beach. The project will be re branded to create an upscale casual atmosphere while retaining the coastal charm of the Lido community. Buildings, streetscape and waterfront will be renovated, remodeled and rejuvenated to create a transformation of a place long in need of a major facelift. Lido Marina Village will become a wonderful place to live, shop in interesting and different stores, bring the kids, run into friends, and have a great time. PROJECT PHASING We intend to implement a phased approach to the renovation to Lida Marina Village. Eight segmental phases of work are proposed. 949.757.3240 F4,kq � "�hqnq iai ARCHITECTS LOGISTIC/ PHASING PLAN 17848 SKY PARK CIRCLE, SUITE B IRVINE CA 92614 WWW.SMS- ARCH.COM PAGE 3 OF 15 2� PHASE 1: PARKING STRUCTURE F444 � "�hqnq iai ARCHITECTS EXTERIOR RENOVATION New Paint Signage - New project identity signs - New parking structure identity and directional signage - New tenant signage Storefronts - Renovate or replace existing tenant storefronts along Via Oporto - Add new awnings Lighting - Replace existing light fixtures - New light fixtures to improve visibility Landscape - Add new planting material at existing planters - Add additional landscape and planters to soften the parking structure INTERIOR RENOVATION New Paint - Paint interior bright white Signage - New directional signage and graphics Lighting - Provide photometric study - Replace and add new lighting throughout parking structure to improve lighting levels. 949.757.3240 17848 SKY PARK CIRCLE, SUITE B IRVINE CA 92614 WWW.SMS- ARCH.COM PAGE 4 OF 15 14 PHASE 2: 3444 BUILDING F4,kq � "�hqnq iai ARCHITECTS Wk EXTERIOR RENOVATION New Paint Entry renovation New green wall Display windows INTERIOR RENOVATION - New wall tile - New light fixtures - New planting New green wall at building corner New tenant signage Add four new retail display windows along Central Avenue Demolish interior, clean and repair for future tenant Structural upgrades New HVAC system 949.757.3240 17848 SKY PARK CIRCLE, SUITE B IRVINE CA 92614 WWW.SMS- ARCH.COM PAGE 5 OF 15 2,5 PHASE 3: 3636 AND 3700 BUILDING NEWPORT BLVD 3636 CENTRALAVE AIM O190JIdC4I EXTERIOR RENOVATION F. 3700 \ Complete exterior building renovation including new fagade design, window and door replacement. I►wr�eu�:�a��re►i rrr.��i Demolish interior, clean and repair for future tenant. 3700 BUILDING i� rr�areaa��rm rrrm�i New paint and graphics New acoustical windows New landscaping 949.757.3240 17848 SKY PARK CIRCLE, SUITE B IRVINE CA 92614 4IF44 � "�hqnq iai ARCHITECTS WWW.SMS- ARCH.COM PAGE 6 OF 15 10 PHASE 4: VIA LIDO kv EXTERIOR RENOVATION F444 � "�qnq 1111111110 "Ift iai ARCHITECTS Fagade renovations including new paint and awnings, some storefront replacement, new signage, lighting and landscape. Lido Group Retail controls the 3418, 3420, 3422 and 3424 buildings. They are currently in negotiations with adjacent property owners to participate in the renovation of the entire building block. PHASE 5: 3400- 3442 VIA OPORTO 949.757.3240 17848 SKY PARK CIRCLE, SUITE B IRVINE CA 92614 WWW.SMS- ARCH.COM PAGE 7 OF 15 z7 EXTERIOR RENOVATION New paint New roofing Facade renovations; new board and batten wood siding in selected areas Replacement doors and windows Upgrade or replace lighting Renovation of building alleys including new landscape, hardscape and lighting Additional public restrooms Renovation of waterfront including new light poles, planters and furnishings INTERIOR RENOVATION Demolish interior, clean and repair non leased spaces to prepare for future tenants PHASE 6: 3450 BUILDING 1jMCARY 949.757.3240 17848 SKY PARK CIRCLE, SUITE B IRVINE CA 92614 !4144 , rihqnq iui ARCHITECTS WWW.SMS- ARCH.COM PAGE 8 OF 15 18 EXTERIOR RENOVATION Complete building renovation within existing building footprint New exterior siding, roofing, windows and doors New outdoor dining areas EXTERIOR RENOVATION Demolish interior, clean and repair spaces for future tenant Structural upgrades New HVAC Add new elevator !qklq� M�hnq ias ARCHITECTS 949.757.3240 17848 SKY PARK CIRCLE, SUITE B IRVINECA92614 WWW.SMS- ARCH.COM PAGE 9 of 15 19 PHASE 7: STREETS 949.757.3240 17848 SKY PARK CIRCLE, SUITE B IRVINE CA 92614 F4ftftq � "�nq iai ARCHITECTS WWW.SMS- ARCH.COM PAGE 10 OF 15 20 CENTRALAVENUE We are proposing to eliminate the parallel on street parking and increase the number of parking stalls by adding angled parking along Central Avenue in addition redo the sidewalks and add additional landscaping and new street lighting. Streets shall remain two way. SID !qklq� M�hqnq ias ARCHITECTS 141:10111 1.7-11 W_/ MI I G19 :10:1411 M L I VIA OPORTO We are proposing to renovate the entire streetscape and hardscape along Via Oporto. Eliminate the large circular planter/ round about to improve traffic flow. Extend the corner of Via Oporto and the alley to add additional landscaped public/ pedestrian area. Add on street parallel parking along the northeast street side with curved landscape planters to separate pedestrian and vehicular traffic. Along the northwest side, add at grade landscape planters to separate pedestrian and vehicular traffic. Provide designated pedestrian crosswalks. New wood decking at sidewalks and crosswalks New street lights New street trees and landscaping Streets shall remain two way 949.757.3240 17848 SKY PARK CIRCLE, SUITE B IRVINE CA 92614 WWW.SMS- ARCH.COM PAGE 11 OF 15 21 VIA OPORTO STREET SECTION 949.757.3240 24' TWO WAY STREET ON STREET PARKING !qklq� M�hnq ias ARCHITECTS 2' 8' PLANTER WITH CURB SIDEWALK 17848 SKY PARK CIRCLE, SUITE B IRVINE CA 92614 WWW.SMS- ARCH.COM PAGE 12 OF 15 22 PHASE 8: BOAT SLIPS Background The existing Lido Village Marina is composed of a series of old wood and concrete docks that have been in existence for over 50 years, maintained and /or altered over the years, and is in very poor condition. This marina has been the focal point of the Newport Beach Boat Show for many years and gets heavy use during that event, and safety of the visiting public has become a major concern due to the age and condition of these docks. The existing marina is a combination of slips facing the Main Channel ranging from 36ft to over 100ft, and a series of small internal basins that are utilized for multi -use purposes, generally for small boats. The City of Newport Beach Fire Department has voiced concern about these small internal existing Basins being unsafe if a small boat were to catch fire, since the limited access to the endangered boat presents an impediment to the Fire Department. We are planning to solve this issue with the Proposed New Plan. The existing Bulkhead was built in the late 1950's. It is also in need of some repair, particularly to the tie backs that support the upper portion of the wall. Since these tiebacks are underground and beneath the existing buildings, they cannot be properly assessed to determine condition. Based on our experience with other seawalls in So Cal and in Newport Beach particularly, we believe that these tiebacks are probably in quite poor condition at this time and should be supplemented. The existing landside Boardwalk is a major amenity of the Lido Village Complex. Currently, the Boardwalk meanders between water -based floating headwalks and land -based walkways that in some cases interact with outdoor seating for restaurants. Proposed Plan (Still in Development) Floating Docks The floating docks will be replaced with new docks ranging from 38ft in length to over 100ft in length, in a few isolated locations will serve charter vessel operations with vessels over 100ft. We are currently evaluating the best type of dock for this marina, since dredging is not desired because of its impact to seawall stability. Water depth can be a deciding factor in the type of dock system selected, and candidate dock systems include both concrete and wood -type systems. In lieu of the many internal basins that currently exist in the marina; we are planning to include no more than two of these basins, and limit their use to rental (human - powered) or electric boats, thus limiting the potential fire danger that would be associated with the storage of fuel. These basins may be of the Valet- operation type, although this decision has not been finalized. Seawall To augment support of the seawall, it is proposed to install new tieback earth anchors along the outside face of the wall (a few feet below top of seawall), drilled -in to sufficient depth underneath the property to provide full upper support for the seawall, assuming the existing tiebacks have lost their supporting capability and have limited remaining useful life. This type of seawall repair is common in Newport Beach, and can be seen at many marinas along the 949.757.3240 17848 SKY PARK CIRCLE, SUITE B IRVINE CA 92614 F4ftq � "�qnq 11111111110 "Ift iai ARCHITECTS WWW.SMS- ARCH.COM PAGE 13 OF 15 2_2� coastline. The remaining structural elements of the seawall, concrete sheets and cap, are in acceptable conditions and will require some structural repair as part of this Proposed Project. Boardwalk We are planning to extend the Boardwalk over the top of existing seawall, to gain a few feet of Boardwalk width, wherever possible. These locations are shown on the attached exhibit. It is anticipated that this extension of Boardwalk will relate to an additional 3ft of Boardwalk width in several locations. Agency Coordination We are currently in discussion with the City of Newport Beach Harbor Resources Department to discuss all aspects of this Proposed Project, and ultimately these proposals will be presented to the Newport Beach Harbor Commission and Newport Beach Planning Department, before final design commences and the plans are submitted to Newport Beach Public Works and Building Plan Check authorities. All project elements also will be submitted to the California Coastal Commission and Army Corp of Engineers, since both of these State and Federal agencies have approval authority over these types of waterfront projects. F444 � "�qnq ARCHITECTS EXISTING BOAT SLIP PLAN 949.757.3240 17848 SKY PARK CIRCLE, SUITE B IRVINE CA 92614 WWW.SMS- ARCH.COM PAGE 14 OF 15 24 ARCHITECTS PROPOSED BOAT SLIP PLAN 949.757.3240 17848 SKY PARK CIRCLE, SUITE B IRVINECA92614 WWW.SMS- ARCH.COM PAGE 15 OF 15 215 g� 'J� JP PROPOSED BOAT SLIP PLAN 949.757.3240 17848 SKY PARK CIRCLE, SUITE B IRVINECA92614 WWW.SMS- ARCH.COM PAGE 15 OF 15 215 20 Attachment No. PC 3 Phasing Plan 27 M CAPITAL PARTNERS, INC. September 26, 2013 Logistics /Phasing NEWPORT BEACH, CALIFORNIA I 0%/13/2012 F (/p0 Project Site r •` Al 1 7 3 }i 4 J k la _ � V v ELKS IL o s° k G. t+ d o.� D,In c 7 Doug John Judy Brier ' Dryer ^�tl 07/13/2012 C mmunity Development Department- Planning Division \' -- 3 Parking structure and building painting (no permits required) Interior demolition ■ Storefront and facade improvements • Interior tenant improvements • Right -of -way improvements Lighting and landscape improvements New awnings 07/13/2012 Community Development Department- Planning Division 4 m _z ,C9< /�FOaN�I Parking ■ Conditional use permit -to address parking for all uses in a parking management program. Restaurants • Use Permits -to address individual operations of new restaurant tenants. • Operator license -if late hours of operation are proposed Signage • Comprehensive Sign Program -to reflect fagade improvements and all new signage • Modification Permit -for signage that exceeds standard Zoning Code requirements 07/13/2012 Community Development Department- Planning Division 5 H i , l , 111 1, 4 '6 Ii: . ice" a Work identified as ministerial to be submitted into plan check for permitting immediately. • Comprehensive sign program has been submitted. • CUP application for parking expected to be submitted within the next two weeks. L Discretionary approvals will proceed to Planning Commission for review and approval. ir Marina work will proceed on a separate track for review by the Harbor Commission. 07/13/2012 Community Development Department- Planning Division 7 1 For more information contact: Makana Nova, Assistant Planner 949-644 -3249 mnova@newportbeachca.gov www.newportbeachca.gov Address parking comprehensively for the entire village. Uses, including restaurants will be interchangeable between tenant spaces for parking purposes. Flexibility in managing tenant leasing. Individual restaurant operations will be maintained separately. 07/13/2012 Community Development Department- Planning Division N Pedestrian walk -up traffic Multi- destination trips Street parking Restaurant spaces waived Off -set peak hours for uses Capping or limiting more intense uses 07/13/2012 Community Development Department- Planning Division 10 Use Permit No. UPi906 and Variance No. VAsoSi Gross Floor Area: 685 sq ft Net Public Area: Zoo sq ft ■ Outdoor Dining Patio: Zoo sq ft (non - exclusive) Parking • Required:3 • Parking Spaces Waived: 13 Use Operational Characteristics: take -out, no late hours of operation, live entertainment after 6:oo p.m. ■ Alcohol License: Type 41. (Beer & Wine) 07/13/2012 Community Development Department- Planning Division 11 Use Permit No. UP1738 • Gross Floor Area: 625 sq ft • Net Public Area: approximately 250 sq ft Parking ■ 6 spaces required in structure ■ Parking Spaces Waived: 7 Use • Operational characteristics: walk -up, take -out • No alcohol 07/13/2012 Community Development Department- Planning Division -yz Use Permit No. UP3-9o5A (3-994) Gross Floor Area: 2,238 sq ft ■ Net Public Area: 1,899 sq ft ■ Outdoor Dining Patio: 240 sq ft (non - exclusive) Parking Required: 28 Parking Spaces Waived: 20 Use Operational Characteristics: full- service dining, valet until 9:0o p.m., no late hours of operation, no live entertainment or dancing Alcohol License: Type 4-1 (Beer & Wine) 07/13/2012 Community Development Department- Planning Division 13 Use Permit No. UP2020 Gross Floor Area: 2,763 sq ft ■ Net Public Area: 631 sq ft ■ Outdoor Dining Patio: 174 sq ft Parking Required: 16 spaces ■ Parking Spaces Waived: 5 Use Operational Characteristics: full- service dining, hours of operation, and no live entertainment a. Alcohol License: Type 41 (Beer & Wine) 07/13/2012 Community Development Department- Planning Division i4 Use Permit No. 3626 Gross FloorArez ■ Net Public Area: ■ Outdoor Dining 17,499 sq ft 9,236 sq ft Patio: 2,162 sq ft Parking a. Required: Zoo day, 175 night (after 6:oo p.m.) ■ Parking Spaces Waived: 41 Use Operational Characteristics: full- service dining, live entertainment /dancing and late hours of operation a. Alcohol License: Type 47 (Beer, Wine, & Liquor) 07/33/2012 Community Development Department - Planning Division Floor plan was limited for gaming use (no dining). These areas were not parked. The Planning Commission took action to revoke the CUP. The revocation was appealed but was never heard by City Council because the operation went out of business. The status of the CUP remains in limbo. DJM Capital may instead seek approval for two new restaurants, one on each floor level. 07/33/2012 Community Development Department - Planning Division 6 F 07/13/2012 Community Development Department- Planning Division 17 Lido Marina Retail Associates (Lido Group Retail, LLC) is proposing a major renovation and re- positioning at the existing Lido Marina Village in Newport Beach. The project will be re branded to create an upscale casual atmosphere while retaining the coastal charm of the Lido community. Buildings, streetscape and waterfront will be renovated, remodeled and rejuvenated to create a transformation of a place long in need of a major facelift. Lido Marina Village will become a wonderful place to shop in interesting and different stores, bring the kids, run into friends, and have a great time. LIDO MARRINA VILLAGE Planning Area Boundaries LIDO VILLAGE DESIGN GUIDELINES DESIGN AREAS & GOALS Lido Village is divided into five distinct Design Areas having unique phys- ical attributes and design influences. Improvements should be inspired by improving physical interface of buildings, landscape, and circulation within each design area. It is also important to address the surrounding or adjacent land uses to ensure compatibility with form, function, and programming. Lido Marina Village At the northern point of Lido Village, the Lido Marina Village is the most visible gateway to the Balboa Peninsula. This Design Area is currently occupied by an eclectic mix of building types. Land uses include commer- cial office buildings, retail storefronts, a parking structure, and pedestrian- oriented businesses on the northern portion of Via Oporto and fronting onto the harbor. Development should strive to improve the edge conditions along major streets and improve the pedestrian experience along the waterfront, thereby attracting new tenant mixes to revitalize the Village. Lido Marina Village Goals: • Respect and complement existing taller buildings and massing. • Implement quality building design and the use of authentic materials to influence design solutions. • Improve edge conditions with Newport Harbor, Newport Boulevard, and Via Lido, reinforcing the gateway element. • Use high quality materials for public space improvements that reinforce Village character. Maximize promenade and waterfront access to improve the public/ visitor experience. Encourage the upgrade of dock and ramp systems with the reorganization of docks further away from pedestrian boardwalk to maximize views of the access to the harbor. PROJECT PHASING We intend to implement a phased approach to the renovation to Lido Marina Village. Eight segmental phases of work are proposed. 13635 BUILDING NEW PAIM,LNTERINB.'MNIXYN6 EHIIIV. WIOWRMFA, IAINSLAPE �L„ ` e E e 1. PARKING STRGUTURE FJREMORREN)WX,N �� 0 NEWPART.SIIXUGE, LANLSLAPE MdI LgNIING, NEW AWNMG4, I� y� .1 NI PMR OR REPLACE STOREFRONTS 11 F RENOVAKgV / _ � el NFN PMNT.LIGMING. SIGNK£AIAGNP➢IIKS _ ' �i� 3, 3H BUILDING NMPAIRRFNOVAGIS WNDP Si, LIGNIING. SIGNA(+E AIA RETAIL MWAV • Soh UHDa S. T( � Winnows Doug John TllObdS M.. a U" F � Judy Brier '. �• 7R� . L I. MAUDO FAGOE REWVATIPV \ V �� i �) _ i NFM PNM.AWHING8.LW8YME.8bNAGE ��/��'' /� lMMIIIYA LIDO MARRINA VILLAGE BIIIIdNG �AVVA,NW >.smEETs IELVUPARKI FG WI�.:Pf£8IRFki UGHlINGANGON NEWFAGPLE.WMSANGIWNW Si URE.UNO.S LIdTNGANG SINELT PNBPHG OUTIN%.'ROINING JII 8. BOAT BLIPS `�C MONSOA,, &IPOIXiYdNBATEIN v ELKS 5.3W631APVWOPORTO NENOVAT(M 3.3MDoFFIGE BUILDING \\ NEINRbN LFVV PALM. RMF. GCgtS M FXIFWORRWO"A \ MD NEWPAINTANOIMTERVdS, LVOSGWE LI REr CEMENT G,SIGNAGE, MNW I \ fin, 13635 BUILDING NEW PAIM,LNTERINB.'MNIXYN6 EHIIIV. WIOWRMFA, IAINSLAPE �L„ ` e E e 1. PARKING STRGUTURE FJREMORREN)WX,N �� 0 NEWPART.SIIXUGE, LANLSLAPE MdI LgNIING, NEW AWNMG4, I� y� .1 NI PMR OR REPLACE STOREFRONTS 11 F RENOVAKgV / _ � el NFN PMNT.LIGMING. SIGNK£AIAGNP➢IIKS _ ' �i� 3, 3H BUILDING NMPAIRRFNOVAGIS WNDP Si, LIGNIING. SIGNA(+E AIA RETAIL MWAV • Soh UHDa S. T( � Winnows Doug John TllObdS M.. a U" F � Judy Brier '. �• 7R� . L I. MAUDO FAGOE REWVATIPV \ V �� i �) _ i NFM PNM.AWHING8.LW8YME.8bNAGE ��/��'' /� lMMIIIYA LIDO MARRINA VILLAGE PHASE 1: PARKING STRUCTURE -LIDO- INTERIOR RENOVATION New Paint • Paint interior bright white Signage Lighting • New directional signage and graphics Provide photometric study Replace and add new lighting throughout parking structure to improve lighting levels EXTERIOR RENOVATION New Paint Signage • New project identity signs • New parking structure identity and directional signage • New tenant signage Storefronts • Renovate or replace existing tenant storefronts along Via Oporto • Add new awnings Lighting • Replace existing light fixtures • New light fixtures to improve visibility Landscape • Add new planting material at existing planters • Add landscape and planters to soften the parking structure LIDO MARRINA VILLAGE PHASE 2: 3444 BUILDING EXTERIOR RENOVATION New Paint Entry renovation • New wall the • New light fixtures • New planting New green wall • New green wall at building corner • New tenant signage Displaywindows • Add four new display windows along Central Avenue INTERIOR RENOVATION Demolish interior, clean and repair for future tenant Structural upgrades New HVAC system LIDO MARRINA VILLAGE PHASE 3: 3636 AND 3700 BUILDING bxfta S t 3636 BUILDING EXTERIOR RENOVATION Complete exterior building renovation including new fa4ade design, windows and door replacement. INTERIOR RENOVATION Demolish interior, clean and repair for future tenant. 3700 BUILDING EXTERIOR RENOVATION New paint and graphics New acoustical windows New landscaping LIDO MARRINA VILLAGE PHASE 4: VIA LIDO �M% -- — 'i'Ipm"MMFr wm;�I� EXTERIOR RENOVATION Fa4ade renovations including new paint and awnings, some storefront replacement, new signage, lighting and landscape. Lido Group Retail controls the 3418, 3420, 3422 and 3424 buildings. They are currently in negotiations with adjacent property owners to participate in the renovation of the entire building block. LIDO MARRINA VILLAGE PHASE 5: 3400 -3442 VIA OPORTO EXTERIOR RENOVATION New paint New roofing Facade renovations; new board and batten wood siding in selected areas Replacement doors and windows Upgrade or replace lighting Renovation of building alleys including new landscape, hardscape and lighting Additional public restrooms Renovation of waterfront including new light poles, planters and furnishings INTERIOR RENOVATION Demolish interior, clean and repair non leased spaces to prepare for future tenants i LIDO MARRINA VILLAGE PHASE 6: 3450 BUILDING 6 r t I ANNoWMMMMynirm milt _ V 07 Ht:CAHY r F owl I _ EXTERIOR RENOVATION Complete building renovation within existing building footprint New exterior siding, roofing, windows and doors New outdoor dining areas INTERIOR RENOVATION Demolish interior, clean and repair spaces for future tenant Structural upgrades New HVAC Add new elevator LIDO MARRINA VILLAGE PHASE 7: STREETS It ,/ I � . tint � CENTRAL AVENUE We are proposing to eliminate the parallel on street parking and increase the number of parking stalls by adding angled parking along Central Avenue in addition redo the sidewalks and add additional landscaping and new street lighting. Streets shall remain two way VIA OPORTO We are proposing to renovate the entire streetscape and hardscape along Via Oporto. Eliminate the large circular planter/ round about to improve traffic flow. Extend the corner of Via Oporto and the alley to add additional landscaped public/ pedestrian area. Add on street parallel parking along the northeast street side with curved landscape planters to separate pedestrian and vehicular traffic. Along the northwest side, add at grade landscape planters to separate pedestrian and vehicular traffic. Provide designated pedestrian crosswalks. New wood decking at sidewalks and crosswalks New street lights New street trees and landscaping Streets shall remain two way LIDO MARRINA VILLAGE PHASE 8: BOAT SLIPS a,Y �'77 7-1111-1 it FLOATING DOCKS The floating docks will be replaced with new docks ranging from 38ft in length to over 100ft in length, in a few isolated locations will serve charter vessel operations with vessels over 100ft. SEAWALL To augment support of the seawall, it is proposed to install new tieback earth anchors along the outside face of the wall (a few feet below top of seawall). BOARDWALK We are planning to extend the Boardwalk over the top of existing seawall, to gain a few feet of Boardwalk width, wherever possible. These locations are shown on the attached exhibit. It is anticipated that this extension of Boardwalk will relate to an additional aft of Boardwalk width in several locations. AGENCY COORDINATION We are currently in discussion with the City of Newport Beach Harbor Resources Department to discuss all aspects of this Proposed Project, and ultimately these proposals will be presented to the Newport Beach Harbor Commission and Newport Beach Planning Department, before final design commences. LIDO MARRINA VILLAGE