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CITY OF NEWPORT BEACH
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9CORONA
' C O R O N A D-E L M A R S T U D Y
1
' City of Newport Beach
I
CITY OF NEWPORT BEACH
` I
Paul J. Gruber
Mayor '
Members of the City Council '
Dee Cook Doreen Marshall '
Donald Elder Lindsley Parsons
Al Forgit J. B. Stoddard '
November - 1964
1
PLANNING COMMISSION
t� Alvan C. Clemence
Chairman
John- J. Jakosky, Jr. , 1st Vice Chairman William B. Clark
David W. Curtis , 2nd Vice Chairman Curt Dosh
' Ray, Y. Copelin, Secretary Samuel H. Downing
Roy Autry Polly Rea
PLANNING DEPARTMENT
J. W. Drawdy, Planning Director
Charles C. Zimmerman, Planning Technician
Carol L. Kruse, Planning Aide
Helen D. Herrmann, Secretary
PLANNING CONSULTANTS
Murton H. Willson and Associates A. I.A.
'1 Murton H. Willson, A. I.A.
Dell M. Williams, A. I.A.
1
1
CITY OF NEWPORT BEACH ,
PLANNING DEPARTMENT ,
To: Honorable Mayor-and Members of the City Council
and the Planning Commission
Subject: City of Newport Beach Corona del Mar Study
�I
Gentlemen: r
We ate pleased to present the accompanying Study of
Corona del Mar.
The subject report prepared by Murton H. Willson and
Associates, A.I.A. , in collaboration with the Planning Department,
involves several months of research, meetings with members of the
City staff, Planning Commission, City Council and the Corona del
Mar Chamber of Commerce. i
It is believed that this Study will make possible the
adoption of a Master Plan for the community of Corona del Mar
which will guide the development in such a way that citizens will
point to Corona del Mar with justifiable pride.
Respectfully submitted,
. W. Draw
ing Director
TABLE OF CONTENTS
Page
Newport Beach - City of Villages 1
' Corona del Mar 3
History 3
1 Topography- 4
Sequence of Residential Development 5
Commercial Development 6
' Community Pattern 7
Intensification of Land Use in Corona del Mar 8
' Commercial 8
Residential g
The Plant
Townscape Analysis Newport Beach and Corona del Mar 110
Concept 11
Circulation Concept 13
The Commercial Boulevard 17
The Village Center 21
The Village Green 23
' The Village Square 24
Intensification of Residential Use 25
Implementing the Plan 26
Epilogue 28
4 ,
LIST OF ILLUSTRATIONS ,
City of Villages Fig. No. 1
Corona del Mar Analysis 2
Existing Land Use (Corona del Mar) 3 ,
Existing Zoning (Corona del liar) 4
Townscape Sequence (Pacific Coast Highway) 3
The Concept 6
Circulation Concept 7
The "Linkage" g ,
Village Center, Plan 9
Profile Sketch, Village Center 10 ,
The Village Green 11 ,
Village Center, View 12
' NEWPORT BEACH - "CITY OF VILLAGES"
The City of Newport Beach possesses unique characteristics
which, if fully capitalized, can make it one of the most
unusual and desirable cities to be found. in addition to
' the obvious blessings of climate, ocean beach location and
possession of harbor, are the occurrences of natural and
historic influences which have contributed-'to the present
' character of development. The complex pattern of land and
water and the variety of topography are-natural forces which
have shaped the City. Some of the reasons it has developed
' as it has are provided by the history of its growth.
Earlier definition concentrated upon the separateness of
its parts, as indeed they were separate communities. Balboa,
Newport, Corona del Mar and Costa Mesa. Not only were there
physical open space and the natural barriers of water and
topography existing between these villages, but also a
separate loyalty which at times produced competition, at
' times antogonism. Different reasons had motivated their
establishment and early development. Newport seemingly
possessed the strongest reasons for desiring growth, among
' them the existence of a business community relating to fish-
ing and boat building industries and commercial resort
activity. As the City of Newport Beach emerged, it eventually
incorporated the communities which focused upon Newport Harbor -
(or Balboa Bay) . The community of Costa Mesa, perhaps because
it did not share this immediate relationship to the bay, has
' remained separate, and has followed its own pattern of vigor-
ous growth as a separately incorporated city.
i
1
Although the character of Newport Beach is still evolving, '
the character and individuality of its vnri(n,c co- m nitieS '
was definitely influenced by the original intent around
which each was established. The natural elements of water
and topography defining separate areas - the islands,
the peninsula, the bluff areas (Corona del Mar and Newport
Heights) - has tended to preserve the individuality of ,
communities and, to an extent, their original character.
Recognition of this situation - its advantages and problems has given rise to the "City of Villages" concept. Separate
communities as noted on figure l.- are the Villages of which i
the City of Newport Beach is composed.
Any true city, large enough that the term applies, will be
the sum of a number of community parts. A more satisfactory
environment for its residents results when the communities
have individual character and identity. The sequence of
personal identification of the resident is - first with his
city, then his community, his neighborhood - and finally
his street, block and individual dwelling. Cities being
planned without strong natural influences seek to create a
similar 'organic" pattern by the placement of community and
neighborhood shopping areas, the routing of principal streets,
greenbelts, etc. Thus, the natural influences which have '
shaped the character of Newport Beach to date provide, in
addition to visual and recreational amenities, the opportunity
to preserve and continue an organic city pattern wherein the
parts have integrity while relating to and contributing to
the whole. Recent development of Irvine land in the upper '
bay area (particularly iaotbluff) can be seer. -as a continua-
tion of the principle of identifiable community units.
2 - ,
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1
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1 � \
1 \ EASTBLUFF
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O
WESTCLIFF �
NEWPORT®HEIGHTS '
\ CORONA DEL MAR
LIDO IS.
_N EWPORTo BEACH`\=� BALBOA QPENINSU LA _ I
t "CITY OF VILLAGES" FIG. I
t
CORONA DEL MAR
' History:
' Corona del Mar has always been recognized as a distinct' And-
separate community. During 1904 a subdivision tract map
titled "Corona del Mar' was approved by the County of Orange.
' The Corona del MAr tract map included area bounded by-5th
Avenue on the north, Pacific Avenue on the south, Avocado
Avenue to the west and Pop
py Avenue on the east. The
' average .lot size shown was 30' wide' by 118' in depth, - The
widest street shown on the map was the Pacific Electric -
Right-of-Way (now known as Bayside Drive) a� 1101- in width. _
' Pier Avenue, now called Marguerite Avenue, showed a wharf
at its terminus at the ocean.
1 A resubdivision -of the Corona del Mar Tract occurred in 1906.
The -purpose of the resubdivision was to widen Ocean Boulevard
' from 80' to 11Q' . This was done by moving everything_ north
30' from Ocean Boulevard to Seaview Avenue and eliminating
one line of lots on the southerly side of Seaview Avenue.
Corona del Mar was annexed to the City 'of Newport Beach on
February 27, 1924. A' special census in 1957 established the
first population count at 5526 persons. Estimated popula-
tion as of June 30, 1964 was 8,000. Population growth is now
' estimated at approximately 40 persons monthly.
1
3 -
Areas not a part of the original tract map but known as '
"Corona del Mar" have developed since 1904 and are now
referred to as Irvine Terraces Number-1, 2 and 3, Shore-
cliffs, Corona Highlands, Cameo Shores, Cameo Highlands '
and Harbor View Hills. A fourth tract known as Irvine
Terrace Number 4 will be under development in the near
future. '
1,
Topography
In the main Corona del Mar occupies higher, bluff ', p gh f terrain
- this topographical situation doubtless providing the
"Crown" connotation in the name. Corona. del Mar possesses ,
a different type of relationship to the water, obtaining
long vistas from higher elevation and relating both to the ,
ocean and to the bay. Linear clefts, where drainage channels
have cut through the bluff, exert directional influence.
The lower portion of Jasmine Gully, for instance, provides ,
the alignment of Bayside Drive between Marguerite (at Coast
Highway) and the bay. This declevity creates a strong
division between the community areas to the north and south, ,
making the pattern of north-south strebts discontinuous and
providing a seclusion to the bluff point, particularly that
portion west of Fernleaf. Gullies, perpendicular to the
coastline at the eastern end of town, provide natural divi-
sions of the land which have influenced development phases
and demark definite neighborhoods within the community. '
- 4 - '
Buck Gully:-is the division between "Old" Corona del Mar and
Shorecliffs. , The next arroyo to the east forms the other --
Shorecliffs boundary and the western limits of-Cameo Shores.
' Above-the Coast Highway, these same divisions continue,
supplying the boundaries for Corona Highlands and Cameo
Highlands. At the western end of-Corona del Mar, depres-
sions at E1 Paseo in Irvine Terrace and at Jamboree Road,
south of Coast Highway, provide a somewhat diminished varia-
tion of a similar influence. An influence in addition to
' these -more localized land characteristics, is the undulating
character of much of the land and its general upward -slope ,
:inland toward the San Joaquin Hills. This affords -striking
views as, for instance, in Harbor View Hills, and unexpected
visual contact with the ocean for many sites..
' Sequence of Residential Development:
Readily apparent differences in character have resulted
from the fact that various portions of the community were
developed at different times and subject to different points
of view regarding street patterns, lot sizes and grading
' concepts. The pattern of "Old" Corona del Mar, that portion
principally between Avocado Avenue and Buck Gully, bears the
evidence of development oriented in the direction of the
' summer home, retirement and seaside resort occupancy (a com-
mercial-residential community) . Lots are small and consid-
erable areas are designated for "duplex" density.
t
5 -
In many instances the style of the homes has been con- '
ceived with the tendency toward quaintness, which
often characterizes the vacation home.
Postwar development, particularly beginning with the ,
original Irvine Terrace neighborhood, follows more
closely the density-patterns of suburban residential
living. Shorecliffs, Corona Highlands and the other,
more recent additions have produced variations of the
suburban residential idea. For a growing percentage of '
residents, Coror_3 del Mar represents the primary home,
even though many commute considerable distances to '
positions in other parts -of Orange County and to Los
Angeles. It may be expected that the now well estab-
lished trend in Newport Beach generally, as well as ,
Corona del Mar, toward full time living and total city
will continue and accelerate, exerting influence upon
the character of future development. '
Commercial Development:
Commercial uses in Corona del Mar, although of the "strip"
commercial type, are restricted to the approximately one
mile length of Coast Highway as it traverses "old" Corona
del Mar. Some of the visual disadvantages of this type
of development are alleviated by two changes in direction '
and the undulations of vertical alignment of the street
itself. Commercial building is also evidencing a trend in '
the direction of more urban use. Recent proposals for spec-
ific projects indicate the need for establiohing some ground
rules for directing this trend toward a desirable result. ,
' j iiAtLSol2 .
i VIEW HILLS
"OLD'I �� , IC012ON e�NIGHLAN�
DEL5-1V�,�R.-�.
stlorze' -!
'F'i---N INSU LA • T • •�, !�
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' "CORONA DEL MAR ANALYSIS" FIG. 2
' Community Pattern:
i From examination of the foregoing factors and observation
of the resulting community, it is clearly seen that sub-
areas, or neighborhoods, of distinctly individual identity
' exist within Corona del Mar. Principal ones of these are
indicated schematically in illustration. Viewing Corona
del Mar as a "micro-city", the later additions, indicated
i by names provide, in a sense, the "suburban" areas --gener-
ally lower in density -and conforming to the postwar charac-
ter of quality residential areas at-the outskirts. The
area including portions of the community numbered 1, 2 and
3 , which we have referred to as "Old" Corona del Mar,
contains smaller lots for single family use. In addition;
1 a considerable area is designated for R-2, or two"units -per
lot, on lots with typical area of 3 ,620 square feet. Lim-
ited areas here are designated for apartments, and along .
' Pacific Coast Highway are the commercial properties
previously mentioned. The "Old" Corona del Mar portion,
therefore, has an overall higher density than the resident-
, ial _areas .surrounding it. The single family areas, here,
are .at the. edges and the R-2 more central, creating a
further intensification toward the center. The effect of
this is that Corona del Mar, unlike typical single family ,
residential communities, already possesses a logical pro-
gression in intensity of land use from the outskirts toward
the center, giving it the pattern desirable for creation of
a genuinely coherent village within the "City of Villages"
framework. The principal lack, insofar as the form of the
village is concerned; is the fact that no true center exists.
- 7 -
INTENSIFICATION OF LAND USE IN CORONA DEL NAR•
If one accepts the principle that community segments
within a city can best -contribute to the whole when j
they have individual identity and logical form at their
own (smaller) scale, he will agree that planning efforts
should seek the means to guide development pressures
toward accomplishment of this identity and form. Some
pressures do exist within Corona del Mar which might
well work toward providing the principal facet which
could improve the picture - that of a strong focus
and true center.
Commercial:
Recent proposals to the Planning Commission and City
Council have shown that there exists a desire, on the
part of development interests, to make use of the quality 1
connotation of the Corona del Mar address in ways which ,
require more intensive land use than present zoning per-
mits. The full extent of this desire, and the length of
time required to produce significant numbers of such
projects, is difficult to project. The presence of one
becomes a stimulus for others, however, and the city's
plan should be the guide for location so that desirable ,
projects can add to, and not create problems for, the
existing community. The existing commercial structures
and the present zoning are located within the "Old" Corona
del Mar sector, as may be seen on existing land use and
zoning maps, figures 3 and 4. It is within this portion '
that intensification of land use is considered.
- 8 -
J
' Residential:
While it is not the intent of this study to evaluate -iu- -
detail the eventual extent or the timing of pressures which
might produce intensification of land uses, certain obser-
vations; in addition to current proposals, give reason to
' the conclusion that these pressures will continue. Compari-
son of figures 3 and 4, land use and zoning maps, points
out-the considerable amount of area presently zoned-R--2
which is now developed with one dwelling unit per lot.
Improvements on an increasing number of these lots are being
modified to take advantage of the permitted two dwellings
' per lot. If the -entire P,-2 zoned area were to be modified
in this manner, an increase in the number of dwellings of
42% could be realized within the currently developed portions
of- the Corona del Mar community. Undeveloped lands of the
Irvine Ranch, surrounding Corona del Mar, have been master
planned in broad stroke to support residential use of vary-
ing intensity, which will add further to the number of
local inhabitants requiring goods and services, logically
available at the , community commercial core.
The foregoing analysis, coupled with these observations and
' the desire to create the possibility that this community
might realize a yet more coherent form through achieving_a
true center and focus of activity, have led to the follow-
ing conclusions That well conceived and properly located
intensification of land use, including multi-storied
structures, could indeed provide a further asset to the
' community of Corona del Mar, enabling it, in turn to contri-
bute more fully to the City of Villages - Newport Beach.
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- 9 -
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"EXISTING LAND USE" FIG. 3 '
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OCEAN VIEW
SEQUENCE OF '
REVEALED AND
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HIGHER RS.BUILDINGS
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HIGHER BUILDINGS FEATURE ABOVE
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GATEWAY PoRN F.D BY � OCEAN VIEWS
BRIDGE - RIGUER 'WINDOW TO HAY' '
BUILDING VISIBLE
BEYOND FEATURE BUILDING
ACROSS WATER -
BOATS
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PACIFIC COAST HIGHWAY TOWNSCAPE SEQUENCE FIG. 5 ,
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"EXISTING ZONING" FIG. 4
THE PLAN:
Townscape Analysis - Newport Beach and Corona del Mar:
A principal objective in the conduct of this study has been
to design a framework within-which projects, fulfilling the
requirements, can find a place. The desirability of group-
iiig, to create a focal point, has been frequently mentioned.
' Corona del Mar stands, already, with individual .identity,
as a recognizable sub-division of the City of Newport Beach.
Design for' this community must consider the city as a whole
' and recognize its relationship to other communities, their
grouping and definition and their areas of special interest
within the city framework. Studies such as the townscape "
' sequence, illustrated (figure 5) , point toward the desirable
scale to be achieved, the visual tensions which can exist
between areas of emphasis, and the existing charm of the
' city. Attention is directed toward certain elements which
play major roles in contributing desirable character . . . . .
Complex of land and water, certain views, street trees,
character of buildings in certain areas, topographic
characteristics, etc. , etc. The responsibility is as much
to conserve as it is to create, and in creating to work
' with the opportunities that exist - some of which have been
mentioned earlier.
' The more intensive study of existing and .potential townscape
within Corona del Mar which provided the background for the
conclusions and recommendations of this report resulted in
photographs and study sketches too numerous for inclusion.
10 -
Concept: ,
Consideration of this existing city "texture" has played an ,
important role in the development of the plan concept shown
schematically in figure 5. Boiled down, to its abstract
ingredients, the concept recognizes (a) the new role and ,
potential possible for existing Coast Highway, when freed
of its present necessity to carry large volumes of through
traffic, through construction of a coastwise freeway and
(b) its relationship to the major center proposed in plan- ,
ning by the Irvine Company (Newport Center). It seeks to
create: (a) a landscaped commercial "boulevard" - enhanc-
ing and retaining, as principal circulation "backbone", the ,
alignment of present Coast Highway, (b) a theme of commer-
cial "pockets" with desirable character and scale, incorpor-
ating a wide variety of shops, offices and services (the
"linkage") ; (c) a true and instantly recognizable Village
Center, at which the activity of the Corona del Mar Village '
is focused and (d) the possibility of locating a controlled
feature use at the southeast end of the existing commercial
Strip to the west of Buck Gully. The latter would serve as
gateway to the commercial area of the community and signify ,
the point beyond which no further continuation of commercial
use would occur. '
These, and additional facets of the proposed planning frame-
work, are discussed one at a time in the following text. ,
- 11 -
1
1 �
' NEWPORT CENTER
ICa I LANDSCAPEDT . . \
PACIFIC
' _
' !" ' i, 7; { COMMERCIAL
BOULEVARD00
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tr, LINKAGE S'T COMMERCIAL
TOWN'S END r-
D GATEWAY
S , "LINKAGE " r
VILLAGE CENTER
HIGHWP'
DRIVE
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CITY AND STATE
BEACH PARK
THE CONCEPT FIG. 6
' An additional recommendation of the report concerns the
desirability that Corona del Mar and-'Newport Beach have .
a defined limit at-a south-easterly boundary and that the
, progression of development north-westward from Laguna -Beach
be likewise contained-at some -point. The desirability of
maintaining for the future a certain stretch of natural sea-
coast countryside cannot be overstated. , This would estab-
lish clearly the definition and identity of two separate
cities, and as the general area becomes much more highly
' urbanized, it will be impossible to -place a high- enough
value on the desirability of-keeping an open stretch. -
Every possibility should be explored which could produce
this result.
NEWPOPT GLPTEY, _ YSLLK£ CENT2II. _ TOWSCS ."�NIl �
� A R
12
Circulation Concept: ,
Recognition of the increased population, and acceptance '
of the desirability of intensified commercial uses, prop-
erly located in accordance with the concept, imposes the
necessity that a logical pattern of traffic circulation '
be sought. Although residents and visitors will seek
individual favorite routes, a path of least resistance
and a "most direct" pattern can be established which will ,
facilitate movement, serve the comarmity, and provide
"in motion" visual amenity. The concept for circulation
illustrated in figure 7 divides automobile traffic into
three categories:
1. Through traffic.
2. In and out visitor traffic.
3. Local traffic.
Insofar as possible, the automobile traffic generated by '
these separate motivations should be separately directed.
Construction of a coastwise freeway - along whatever
alignment is finally chosen - will provide the line of ,
least resistance for the large volumes of through traffic
which are now forced to impinge upon the Coast Highway.
- 13 -
i
' FREEWAY
THROUGH TRAFFIC
�. � son
LANDSCAPED
. z COMMERCIAL a ri
1. BOULEVARD
ooz F t dj a rs
c09 � IN
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VISITOR TRAFFIC _ I
LOCAL i
CIRCULATIONgy
�. LOOP 1, _.I
BAYSIDE DRIVE
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- 1
CIRCULATION CONCEPT FIG. 7
Newport Beach, enerall and Corona del Mar itself, are
generally, ,
' target areas for large volumes of visitors, particularly
on seasonal week ends. The Corona del Mar City and State
Beach Park, in particular, is sought and enjoyed by inland
' residents on an in and out visit basis. Study-reflecting
a desire to facilitate the movement of this visitor traffic,
with minimum disruption to local movement, has led to the
selection of Marguerite Avenue as its principal carrier.
Marguerite has a wider right-of-way and present pavement
width than the typical Corona del Mar street. Its southerly
termination provides the nearest access to the entrance to
the Beach,Park off Ocean Boulevard - since streets to the
west of Marguerite are discontinuous at the Bayside Drive
' ravine and are jogged at their intersections-with- the Coast
Highway. A northerly extension of Marguerite should seek
to obtain the most direct link possible to the coastwise
freeway and to the Corona-del Mar freeway. Proper direct-
ional signing at the freeways would -indicate the use of
Marguerite as the most direct -access to -the Corona del Mar
City and State Beach Park. Use of Marguerite, which touches .
the easterly portion of the village center noted -in the plan
concept, would create the possibility that the commercial
area too would be easily accessible to those visiting the
community, and attractive shops, restaurants, etc. , could
more easily attract their patronage.
The third, and perhaps most important category, is local
traffic composed primarily of residents of Newport Beach
for whom the city basically exists. A pattern for automo-
bile circulation should seek both to create the most effi-
cient movement, and to minimize disruption and annoyance
- 14 -
for those whose homes are here. A system utilizing the
carrying capacity of present Coast Highway is proposed. ,
Liberated from the burden of supporting the major loads
of coastwise through traffic, Coast Highway can assume
roles of landscaped commercial boulevard and principal '
carrier of local traffic. Even so, the intensification
of commercial use visualized, and the increased popula-
tion projected, create the need for a more developed ,
overall circulation.
The circulation concept, therefore, utilizes Bayside Drive '
to create a two-fold local circulation loop. A tighter
central loop services the Corona del Mar Village Center, '
providing access to parking, ingress and egress, and an
extension of the loop westward provides for sharing of the
traffic burden with the principal boulevard and better ,
service to other areas of the community.
With peculiarities of topography in mind, methods were '
sought to link this carrier back to Coast Highway and
make a smoother flowing pattern. Attention was focused
upon the double roadway already existing at Avocado and
serious thought directed toward a means of using its '
existing capacity as part of the loop. However, certain
negative factors overruled this choice. Portions of city
owned property, including the unimproved part of Bayside ,
Drive right-of-way and land northwest of the intersection
of Carnation with Bayside, might be used to accomplish the
grade differential and direction changes involved. First ,
I
- 15 -
' Street (widened) and' Waterfront; including use of vacant lots
and procurement of some improved lots, would be needed to
complete the link. Lack of information -regarding a -freeway
' to freeway interchange, engineering problems and disinclina-
tion to adversely effect an- area of the community-with
particularly desirable. character, led to the selection of the
alternative shown.
Here -the city property aids the accomplishment of a transition
which divides the traffic directions -of Bayside Drive, utilizing
Carnation -Avenue for the northbound direction and -Begonia for
' the southbound. Thus, the -present capacities of two typical
width streets would be combined so that together they could
handle loads of the local traffic loop. This using of two
' existing streets, in effect as one more major one, would be the
least disruptive means for providing a line of least-resistance
and reducing the general and haphazard use of local streets. It
is obvious that adjustments to the manner in which these streets
and Mac Arthur Boulevard intersect Coast Highway would be
necessary, although too much is unknown to attempt an engineer-
ing solution at this time.
' The circulation seeks to facilitate traffic flow through develop-
ment of a pattern of more important carriers and opposes the
idea of general widening of local streets. The intent is rather
' to provide the means for handling traffic away from them. Much
of the valuable charm and character of Corona del Mar, as it
exists, is contributed by the scale of its streets and the
' beauty and individuality they gain from existing street trees.
Wholesale widening would destroy both the scale and the trees.
16 -
i
In addition to the specific recommendations shown, an
investigation should be made to determine the possible ,
benefits to be gained through any system which provides
that other streets be designated for one way traffic.
Detailed attention in the design of improvements to
Bayside Drive must be given to the possibilities exist-
ing, due to the wide right-of-way, for the creation of
a well developed parkway. Included here, and wherever
possible for the community in general, should be a
system of cycle and pedestrian paths. A strong respon-
sibility is involved here for the safety of children, and
many destinations within Corona del Mar could be easily
and enjoyably reached in this manner by adults as well.
The Commercial Boulevard:
Removal of through traffic from Coast Highway (far from
reducing the commercial value of property along it) creates
the possibility to develop a shopping street of sufficient
draw to pull its patrons from considerable distances. To ,
the freedom of movement provided by the boulevard, and the
character which can be achieved through intensive landscap-
ing, must be added the means to find easy and convenient
parking and a character of quality for new building as it
is developed. Earlier recognition of the parking need in '
particular is found in the detailed study, made by a
committee of the Corona del Mar Chamber of Commerce, to
evaluate the present and future need for additional parking,
and investigate means for its achievement. The establish-
ment of a certain depth, extending into residential zones
from the commercial zoning on both sides of the highway, was
- 17 -
suggested, in which the additional parking could be accommo-
dated. --Certain -establishments, aware of both their respon-
sibility and the desirability of providing adequate parking,
have obtained city permission to _extend .parking into residerr
' tial zoning. This idea certainly has merit - - providing not
only the needed parking places, but encouraging the design of
commercial buildings which- pay attention to the• design. of
' elevations facing away from the street, as well" as those
which face toward it. Specifying two separate strips, one
for commercial building and one for its related parking,
however, does not contain the possibility for designing to
alleviate the"strip commercial":unrelieved facade - - a wall
of buildings lined up at the edge of the right-of=way which
tend to compete for attention through garish signs.
A further improvement could be accomplished if the total
depth, designated for commercial building and parking, could
' be designed as a unit. The "Pocket Alternatives" illustrated
indicate, partially, the variety of opportunities to design
interesting spaces and building groups thus obtained. Each
of these is based upon a Corona del Mar "block" of typical
' 300' length between centerlines -of streets.
Figure 8A illustrates a scheme which groups commercial build-
ings around a central area providing parking. Skill in the
detailed designing of such a block, and the incorporation of
planting to humanize the interior parking and pedestrian cir-
culation space, would be ,ingredients for making an attractive
' area for business, an opportunity for one to participate in
the life of the "Village" and a place where the urban space
18 -
defined by the boulevard opens back --- relieving the ,
uniformity which often results along a commercial street.
In figure 8B parking is arranged at the ends of a block
and a cluster of buildings created in the center featur-
ing intimate pedestrian spaces between them. This varia-
tion utilizes the side streets for gaining access to
parking and tends to open up the site Lines for drivers '
observing traffic on the boulevard while making movements
onto or across it.
Those familiar with the blocks along Pacific Coast Highway ,
in Corona del VAr, will recognize that the alleys giving ,
service to commercial units and present location of streets
often do not provide the depth shown for these schemes.
In these instances the street or alley would be relocated
as commercial, and parking uses encroach into immediately ,
adjacent residential zones (to obtain greater depth) and
its treatment (landscaping, walls, etc.) can provide the
protection desired for the residential uses remaining. ' !
Easements for utilities located in present streets or
alleys would have to be studied for each situation. Elec-
trical and telephone services should certainly be moved to
underground locations in the future in any event.
Figure 8C recognizes the situation which exists for many '
of the blocks where Coast Highway is diagonal to the '
north-south streets, and indicates combinations of the
parking arrangement and building grouping of the previous
two. '
11
- 19 -
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AA
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%AW 00,
1•_ '7 I rXlP
1 ANEW
ALLEY
- - - - - - -� - �staops — -
1
coAST HWY
1 ANN&
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1 "THE LINKAGE" FIG. 8
1
Feasibility for these schemes is based upon the observed
condition that there remain a number of vacant sites and
that many present "improvements" along the boulevard are
' becoming marginal in their -value, relative to the value of
the real estate they occupy. Nonetheless, a large percen-
tage of structures are substantial and many quite new.
' These would remain and become elements in the planning of
new development along the boulevard. Certainly not every
block need conform" to these patterns, since the desired
result is that of variety and interest, as well -as quality,
and retention ,of a smaller scale: The scale would not differ
greatly from that of the existing commercial -and would-cer-
tainly not exceed the limitations of existing governing
regulations.
' Again, mention should be made of the need for substantial
landscaping of the -boulevard to create the character desired.
' Center islands, incorporating left turn pockets, should be
landscaped. State Highway policy discourages the use of .
trees in center islands, but for the future city boulevard,
their inclusion would be highly desirable. Merchants and
property owners along Coast Highway, through the efforts of
the Corona del Mar Chamber of Commerce, have shown considera-
ble interest in projects to landscape the center islands.
The City has indicated a desire to help these efforts and has
budgeted funds. Initial projects should start now, and all
' new development should be encouraged to the fullest to- incor-
porate the theme of landscaping.
20 -
The Village Center:
Earlier sections of this report have described the exist
ing urban pattern within Corona del Mar, and have emphasized
the desirability of creating a true village center, to pro-
vide for its principal present lack. ,
Extensive study of the influences of existing pattern,
present street system, topography and desirable scale have
led to the conclusion that the core of this center should
be the triangular area roughly bounded by Pacific Coast ,
Highway, Marguerite, Bayside Drive and Iris Street as
defined by the inner loop of the Circulation Concept. '
Properties immediately adjacent outside this loop would be
very much a part of the village center.
Selection of this particular location for the establishment '
of the center was made for a number of reasons. It is at
the approximate center of the existing commercial strip '
and of the community. It is immediately adjacent to, but
not bisected by, the principal north-south street (Marguerite) . '
The changes in alignment (both horizontal and vertical) of
Pacific Coast Highway work to make this location a natural
focal point, and give it a particular "sense of place".
Changes in the horizontal direction of the boulevard hold
this area in the center of vision as it is approached.
1
21 -
1
1
1
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Q I
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Li
9i PI Moil -
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1 "VILLAGE CENTER PLAN" FIG. 9
1
T '
w
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"VILLAGE CENTER PROFILE" FIG. 10 '
Undulations in the vertical alignment create, here, a slight
hollow which, together with the placement of higher structures,
would help to define the center. - -In addition, the placement
and elevation of Bayside Drive add interesting opportunities
' to aid in the solution of the problems of ingress, egress and
parking. The elevation of Bayside Drive is significantly -
lower -than that of- Coast Highway. This differential might
be -used to advantage to provide multi= level parking for the
village center. The Bayside Drive right-of-way is also quite
' wide, and areas of- city property between Marguerite-and
Jasmine are presently being used for surface parking. Although
some widening of Bayside may be needed to handle the- future
traffic flow, a continuation of the- policy of parking use
could work cooperatively with the provisions to be-made by
developers of buildings in the village center. _ Figure 10
shows an exaggerated profile illustrating the possibility of
obtaining parking levels -under a building platform established
to relate to the elevations at Pacific Coast Highway. The-
sketch indicates, too, the higher grades -on the southwest side
of Bayside Drive, and the possible inclusion of a pedestrian
bridge to the town center platform to provide walking proximity
' to the center, as apartment uses adjacent to Bayside Drive are
intensified.
' Figure 9 indicates some of the elements which might be included
in the village center, and figures 11 and 12 suggest possibili-
ties for its character and degree of intensification.
22 -
Two particular facets are recommended for establishing the ,
character and amenity which the village center should pro-
vide: (1) the Village Green, and (2) the Village Square.
Village Green- '
At the intersection of the landscaped Pacific Coast Boule-
vard with Marguerite, the plan recommends the expansion of
landscaping to create the Corona del Mar counterpart of the
New England Village Green or "common". The area is that
now occupied by parking, between Coast- Highway and Bayside
Drive, and extending westward from Marguerite. Although
presently a considerable change in elevation exists, this
area would be made one level through the extension of the
higher Coast Highway elevations to Bayside Drive, creating
a parking level with Bayside Drive access under the southern
portion as indicated in figure 11. At present the Coast
Highway right-of-way is wider along this location and,
perhaps, when it no longer functions as State Highway,
advantage could be taken of the additional area by reducing
the pavement width to the same section occuring at other
points, thus expanding the Village Green somewhat. In
addition to visual amenity and green contrast to the ,
commercial intensification of the center, the green would
provide a pleasant area for the use of all - particularly
those working in, living around, or visiting the Village
Center. A restaurant, as now exists, located on the green,
could exploit the delightful possibilities of facing outward ' !,
to the landscape, as well as to the enhanced boulevard. A
pool and fountain would be very welcome inclusions.
I
- 23 -
p• � � ^�- t � l\\1I
1 L (Ly{�1'S
^ �T
11 .4 - L
"THE VILLAGE GREEN" FIG. 11
The Village Square:
The plan suggestion for a Corona "del Mar center utilizes
the placement of taller buildings to define an urban space
which would be the focal point of village activity. The
plan and sketch show an expansion of the open areas, now
in parking related to the market, pharmacy-, etc. , between
Jasmine and Iris, to include the land now occupied by the
market building. This amount of space supplies the need
for separation between the more intensive uses which would
surround it. The Village Square would be primarily a
pleasant urban pedestrian space - a place for people work-
ing in the buildings -, shopping in the stores and doing
business in the offices. -It would provide -a place for
sculpture and for exhibits. It would provide the setting
for Corona del Marts taller buildings, and be the vortex
of the community' s activity.
The actual degree of intensification and the heights of
the structures located around this center would be directed
by economic considerations of demand and land value. Stand-
ards of quality and requirements for parking, etc. , must be
directed. Buildings which are properly located, relative
to the center, should be encouraged to go higher to retain
viewing space between them, rather than to encourage their
bulkiness by height restriction. The attractiveness of the
' central area would depend upon careful attention to the
design of the projects which comprise it, including their
' recognition of the responsibility to enhance and give form
to the Village Center, as well as the desire to be individ-
ually beautiful and functional.
24 -
i
1
Intensification of Residential Uses:
1
Pressures producing an increased demand for commercial ,
uses will have a similar effect upon the demand for
dwellings. There is every likelihood that as inland
areas, surrounding Corona del Mar, supply the demand
for low and medium density residential uses, a parallel 1
demand for apartment dwelling will be evident. Fore-
going discussions have stressed the desirability of 1
directing intensification of uses toward the area of the
Village Center, and this recommendation applies to dwell-
ing as much as to commerce. Therefore, the position of 1
apartment living, particularly in multi-storied structures,
should be the immediate surroundings of the center. Again,
the extent will be determined by demand, but sites immed-
iately adjacent to the area, as finally determined for
Village Center commercial activity, should be looked upon
favorably as near term possibilities for intensive resi-
dential use. Such projects wishing to locate in areas
of the community away from the center, where a well
established pattern of less intensive use and smaller 1
scale exists, should be discouraged. The existence of
two streets, however, leading toward the center, and
already discussed as principal to the circulation system,
(Bayside Drive and Marguerite) can be considered as thor-
oughfares along which a desirable scale of more intensive
residential use might compatibly extend out away from the
more densely populated central area. 1
11
1 �1
- 25 I
1
'-y 11%'���Y•', �JYhii7� t _ -_ -_ .-� M � YA`�¢�,f J' {�.'�U3" W+�!p" __z_d.r r.. . �-
tr.
^-•�-..c^"-...__ a'r... .—,'s-r .ham•-�j `-"�'�",^s+e».•,»-�
\ �r. w _ ,�,. I. III ,I'. I •,, "• � - � -- _ -
f ift'�� •t �-`� ,�/ji�jf'r�"Y..r'1'_� � _' '_____';��'� ,.l-� _�.._•` � r_ /�'��y� ��"l
' "THE VILLAGE CENTER" FIG. 12
' IMPLEMENTING THE PLAN:
' If the concept recommended by this study is looked upon
favorably; 'the work of directing the growth of Corona del
Mar, along the lines roughly sketched out, will have just
begun.
' It should, here, be clearly understood that these recom
mendations are not proposals for "high rise" buildings,
' nor do they reflect a desire..to attract ambitious projects.
It seeks not to stimulate such development, but rather to
provide the framework into which it might fit ' - . to the
mutual advantage of the project and community. It is hoped
that the establishment of the right kind of rules and
regulations will encourage the right kind of enterprise -
' that which links its success to the long -term desirability
of the area in which it locates, and therefore is motiv-
ated to improve, not harm, its surroundings. Continuing
' attention will be required by City ,Council and Planning
Commission, as well as the Planning ,Staff, to establishment
of the rules and regulations , and perhaps to their subse-
quent modification.
' Facets involving the use of rights-of-way and other city,
owned land, will require- attention and decisions from the
Department of Public Works. Certain of the improvements
' needed to implement the concept may require an expenditure
of tax funds.
1
26 -
Possibilities for guiding the development by private ,
enterprise include the establishment of new zones or
"overrides" to existing zones, which stipulate the
requirements (amount of land, parking, etc.) and clearly '
define the intent in encouraging the particular type of
intensification indicated. The establishment of improve- '
ment districts for parking, landscaping, etc. , may also
provide some solutions.
The City of Newport Beach Planning and Zoning Ordinance ,
is one of the tools which assist in the implementation ,
of the Master Plan of Land Use. The zoning ordinance
is the controlling device which directs all growth toward
an ultimate goal established by the Community. ,
The Master Plan of land Use and the Ordinance must work
in a complementary manner.
Existing Planning and Zoning Regulations will not accom-
modate all of the desires of the Plan. Therefore, it will
be necessary to amend the ordinance to accomplish the ,
"Plan Concept" presented by the Corona del Mar study.
Recommended amendments to the Planning and Zoning ,
Ordinance are presented in a report submitted under
separate cover. Briefly outlined below are two of the '
suggested alternate amendments:
- 27 -
' A. A "Planned Development" "P.D." District combining
factor -when combined with the "R", "C" and "M"
Districts will permit any of the uses within each
' respective district and relief from specific
restrictions or requirements subject to Planning
Commission and City Council approval through use
' permit, procedure; or
B. A "Planned Development"P.D." District in which no
' development is ,permitted without a use permit approved
by Planning Commission and City Council.
' EPILOGUE•
There will be those who feel that the recommendations con-
tained in this report are too willing to embrace the
pressures for growth and should be more oriented toward
a determined resistance and protective measures. Many
present residents tend to remember Corona del Mar as it
was when they were first attracted to it and deplore sub-
sequent changes. It has been pointed out by a life- long
resident of Newport Beach, who was born and grew to adult-
hood in Corona del Mar, that the community pattern has
always been one of change. The desire, here, is that
' future change can be consciously directed toward an increas-
ingly desirable environment as it almost inevitably increases
in population size and urbanity. Corona del Mar must cer-
tainly seek to preserve its character and charm, but there
is every reason to believe that with conscientious effort,
Corona del Mar can, without losing its existing desirabil-
ity, add facets to round out and enhance its environment.
- 28 -
BIBLIOGRAPHY.
' Newport Beach Zoning Regulations
Newport Beach Master Plan
Newport Beach Report on Future Sources of Water, 1962
Newport ,Beach-Master Drainage Plan, 1961 .
Study of Building Heights, 1961 (Bennett Study)
Report on Interim Improvements,Pacific Coast Highway
1961
Coastal Freeway Study, Public Works Department,
April; 1963
Survey of Parking, Corona del Mar, Corona del Mar
Chamber of Commerce, 1961
' Guide to Master Plan for Southern Section, Irvine
Company, 1964
' United States Census of Housing 1960, Newport Beach,
United States Department of Commerce
' City of Newport Beach, Planning Department Statistical
Data
Planning Studies for and by the Irvine Company
' Previous Planning Studies, Murton H. Willson & Associates
COY OF NEWPORT BEACF4 COUNCILMEN
Volume 19 - Page 7
Minutes of REGULAR MEETING OF THE CITY COUNCIL
Date of Meeting: August 9, 1965 CA �� v a m 0 T °o
,oNr cno 0
Time of Meeting: 7:30 P. M. o v m m o Ac T
Index Place of Meeting: Council Chambers f�
Roll Call: Present x x x x x x x
Mayor Paul Gruber, 'on behalf of the Council, .honored City
Clerk Margery Schrouder with commendation and the
presentation of a ten year service award charm, the
City Clerk having completed ten years service as City
Clerk on July 27, 1965.
The reading of the Minutes of the Regular Meeting of
July 26, 1965 was waived, and said Minutes were approved Motion x
as written and ordered filed. Ayes xxx x x x 1x
HEARINGS:
1. Mayor Gruber opened the public hearing regarding
proposed Ordinance No. 1134, being,
AN ORDINANCE OF THE CITY OF NEWPORT
BEACH ADDING SECTION 9105.42 TO THE NEW-
PORT BEACH MUNICIPAL CODE RELATING TO
CHANGES IN YARD REQUIREMENTS IN SUB-
DIVISIONS,
relating to procedure in establishing setbacks in new
subdivisions; Planning Commission Amendment
No. 207. Planning Director J. W. Drawdy spoke
from the audience. No one else desired to be heard.
The hearing was closed. Motion x
Ayes xxx xxx x
Ordinance No. 1134 was adopted. Motion x
Roll Call:
Ayes xxx xxx x
2. Mayor Gruber opened the continued public hearing in
connection with Annexation No. 57 (Centerview) in
accordance with Resolution No. 6155. A letter from
W. R. Mason, Vice-President of The Irvine Company,
dated July 15, 1965, received by the Council at the
July 26 Council Meeting stipulating certain agree-
ments, was presented in accordance with the direction
of the Council that the letter be considered at this
hearing. Mr. W. E. Hall of Corona del Mar spoke
from the audience inquiring,about certain plans of The
Irvine Company. Frank Hughes., representing The
Irvine Company, spoke from the audience. A dis-
cussion was had.
` I
Page 27
)TY OF NEWPORT BEAC COUNCILMEN
+� Volume 19 - Pa 28
s a
fn 5 0 � O A y
Index August 9, 1965 o r m m o o
The hearing was closed. Motion x
Ayes xx xx xxx
Councilman Marshall made a motion to adopt Reso- Motion x
lution No. 6203, approving the annexation to the City
of certain uninhabited territory contiguous to the City
of Newport Beach and known as Annexation No. 57
( Centerview Annexation).
Councilman Cook inquired of the Public Works Director,
for the record, whether or not the letter from The
Irvine Company !dated July 15, 1965, meets the re-
quirements , in his opinion, of his recommendations
presented to the Council on July 12 in a memorandum
dated July 12, 1965, with the exception of changes
concurred in under Items 2(d) and 2(f). The Public
Works Director replied that this is essentially correct
however, he still recommended the extension of Poppy
Street northerly of Fifth Avenue. A discussion was
had.
Resolution No. 6203 was adopted. Roll Call:
Ayes xx xxxx x
The staff was instructed to study and update the Motion x
Master Plan of Streets and Highways, in cooperation Ayes x x x x x x x
with the Planning Commission, and to report back
as soon as possible in connection with the status of
Poppy Avenue; it was also directed that the study
include consideration of all arterial and collector
streets in an area bounded by Pacific Coast Highway
on the south, Ford Road on the north, Jamboree Road
on the west and the future easterly City limits,
with special attention being given to east-west roads.
r
ORDINANCE FOR INTRODUCTION:
Ordinance No. 1135, being,
AN ORDINANCE OF THE CITY OF NEWPORT
BEACH AMENDING SECTION 3250. 4 OF THE
NEWPORT BEACH MUNICIPAL CODE RELATIN
TO BALBOA ONE-WAY STREETS AND ALLEYS,
designating Main Street as a one-way street (north-
bound) from Balboa Boulevard to the most northerly
point of Main Street.
Ordinance No. 1135 was introduced and passed to Motion x
second reading. Roll Call:
Ayes x xxx xxx
ORDINANCE FOR ADOPTION:
Ordinance No. 1133, being,
AN ORDINANCE OF THE CITY OF NEWPORT
BEACH AMENDING SECTION 4207 OF THE
NEWPORT BEACH MUNICIPAL CODE RELATIN
TO DRINKING IN PUBLIC.
Ordinance No. 1133 was adopted. Motion x
Roll Call:
Ayes x x x xi x x
Noes x
Page 28
CITY OF NEWPORT BEACH
PLANNING
DEPARTMENT
Date June 1, 1964
TO: Planning Commission
FROM: Planning Director
SUBJECT: Corona del Mar Study
A telephone contact of Planning Commission members indicates approval of
June 10, 1964 at 8:00 P.M. in the City Council Chambers as the date, time
and place to publicly review the Corona del Mar Master Plan study to be
presented by Murton H. Willson and Associates.
Members of the City Council, City staff and interested civic organizations
are being invited to attend this important meeting.
Your attendance will be appreciated.
W. dDY
JWD:hh
cc: City Council
City Manager
All Department Heads
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52
CITY OF NEWPORT BEACH
e.� CALIFORNIA City Hell
Cq</FORN�r 33oo W.Naopo�t Blvd.
Mole 3atto
December 20, 1963
Honorable City Council
City of Newport Beach
Newport Beach, California
Dear Mayor and Gentlemen:
Attached hereto you will find a copy of a
memorandum dated December 19, 1963 to the
Planning Commission from the Planning
Director which is self explanatory.
At a regular meeting on December 19, 1963
the Planning Commission unanimously accepted
the recommendations of the Planning Director
and, while not specificaily recommending
proposal (a) or (b) as shown on Page 2, did
recommend that the study of Corona del Mar
be completed at as early a date as possible.
Very truly yours,
PLANNING COMMISSION
W. Drawdy
ing Director
JWD:hh
Attachment
COUNCIL:
/Z Z3-13
DISPOSITION: �d fjuc e �
✓Lc �fi a.�;e yam.�J`� ��f �-� �'a-r�,C��ati��-�''
FILE: tD
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CITY OF NEWPORT BEACH
PLANNING DEPARTMENT
December 19, 1963
To: Planning Commission
From: Planning Director
Subject: Corona del Mar, Yesterday-Today-Tomorrow
Corona del Mar was, in my opinion, initially developed as a commercial-residential
neighborhood. The commercial strip, narrow in dimension, was designed to accommo-
date adjacent residential development. The residents were, in many cases, able
to walk to the shopping areas. In most cases, the development of yesterday occurred
without any provision for off-street parking. Ownership, generally, was on the
basis of small parcels.
Today, Corona del Mar, because of accumulation of larger parcels by developers,
increased land costs, proposed plans for large shopping center (Newport Center) and
adoption of a coastal freeway route in the immediate area, is faced with the follow-
ing decisions:
(a) Do we maintain the character of a commercial-residential
neighborhood, or
(b) should commercial zoning encroach into adjacent residential
zones so that adequate off-street parking may be provided
and to permit larger commercial buildings, and
(c) should high rise buildings be permitted.
The Freeway adoption along Fifth Avenue places a different emphasis on adjacent
land uses and any study of Corona del Mar should include land use projections and
traffic analysis in this area.
I, personally, feel that decisions affecting the future of Corona del Mar must be
made now by the Planning Commission and City Council.
In order to formulate policies, decisions, etc., a study should be made which in-
cludes the following:
1. Land use inventory.
2. Density projections.
3. Future land use needs.
4. Traffic circulation analysis.
5. Utility capacity.
6. Pattern of property ownership.
7. Detailed structural survey.
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Planning Commission - Page 2.
8. Vacancy factors.
9. Economic values (includes property values, assessed values,
retail sales and trading areas).
An analysis of the above may result in favorable consideration for commercial en-
croachments and high rise buildings and, if so, certain criteria should be
established, such as
1. Minimum size of parcel to be allowed for high rise building.
2. Buffer zone required between residential and commercial.
3. Requirement for additional street right-of-way dedication.
In effect, the above study must be considered as a Master Plan for all of Corona
del Mar. A Master Plan study such as this will require a minimum of three months
with full time personnel. The Planning staff, because of its administrative
responsibility to the Planning Commission and City Council, is only able to devote
about 15% of its time to master planning.
I propose that temporary additional personnel be added to the Planning Staff by employ-
ment of a local consultant and that the Commission recommend to the City Council one of
the following:
(a) A study to be completed within three months at a cost of
$5,000.00. Under this proposal the consultant would pro-
vide all of design and graphic presentations. The total
study would require about five hundred man hours by the
consultant at a cost of $10.00 per hour.
(b) A study to be completed within six months at a cost of
$2500.00. Our present staff would participate in design
and graphic presentations thereby cutting in half the
man hours required by the consultant under proposal (a).
In addition to the above, the Planning staff will furnish most of the statistical
data needed for analysis by the consultant.
la ning Director
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