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Home My WebLink About02 - Presentation on the Results of the Corona del Mar Commercial Corridor StudyQ �EwPpRT c 9C/FOR TO: FROM: CITY OF NEWPORT BEACH City Council Staff Report November 4, 2025 Agenda Item No. 2 HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL Seimone Jurjis, Assistant City Manager - 949-644-3001, sjurjis@newportbeachca.gov PREPARED BY: Liz Westmoreland, AICP, Principal Planner - 949-644-3234, Iwestmoreland@newportbeachca.gov Joselyn Perez, Senior Planner - 949-644-3312, jperez@newportbeachca.gov TITLE: Presentation on the Results of the Corona del Mar Commercial Corridor Study ABSTRACT: On September 26, 2023, the City Council held a study session to discuss planning efforts for Corona del Mar's commercial corridor, with a focus on exploring potential zoning changes to reduce constraints for business owners and making infrastructure improvements to enhance the overall walkability and vibrancy. Following the discussion, the City Council directed staff to study the commercial corridor and develop recommendations with the support of a consultant. City staff has been working alongside the identified consultant, Dudek, since June 2024 to prepare the Corona del Mar Commercial Corridor Study (CdM Study). The results of the CdM Study, including proposed recommendations, are being presented for City Council review and direction. RECOMMENDATION: Receive the presentation and provide direction regarding possible implementation of recommendations identified in the CdM Study. DISCUSSION: At the August 22, 2023, City Council meeting, Mayor Pro Tern Lauren Kleiman requested that a study of land use and parking within the commercial corridor of Corona del Mar (CdM) be placed on a future agenda, pursuant to Council Policy A-1. The City Council unanimously voted in favor of staff returning with an item. On September 26, 2023, staff returned to the City Council to discuss a possible study for CdM and to seek input on its content. The City Council expressed an interest in exploring opportunities to create an environment that invites more walkability and connectivity to other villages while balancing the parking needs of businesses, visitors and others so that residents are not unfairly burdened. 2-1 Presentation on the Results of the Corona del Mar Commercial Corridor Study November 4, 2025 Page 2 Based on this direction, staff released a Request for Proposals (RFP) seeking submissions from qualified firms interested in assisting the City with the CdM Study and preparation of a "community plan" or other appropriate planning document for the CdM commercial corridor (Project Area). Through the RFP process, Dudek emerged as the highest -ranked consultant and the firm most likely to achieve the City's objectives. The City Council approved a Professional Services Agreement with Dudek for the CdM Study on June 11, 2024. Staff will provide a presentation on the work with Dudek using the slide deck included in draft form as Attachment A to this report; however, the following sections serve to provide a summary of the CdM Study's objectives, approach and recommendations. Overview of Study and Objectives The Project Area spans approximately 1.27 miles, from Avocado Avenue to Hazel Drive (Figure 1 right). The CdM Study aims to provide recommendations for zoning, parking and infrastructure to support the implementation of a successful, vibrant, walkable and connected "main street" destination. It further intends to address the limited private investment within the corridor, which has been hindered by outdated land use regulations, limitations with development standards, and high parking requirements. The following five topics represent the CdM Study's core objectives: 1) 2) 3) 4) 5) Develop zoning regulations unique to CdM; Remove barriers to investment; Implement parking solutions that balance all users; Enhance walkability & safety; and Determine feasibility of redevelopment opportunities. �r Avocado Ave - Existing Conditions Figure 1, CdM Study Project Boundaries To better understand activity within the Project Area, Dudek worked with staff to evaluate existing conditions, including data related to business mix and visitation to inform the study. While not exhaustive, some of the key takeaways of this analysis are highlighted below: • The Project Area receives 2.9 million annual visitors who stay 30 minutes or more; • 40% of visitors are Newport Beach locals, coming from less than five miles away; 2-2 Presentation on the Results of the Corona del Mar Commercial Corridor Study November 4, 2025 Page 3 • Visitors come to the Project Area year-round, primarily during daytime hours, with similar visitation levels on both weekdays and weekends; • The Project Area features small parcel sizes and building footprints; • Existing development is not reaching development potential; • Building facade activation varies within the Project Area, with most facade characterized by dull and/or inactive features; • Outdoor dining along the Project Area is present, but not widespread; • Some instances of existing sidewalk dining create conflicts within the Project Area due to limited sidewalk space; and • The City's parking requirements are higher than typical main streets. The full analysis of existing conditions is provided in Attachment B (Draft Corridor Atlas). Case Studies The CdM Study evaluated three case studies of successful "main streets" in Southern California to understand what features, regulations or other conditions contribute to a successful corridor. Belmont Shore 2nd Street in Long Beach, the Main Street in Santa Monica, and Coast Highway (HIP District) in Laguna Beach were selected because they share key similar characteristics to the Project Area, including their location along Coast Highway, length (no more than one mile long), building height (no more than three stories), and their context within the Coastal Zone. The case studies concluded the following are key attributes to a successful main street corridor: • Unique local businesses create a distinctive identity; • Active uses like restaurants and entertainment encourage longer stays; • Evening uses such as restaurants and tasting rooms increase foot traffic along the corridor and are essential to the success of main streets; • Local business support through a Chamber of Commerce or Business Improvement District is vital; • Streetscape improvements create a better pedestrian environment; • Land use regulations should be specific to the area and encourage designs that are pedestrian oriented; and • A suite of parking and mobility strategies are critical including options to access the corridor without a personal vehicle. Outreach Throughout the process of analyzing existing conditions and reviewing case studies, staff conducted substantial outreach to the CdM community to share the background information and learn what may be working well in the Project Area, what problems exist, and how it could be improved. Outreach occurred at several stages and included commercial business and property owners as well as residents. The following provides a brief overview of the outreach that was conducted: 2-3 Presentation on the Results of the Corona del Mar Commercial Corridor Study November 4, 2025 Page 4 • December 5, 2024: Business canvassing along the corridor was conducted and engaged a total of 42 business owners, managers, and property owners. 19 businesses were interviewed. • February 24 and 26, 2025: Business roundtable discussions were conducted engaging 14 commercial businesses. • July 17, 2025: An overview of the CdM Study was presented to the Corona del Mar Residents' Association. • July 29, 2025: A follow-up roundtable with business and property owners/operators from the corridor was conducted. • August 12, 2025: A Community Open House was hosted to share a snapshot of the corridor research and CdM Study findings, and to solicit feedback on the draft goals and actions developed for the Project Area. 77 individuals attended the open house and more than 50 participants provided feedback on the draft goals and actions. A summary of the event is included as Attachment C. • October 7, 2025: A follow-up community meeting was hosted to share updated recommendations that had been revised based on feedback received at the community open house. Approximately 40 individuals attended this meeting. Draft Corridor Atlas and Recommendations Dudek prepared a key deliverable for the project called the Corridor Atlas, included as Attachment B. The Corridor Atlas contains the goals, strategies and actions for the project that could be implemented over time. The Atlas documents the existing conditions analysis, case studies and process for the study. A preliminary draft was shared at the Follow Up Community Meeting. Based on an evaluation of existing conditions, background research, review of case studies, and engagement with the business community, staff worked with Dudek to develop initial draft recommendations to accomplish the objectives and goals of the CdM Study. These were shared and later refined based on further input from the business community and from residential community members who attended the Community Open House or Follow Up Community Meeting. Proposed recommendations are discussed in Table 1, below, and detailed further in the draft presentation and the Corridor Atlas included as Attachments A and B to the staff report. The recommendations are structured as actions that will achieve the project's four goals. Key recommendations are indicated in bold. 2-4 Presentation on the Results of the Corona del Mar Commercial Corridor Study November 4, 2025 Page 5 Table 1, Draft Goals and Recommended Actions Goals 1. Adjust zoning requirements to promote preferred land Goal #1: Promote a uses, including outdoor dining on private property. pedestrian friendly 2. Create tailored development standards unique to CdM and vibrant corridor that modify parking requirements for preferred land that supports high uses and incentivize lot consolidation. quality development 3. Establish objective design standards for new development and investment or significant remodels to enhance the pedestrian experience. 4. Prohibit future development of land uses that are not compatible with an active, pedestrian -oriented corridor including drive-thru facilities, vehicle/equipment repair, and automobile washing/detailing, while allowing existing businesses to continue operating. 5. Select technologies and wayfinding signage to Goal #2: Increase increase access to both private and public parking parking availability facilities including CdM State Beach parking. and accessibility 6. Lease private parking lots to increase public parking along the corridor, supply. and enhance corridor navigability 7. Expand existing local trolley/local circulator to provide access year-round with new stops along Coast Highway to serve the CdM corridor. 8. Institute an employee shuttle and/or employee parking program to ensure that preferred parking along the corridor is reserved for visitors and residents. 9. Implement a valet program for private or public property. 10.Implement intersection improvements, including at Goal #3: Ensure MacArthur/Coast Highway and Orchid/Coast Highway. safe, accessible, 11. Install infrastructure that supports pedestrian activity and and efficient mobility safety along the corridor including bulb -outs and additional for all users -- markings for crosswalks. regardless of mode - 12.Add bike infrastructure on/near Fifth Avenue to -- along the corridor redirect cyclists and E-bikes from sidewalks and Coast Highway to a safer more convenient route along Fifth Avenue. 13. Map locations within the corridor that can accommodate Goal #4: Develop a outdoor dining on public property and identify areas that clear identity for the can accommodate sidewalk extensions for outdoor dining, corridor and create parklets or other similar uses through a future Public a sense of place Works initiative. 14. Establish a wayfinding and signage program for the public realm. 2-5 Presentation on the Results of the Corona del Mar Commercial Corridor Study November 4, 2025 Page 6 Summary The key recommendations include changes to land use permitting requirements to streamline review of restaurants; prohibit uses that are not compatible with a pedestrian or residential environment; waive parking requirements for restaurants to remove existing barriers to investment; implement a suite of parking solutions to provide better access to and management of the existing parking supply within the corridor; improve bicycle infrastructure; and design infrastructure on Coast Highway to promote pedestrian and vehicle safety. Council Direction Based on the recommendations listed above, staff is seeking input from the City Council on the development of potential code amendments to implement the recommendations. Additionally, staff is seeking guidance from the City Council on any infrastructure improvements that the Public Works Department should evaluate further for technical feasibility. FISCAL IMPACT: There is no fiscal impact related to this study session item. Any future code amendments or infrastructure proposals brought forward to implement the recommendations of the CdM Study would be evaluated individually for potential fiscal impacts. ENVIRONMENTAL REVIEW: Staff recommends the City Council find this action is not subject to the California Environmental Quality Act (CEQA) pursuant to Sections 15060(c)(2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment) and 15060(c)(3) (the activity is not a project as defined in Section 15378) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential for resulting in physical change to the environment, directly or indirectly. NOTICING: The agenda item has been noticed according to the Brown Act (72 hours in advance of the meeting at which the City Council considers the item). Additionally, notices of the study session were sent to the project interest list and announced via the City's Newsplash. ATTACHMENTS: Attachment A — Draft Study Session Presentation Attachment B — Draft Corridor Atlas Attachment C — Open House Outreach Summary 2-6 Attachment A Draft Study Session Presentation 2-7 RESULTS OF THE CORONA DEL MAR COMMERCIAL CORRIDOR STUDY Community Development Department November 4, 2025 BACKGROUND AND PURPOSE OF STUDY Identified Concerns from the Community: • Planning and zoning framework for CdM is outdated • Barriers resulting in limited private investment • Parking concerns for residents and businesses August 22, 2023, A-1 Item to discuss CdM Commercial Corridor September 26, 2023, Study Session to discuss possible study and its content Summer 2024, City launched comprehensive land use and mobility study to identify opportunities to enhance and improve the CdM commercial corridor I, CITY OF NEWPORT BEACH 2 2-9 nAve. Av Goldenrod Ave. 1 Develop zoning regulations unique to awl Cd M ± HE-MAN LIBRARY Reduce barriers to investment AND GARDENS NEWPORT THEATER Implement parking solutions that balance all users L Enhance walkability & safety Marguerite Ave. Determine feasibility of other development opportunities —• Project Boundary 2-10 Background Research & Business Engagement • Extensive background research • Case studies • Mailers • Door -to -Door Engagement I, CITY OF NEWPORT BEACH STUDY PROCESS Public Engagement • Roundtable Interviews with business community • Business outreach follow- up • Public Open House August 121h, 2025 • Follow up Community Meeting October 7, 2025 Public Hearings • Study Session with City Council • Draft Zoning Code updates • Planning Commission Hearing • City Council Hearing Implementation • City to begin implementing the various recommendations from the Study 2-11 Corridor Visitors: 2.9 million income: Average household income of the captured market is visitors visit the corridor annually and stay 30 minutes or more $153,100 • Local -Serving Corridor; A total of Median Age: 38 846,129 visitors live within 30 miles of the corridor. • � • Frequency: Average of 3.3 times per year 40% (353,600) of which live within 5 miles Consistent visitation throughout the year I, CITY OF NEWPORT BEACH 5 2-12 Percent of Businesses by Type General Merchandise, Apparel, Furnishings, and Other (GAFO) ■ Neighborhood Goods and Services (NG&S) ■ Food and Beverage (F&B) Independent vs. Chain 100% Uses 90% 29% 80% 70% 60% 50% 4a°/o T q f I % 30% 20% 10% mft�� D% Cd M ■ Independent Chain 6 2-13 Main Street Santa Monica I Key Takeaways: F k CdM has a much lower percentage of food and beverage uses Active uses like restaurants and entertainment encourage longer stays Streetscape improvements foster a pedestrian environment Land use regulations should be specific to the area and be pedestrian oriented Suite of parking and mobility strategies is critical I, CITY OF NEWPORT BEACH 2-14 m GOAL 1: LAND USE AND DESIGN du M Action 1: • Streamline preferred land uses (inc. outdoor dining) Consider residential opportunities Action 2: -Waive parking for preferred land uses (restaurants/retail) •Incentivize lot consolidation Action 3: • Establish design guidelines to set minimum standard (not style) Action 4: • Prohibit uses that are not compatible with pedestrians or residential o Carwashes, vehicle repair, drive-thru's Offices - Business, Dental Retail Sales Medical, Automobile Uses — Rental, Washing, Repair, Driv( Thru Animal Services —Veterinary Services Animal Services — Animal Boarding/Kennels Service -Oriented Business Personal Services (Nail salons, barber/beauty shop) Fitness Facility (under 2,000 SF) Existing Zoning Permitted ' Permitted Permitted/Minor Use Permit Conditional Use Permit Conditional Use Permit i Permitted/Minor Use Permit Permitted Proposed Permitted Permitted Not Permitted* Minor Use Permit Not Permitted Permitted/Minor Use Permit Permitted 2-16 Food and Beverage Wine Tasting Room Bar, Lounges, Nightclubs Restaurant (no late hours) Fast Casual Restaurant (no alcohol) Restaurant (w/late hours/live entertainment/dancing) Outdoor Dining Residential Uses (2nd/3rd Floor) Existing Zoning Not Allowed Conditional Use Permit Permitted/Minor Use Permit Minor Use Permit Proposed Minor Use Permit Conditional Use Permit Director Level Director Level Conditional Use Permit Minor Use Permit Use Permit Amendment/Admin Permit Not Allowed Director Level Permitted 2-17 GOAL 2: PARKING AND ACCESS TO CORRIDOR Action 1: �� \ • Leverage technology to access available parking Action 2: Ni • Lease private parking lots Action 3: " '" • Expand local trolley/circulator to CdM year round Action 4: t. fit, - • Employee parking/shuttle Iw j.i Action 5: i :,_ • Valet program for public or private property Action 2: Lease Private Parking Lots • Target banks and office buildings • Unused during peak hours • City typically pays for cleaning and insurance • Can be for public or employees • Free or paid • Reduces red tape for businesses Action 5: Valet • Valet can be offered by the City or permitted through the City • Queue on side streets • Allows use of less desirable lots • Double stacking of cars r; „F . 2-19 GOAL3: SAFETYAND MOBILITY Action 1: till • Intersection safety improvements o MacArthur Boulevard/PCH and Orchid Avenue/PCH Action 2: �• Bulbouts and crosswalk markings Q ' Action 3: �-A\_� • Bike Infrastructure " r *'i • Get cyclists and E-Bikes off sidewalks and Coast Highway Y g Y GOAL 4: CORRIDOR IDENTITY AND SENSE OF PLACE ur. Action 1: Map locations where outdoor dining is allowed and find new areas for sidewalk extensions Action 2: Wayfinding signage December 5, 2024, Business canvassing February 24, 2025, Business roundtable February 26, 2025, Business roundtable July 17, 2025, CdM Residents' Association presentation July 29, 2025, Follow-up business roundtable August 12, 2025, Community Open House October 7, 2025, Follow-up community meeting t,- [- low -MA Business Feedback: • Parking is challenging for employees and customers • Desire to streamline proposals and support food and beverage • Pedestrian safety • Love the location and community events • Concerns with limiting certain uses Broader Community Feedback: • Interest in outdoor dining and restaurants if compatible • Not supportive of housing on upper floors • Afraid of losing existing businesses like tire shop/personal services • Reduce/prohibit drive-thrus and real estate offices • Want potential parking impacts to residential addressed • Unsure about valet but really like private lot lease idea • Like bike infrastructure and pedestrian improvements 2-23 I, CITY OF NEWPORT BEACH CORRIDOR ATLAS • Atlas is a master plan for the commercial corridor • Includes: • Background research • Case studies •Outreach •Recommendations oHow to implement • Implement recommendations overtime •Code amendments • Designing infrastructure improvements 2-24 Code Amendments Programs Public Improvements Change land use permissions Allow residential Waive parking for preferred uses Incentives for lot consolidation 5. Design guidelines 6. Valet ordinance for public ROW Private parking lot leases Signage and technology solutions Expansion of trolley/local circulator Improving intersections and crosswalks Sidewalk extensions and bulbouts Designing bike infrastructure to/along 5th Avenue CITY OF NEWPORT BEACH 18 2-25 Liz Westmoreland, AICP, Principal Planner Email: LWestmorelandanewportbeachca.c�ov oselyn Perez, Senior Planner Email: JPerez o newportbeachca.c�ov Seimone Jurjis, Assistant City Manager Email: Sjurjisanewportbeachca.aov Attachment B Draft Corridor Atlas 2-27 CORONA DEL MAR COMMERCIAL CORRIDOR STUDY Corridor Atlas DUDEK K E A R N S� W E S T FEHR-' PEERS Pro Forma �y Advisors LL ACKNOWLEDGMENTS The City of Newport Beach acknowledges the collaboration and leadership of Mayor Pro Tem Kleiman, Assistant City Manager Seimone Jurjis, and Deputy Director of Public Works Jim Houlihan in the development of the Corona del Mar Land Use and Mobility Study. The City also extends its appreciation to the Corona del Mar Chamber of Commerce, the Corona del Mar Residents' Association, the corridor's businesses, property owners, and Corona del Mar residents, whose input and engagement in the planning process informed the Corridor Atlas and the associated actions for supporting a more walkable and vibrant corridor. Table of Contents 1. INTRODUCTION 2. KEY FINDINGS FROM THE STUDY 3. OUTREACH AND ENGAGEMENT 4. GOALS, STRATEGIES, ACTIONS S. HOW TO USE THIS ATLAS 3 12 28 34 54 2-30 2-31 This section provides an overview of the Study, including its purpose, objectives, and planning process. ABOUT THE STUDY In Summer 2024, the City launched a comprehensive Land Use and Mobility Study (Study) to identify opportunities to enhance and improve the Corona del Mar (CdM) commercial corridor. The CdM commercial corridor (Project Area) spans approximately 1.27 miles from Avocado Avenue to Hazel Avenue. The culmination of the Study is this Corridor Atlas which provides zoning, parking, and infrastructure recommendations for implementation to support a successful, vibrant, lively, walkable and connected "main street" destination. The Study takes a targeted approach, addressing challenges identified along the corridor based on key findings from the analyses and community outreach, while building on what is already working successfully along the corridor. STUDY BACKGROUND Over the past two decades, several efforts and studies have shaped the CdM corridor into its current condition, such as: 1997 The CdM Business Improvement District (BID) was established to fund activities and programs benefiting member businesses located and operating within the area. 2004 East Coast Highway was relinquished from Caltrans and the CdM BID developed the Vision Plan 2004 for the corridor, setting the foundation for physical improvements to the corridor. 20f%c Many elements of the Vision Plan were implemented, including the landscaped medians, sidewalk landscaping, streetscape furniture, and the addition of the town center and clock tower. 202 The CdM BID was disestablished. Responsibility for maintaining landscaping along the corridor was transferred to the City's Public Works Department. In addition, a separate parking study was initiated to explore opportunities and strategies for implementing parking policies for CdM. 202k This current Study was initiated to address the limited private investment within the corridor, which has been hindered by outdated land use regulations, limitations with development standards, and high parking requirements. Figure 1; Project Area �G tic 9lp� ,o OF H SHERMAN LIBRARY AND GARDENS Goldenrod A NEWPORT THEATER �J �O~ yL�@� O,p hPF fy / t 1 . j •.f A S»�AC FP H�Mp ,g --- Project Boundary Corridor Atlas - Introduction 7-34 Develop zoning regulations unique to CdM. The City will develop tailored land use regulations and development standards specific to the Project Area, supporting a vibrant corridor with high quality development. Remove barriers to investment. The City will identify regulatory barriers that limit development and reinvestment, with the goal of attracting businesses with active uses and helping existing businesses thrive. Implement parking solutions that balance all users. The City will identify parking strategies that balance the needs of visitors, employees, business owners, and residents while reducing the burden on individual businesses. The Study will consider opportunities to enhance access to existing parking lots, identify potential sites for new parking facilities, and explore new technologies that can assist in parking management. Enhance walkability & safety. The City will identify opportunities to promote walkability and cycling. Enhancement would focus on improving safety, encouraging foot traffic, and supporting a more connected and accessible corridor. Determine feasibility of redevelopment opportunities. The City will study the feasibility of integrating new uses and other development, while preserving existing character of CdM. This includes exploring various types of development and expanding outdoor dining areas that contribute to a lively and engaging main street. N. Corona del Mar Commercial Corridor Study_35 - STUDY PROCESS DIAGRAM 'isioning and strategy essions conducted with City taff and Mayor Pro Tern leiman to provide input and irection on the development f the draft recommendations. Corridor Discovery included a comprehensive analysis of existing conditions across several key areas, including land use and regulations, built form, the public realm, transportation, safety, and parking, as well as case study research. Business and Property Roundtables Community Open House and Follow Up Community Meeting City Council Study Session to review the draft Corridor Altas and provide direction on the draft actions. 10 Corona del Mar Commercial Corridor Study Corridor Atlas - Introduction �2-37 2-38 This section provides key findings from the corridor discovery phase, which evaluated existing conditions including observations and opportunities for the corridor that set the stage for recommendations. 2.1 CORRIDOR VISITORS What We Studied Corridor visitation patterns, including number of visitors, frequency, and their socio- economic make-up, including income and age. In addition, existing business mix was analyzed. KEY FINDINGS • Corridor visitors include 2.9 million • Visitors come to the corridor year - annual visitors who stay 30 minutes or round, primarily during the daytime more. hours with weekday and weekend visits at a similar rate. CdM attracts • Most visitors are from Corona del visitors year-round with roughly half Mar, Newport Beach, nearby coastal or adjacent cities, and the broader Orange County area. 40% of visitors are Newport Beach locals, less than 5 miles away. • Average household income of the captured market is $153,100 and median age is 38 years. of visitors (49%) coming during the weekdays and the remaining half (51%) during the weekends. Visitors primarily use the corridor during the daytime (10am-5pm) (55%). • The majority of food and beverage businesses along the corridor are independently owned. Roughly 70% of food and beverage businesses along the corridor are independent, versus chain operated business, which provides unique character and creates a sense of place. 14 Corona del Mar Commercial Corridor Study-40 Visitor Distance from CdM Season of Visitation 100% 90,70 80,70 70% 60% 50% 40% 30% 20% 10% a%a CdM ■ < 5 Miles ■ 5-10 Miles ■ 10-30 Miles a 30 Miles Most visitors to the corridor are locals from Corona del Mar and Newport Beach Time of Visitation 10070 90% 80% 70% 60% 5 0% 40% 30% 20% 10,70 0% CdM k 6am-gam ■ l Oam-5pm ■ After 6pm Visitors primarily use the corridor during the daytime hours (10 am-5 pm) 100%a 90% 8070 70% 6070 5070 40% 30°5a 2076 10% 0% CdM ■ Summer ■ Fall ■ Winter ■ Spring The corridor has visitors year-round, with a slight increase during the summer months Percent of Businesses by Type General Merchandise, Apparel, Furnishings, and Other (GAFO) ■ Neighborhood Goods and Services (NG&S) ■ Food and Beverage (F&B) Over half of business types along the corridor are neighborhood goods and service, which includes offices, salons, and gyms Corridor Atlas - Key Findings From the Study 1 5-41 2.2 REGULATORY SETTING What We Studied A high-level review of the regulatory context for the Project Area based on the City's General Plan Land Use Element and Title 20 Planning and Zoning of the City's Municipal Code. This regulatory review was conducted to better understand existing land use permissions and development regulations for properties along the corridor. KEY FINDINGS • General Plan Context. The Project Area is part of the Village of Corona del Mar, which is one of several villages within Newport Beach, each with their own distinct residential and commercial character. • General Plan Land Use Designations. Most of the Project Area is designated as Corridor Commercial (CC). Land uses within the CC designation are intended to provide a range of neighborhood -serving retail and service uses along street frontages that are located and designed to foster pedestrian activity. Limited parcels in the Project Area are designated as Private Institution, Public Facility, Two - Unit Residential, Single -Unit Residential, and Parks and Recreation. • Regulated Intensity. Maximum intensity for the CC designation is a floor area ratio (FAR) of 0.75. • Zoning Designations. Most of the Project Area is designated as Commercial Corridor (CC). Limited parcels are designated as Private Institution, Public Facility, Two -Unit Residential, Single -Unit Residential, and Planned Community. A wide variety of land uses are permitted in the CC zone, including retail uses, service uses, recreation, education, and public assembly uses, and vehicle service uses. • Lack of Design Standards. The CC zoning district does not include design standards for development which help to shape building character and features. • Building Height. Regulated building height in the Project Area is 32 feet (flat roof)/37 feet (sloped roof) outside of the Shoreline Height Limit Zone and 26 feet (flat roof)/31 feet (sloped roof) within the Shoreline Height Limit Zone, which correlated with the Coastal Zone Boundary. • Parking Requirements. Minimum parking requirements are established on a citywide basis by land use. Minimum requirements for commercial retail uses are largely burdensome given the lot sizes and shapes in the Project Area. 16 Corona del Mar Commercial Corridor Study_42 P PP \s3 eLy G P P Tr F O \ O \ / D ) �Y \\ \\ hP P Q - Commercial Corridor Private Institution - Public Facility JFP () \ \ Q p ctP \ \ \ Q Single -Unit Residential 1. - Two -Unit Residential \ \^\ \ IIIIIII, Parks and Recreation 2r' \ PoP/\ / \ a \ `J 60, PP ( \) 9A Y / OOP F 2 / / UP \ O / \ O \ C \ J \ \ Py `4 \\ \\ \ l sr ( - Commercial Corridor III■ L \ Private Institution Public Facility Single -Unit Residential 11 \ \\\ Two -Unit Residential \ \ y Planned Community Most of the Project Area is designated Most of the Project Area is designated as as Commercial Corridor per the City's Commercial Corridor which is a zoning General Plan intended to provide a range of designation that is also applied to Old neighborhood -serving retail and service uses Newport Boulevard A wide variety of land uses are permitted in the CC zone, including retail uses, service uses, recreation, education, and public assembly uses, and vehicle service uses Corridor Atlas - Key Findings From the Study 17-43 2.3 BUILT ENVIRONMENT What We Studied Existing physical conditions that were analyzed along the corridor included development patterns, observed building height, parcel characteristics, observed ground floor uses, and building facade activation. A KINSPA2K 4 1,5 KEY FINDINGS • Small parcel sizes and building footprints are the most prevalent development patterns along the corridor, which supports smaller format users. • Continuous building edges are present along various segments of Coast Highway; however, several areas with surface parking lots fronting the corridor disrupt the building edge. • Two City -owned parking lots are available along the corridor - Old School Park Lot and Bayside Drive Lot - which are located to the rear of parcels which front Coast Highway. • Existing development is not reaching development potential. Most existing buildings along the corridor are a single story, with some instances of two- story and three-story buildings (e.g., the Port Plaza and New Port Theater). However, there is opportunity to build approximately up to three stories north of Coast Highway and two stories south of Coast Highway. • Average parcel sizes along the corridor are small and many are irregular in shape, both of which can make redevelopment challenging. • Existing ground floor uses are predominately commercial, with a focus on neighborhood goods and services (e.g. banks, salons, fitness, etc.) (54%). While these services support the needs of CdM residents, they do not encourage longer stays and draw larger audiences. Food and beverage use types that can activate the area beyond 9-5 make up the lowest percentage of retail uses (26%). • Building fagade activation varies along the corridor, with most facades characterized by dull and/or inactive features, such as little to no transparency and uniform facades with little to no detail. 18 Corona del Mar Commercial Corridor Study_44 / \ J I l 1F f \ C:46 S[MOOL ik GK+ � �x L6T *4 w / elk\ f /f \ n / \ O \ x\ i ti { ■ \ ti\SI[�C DR LP} * jg o } � i dMdino Foatp�lt � ;� - P44'etelr Owned Barking wl \ �� ritY CNnOp Parking Lat �■ { Small parcel sizes and building footprints are the most prevalent development patterns along the corridor P GP / C \ ¢ P v VA F°F c G OP PP � \ � 1.. � 4' p C T sF hpq ° P \) o qLF ` pLkJ � \\ yq`F P2vP �/`�// / Y \) / a,! QPP \ \ J� 10 O -Arts. Entertainment and Recreation ) ` \,\ oDPP - Office q`F PHP !•/\�` ,/I \ 2"� - Commercial Vacant Vertical Mixed Use 2Q� \^\\ ••�,� P The most common observed ground floor use is commercial, with a focus on neighborhood goods & services Building facade activation varies along the corridor, with some vibrant facades characterized by lots of character, high transparency and facade details, however most facades are characterized by dull and/or inactive features Corridor Atlas - Key Findings From the Study 19-45 2.4 PUBLIC REALM What We Studied Public realm elements that were analyzed along the corridor included outdoor dining, benches, public art, plazas, lighting, and landscaping, as well as community programming within the public realm. KEY FINDINGS • Existing CdM street branding elements include bicycle racks, benches, and trash cans that use a green color palette representing the CdM brand. There is an opportunity to increase the street branding for CdM and assist people walking through pedestrian wayfinding elements, such as at bookend entrances and at main intersections, such as Marguerite/Coast Highway. • Outdoor dining along the corridor is present, but not widespread. Outdoor dining is configured as patio dining within private property, dining within private property setbacks, and dining along the sidewalk. There is opportunity to increase the presence of outdoor dining which adds vibrancy to a corridor. • Some instances of existing sidewalk dining create conflicts along the corridor due to limited sidewalk space availability. Some existing sidewalk dining is either not permitted or out of compliance with the Citywide Sidewalk Cafe Standards. There is opportunity to explore enforcing the Citywide Sidewalk Cafe Standards encroachment permit program to ensure safe, pedestrian through traffic within an organized environment. • Recurring community programming along the corridor includes events hosted by the City and local organizations. Examples include CdM Farmers Market within the surface parking lot at the intersection of Coast Highway and Marguerite Avenue, Monthly 3rd Thursdays, and the CdM Fall Fest hosted by the Corona del Mar Chamber of Commerce. • Pedestrian entrance to the corridor lacks wayfinding elements and art. There is opportunity to work with property owners and City Arts Commission to facilitate more artistic elements, including sculptures, utility box art and murals along the corridor. • Centennial Bench, one of CdM-s public art pieces, and the clock tower frames the corner plaza. There is opportunity to activate plaza with a pop-up vendor or rotating art. • The Port (New Port) Theater serves as a local destination for public screenings and private events. There is opportunity to integrate food and beverage uses on the ground floor of the theater or surrounding the theater to serve evening users. 20 Corona del Mar Commercial Corridor Study_46 ds �>f �fFs t 5 _ do A4 a, 'mail -u Ilk s 3 r L�(IfiGe 2.5 MOBILITY, SAFETY AND PARKING What We Studied Existing mobility and safety conditions along the corridor, including pedestrian and bike infrastructure, transit routes, pedestrian facilities and parking supply and demand. Collision analyses were conducted at each intersection along the corridor to better understand collision factors at key intersections and identify opportunities for safety improvements. In addition, strategies to promote non -vehicular trips to and from the corridor were studied to identify opportunities for a holistic approach to mobility. KEY FINDINGS • Pedestrian Facilities. The corridor has 12 marked crossings with the longest distance being a'/4 gap or a 5-mile walk between MacArthur Boulevard and Goldenrod Avenue and limited midblock crossings. There is an opportunity to improve existing crossings by adding high visibility markings, and exploring the opportunities for new high visibility crosswalks, advanced stop bars or decorative bulb -outs to increase pedestrian visibility and safety. • Bicycle Facilities. Coast Highway includes an existing Class III which includes sharrow markings, which converts to a Class II bike lane near MacArthur Boulevard. Opportunities for upgrading existing bike facilities on Avocado Avenue, Marguerite Avenue, and Bayside Drive were identified to support non -vehicular trips to the corridor. • Traffic Safety Improvements. Over a quarter of collisions are due to unsafe speeds, followed by vehicle right-of-way violations, improper turning, driving/bicycling under the influence, and unsafe lane changes. Opportunities to incorporate solutions for different intersections, including protected left -turn phasing and LED "left turns yield to pedestrians" signs, based on collision types. • Public Transit. The corridor is served by OCTA Route 1, providing service from 6 AM to 10 PM on weekdays and 7 AM to 9 PM on weekends, with an average of 1-hour headways. There are opportunities to provide both public trolley service and employee shuttle program along the corridor to address parking demand along the corridor. • Neighborhood Electric Vehicles (NEVs). Existing slow speed streets of 35 miles an hour or less such as Goldenrod, Avenue, Marguerite Avenue, or Bayside Drive can support Neighborhood Electric Vehicles (NEVs). On -street NEV parking allows for more vehicles and additional space for other micro -mobility vehicles. • Suite of Parking Strategies. According to a Parking Study conducted as a separate effort to this CdM Study, there are a total of 522 on -street parking spaces, 970 private, off-street parking spaces, and 134 spaces available in public City lots. There is an opportunity to better manage the existing parking supply for the corridor through a variety of strategies, such as signage and technologies, and parking management, such as leasing private parking lots to increase public parking supply. 22 Corona del Mar Commercial Corridor Study-48 Existing Class /// bicycle facility with sharrow pavement markings along Coast Highway Existing standard crosswalk at the intersection of Goldenrod Avenue and Coast Highway OCTA Route 7 bus stop located at the corner of Orchid and Coast Highway Corridor Atlas - Key Findings From the Study 23-49 2.7 CASE STUDIES What We Studied Three successful main streets were selected as case studies, based on their success factors across four broad categories - Land Use Mix and Tenanting, Economic Development, Mobility and Parking, and Public Realm and Programming. To ensure applicability to this Study, the case studies shared similar characteristics to the corridor, including within Southern California and the Coastal Zone, no more than a mile in length, and generally under three stories in building height. The case studies included 2nd Street in Belmont Shore of Long Beach, the Main Street in Santa Monica, and the Coast Highway in Laguna Beach. KEY FINDINGS • Unique and independent businesses create a distinctive identity that attract both local and regional visitors by creating authentic experiences. These businesses also respond quickly to local trends and consumer demands, keeping the district dynamic and relevant. • Importance of active uses, like restaurants and entertainment to support extended dwell time and pedestrian activity. These uses generate vibrancy by encouraging visitors to stay longer on the corridor while also meeting everyday needs. Active frontages also enhance streetscape activity, foster social interaction, and strengthen the identity of a district. • Evening uses, such as restaurants, wine bars, and tasting rooms increase foot traffic along the corridor and are essential to the success of main streets as they extend operating hours in the area and create a vibrant atmosphere. By attracting more visitors in the evenings between 6 PM to 10 PM, these uses increase foot traffic, which benefits nearby businesses. • Local business support through a Chamber of Commerce or Business Improvement District (BID) plays a vital role in the success of shopping and entertainment districts by providing marketing, programming, and funding. • Place -based land use and zoning regulations to promote active, local - serving pedestrian -oriented corridors. Design and development standards that support human -scale design including street facing fagades, outdoor dining, and parking, Floor Area Ratio (FAR), and other incentives to support context specific development. • Enhanced pedestrian experience through improved safety and streetscape improvements, including outdoor dining, wayfinding, branding, landscaping, etc., is key to creating a walkable corridor while also reinforcing corridor branding. • A suite of parking and mobility strategies to address parking demand and supply challenges, including integrating technology to offer real-time parking availability, demand pricing, and enforcement to ensure the efficient use of available parking spaces. In addition, providing safe and active transportation connections and free trolley services along corridors further reduces reliance on private vehicle trips to the corridor. 24 Corona del Mar Commercial Corridor Study-50 2nd Street in Belmont Shore is home to several local restaurants, cafes, and retailers Main Street in Santa Monica is managed by the Main Street Business Improvement Association (MSBIA), which is responsible for promoting and marketing the corridor, along with fostering partnerships with among businesses, city governmental, and neighborhood associations In addition to a free trolley service that operates along Coast Highway, the City of Laguna Beach offers a free parking app that provides real-time parking availability and mobile payment options Corridor Atlas - Key Findings From the Study 25-51 2.8 DEVELOPMENT FEASIBILITY What We Studied A development feasibility analysis for potential new development opportunities along the corridor. The development feasibility studies applied existing regulations for the CC zone, such as parking, building height, and Floor Area Ratio (FAR) to three test sites to uncover physical and regulatory barriers that impact financial feasibility for future development. The analysis applied a variety of common commercial and mixed -use building typologies that can physically fit on the sites and are appropriate for a main street. KEY FINDINGS • Non-standard lots are prevalent in the Project Area, making conventional building typologies not feasible. Lots in the Project Area are either irregular in shape (non -rectilinear) or shallow in depth. These non-standard lot conditions disallow conventional building typologies to adequately fit on a site, such as podium or subterranean parking alongside commercial at the ground level. These challenges can be overcome by lot consolidation to increase overall site area and dimensions and/or use of non -conventional building typologies, such as angled parking or half -bays of standard parking. While the use of non -conventional building typologies is possible, it decreases space efficiencies which may increase development costs • Parking minimums are high, further restricting development feasibility. Coupled with site irregularity, existing parking minimums further constrain the use of available land. Project Area sites are generally unable to achieve existing parking requirements. This challenge may be overcome by relaxing parking minimums in the Project Area and exploring creative parking management strategies, such as shared parking, managed valet parking, and others. • Structured parking is not feasible for low scale developement along the corridor. In order to meet the City's parking requirements, structured parking would be the most physically efficient due to the lot sizes along the corridor. However, structured parking is most financially feasible for development projects of a higher intensity, which is not appropriate for the existing built environment. • Mixed -use development is more challenging from a financial feasibility standpoint. Given the high value of existing commercial development, along with smaller irregular sized parcels, it will be difficult to redevelop mixed - use housing along the corridor, particularly due to height restrictions and the related limits on overall development capacity. 26 Corona del Mar Commercial Corridor Study-52 - 1% I.......... �Wy-- I-- , 140 2-54 Fri C � j " Mv BERKSHIREHP _.Yf®�\� Home j I 1 Califomi: -- - This section highlights the touch points with business and property owners along the corridor, as well as the broader community. r Outreach was conducted at multiple stages of the planning process to better understand the corridor's existing strengths, challenges, and opportunities for improvement. The feedback gathered helped inform, review, and refine the draft recommendations to ensure they reflect the needs and priorities of the business and property owners along the corridor, as well as the broader community. 3.1 STAKEHOLDER OUTREACH BUSINESS AND PROPERTY OWNER CANVASSING Business canvassing along the corridor was conducted on December 5th, 2024, and engaged a total of 42 business owners, managers, and property owners.19 businesses were interviewed and provided input on the corridor's strengths, challenges and opportunities for improvement. Businesses highlighted the corridor's location as its key strength, noting that its Summer 2024 Kick-off • Project webpage launched • Interest list started visibility and proximity to CdM residents help to attract local customers. Existing challenges identified by businesses included a perceived shortage of parking, such as limited street parking for employees and short time limits, as well as traffic -related safety concerns, such as speeding vehicles and blind corners that compromise pedestrian safety and contribute to traffic accidents. Business expressed interest in developing an employee -designated parking program, introducing a trolley service for the corridor, as well as street beautification elements and pedestrian safety elements, including additional landscaping, bike racks, more crosswalks, better signage and signal timing. There was also strong interest in revisiting zoning regulations to expand outdoor dining opportunities. BUSINESS AND PROPERTY OWNER ROUNDTABLES Roundtable discussions were conducted on February 24, 2025 and February 26, 0 Fall 2025 — Background Public Public Hearings Research and Engagement Business •Follow-up • Roundtable Roundtable with Engagement interviews with public • Extensive business •Study Session background community with City Council research • Business outreach • Draft Zoning • Case studies follow-up Code updates • Mailers • Public Open • Planning • Door -to -Door House Commission Hearing engagement • City Council Hearing Implementation • City to begin implementing the various recommendations from the Study 30 Corona del Mar Commercial Corridor Study-56 Business and property owners participate in a roundtable discussion on February 24th, 2024 2025, engaging 14 commercial business and property owners/operators from the corridor. The roundtable discussions provided an opportunity for participants to share their perspectives on the corridor's current strengths, challenges, and areas of opportunity along the corridor. Participants highlighted the corridor's unique identity, strong local customer base, and existing walkability. They also raised concerns about ongoing challenges such as limited parking availability, traffic and pedestrian safety issues, and regulatory barriers, such as lengthy permitting processes for new businesses or uses. Several opportunities were identified to enhance the corridor, such as improving connectivity through increased wayfinding and signage, street lighting, landscaping, seating, and the integration of pedestrian - only areas. Businesses also emphasized the importance of uplifting the corridor's identity through thoughtful building design and enhancements to the streetscape. A follow-up roundtable with business and property owners/operators from the corridor was conducted on July 29, 2025 The purpose was to share key insights from the February roundtables and to present draft recommendations from the Study for feedback and refinement ahead of the CdM Community Open House. A total of 15 business and property owners/operators from the corridor attended. Attendees received a feedback form to provide input on the actions. Based on this input, the goals and actions for the Study were revised and refined for the CdM Community Open House. Business and property roundtable in July 2025 to present draft recommendations for the corridor Corridor Atlas - Outreach and Engagement 3$-57 City staff and consultant presenting on the corridor study snapshot for community participants 3.2 COMMUNITY OPEN HOUSE The City hosted a community open house on August 12th, 2025 with a total of 77 Corona del Mar residents, as well as business and property owners from the along the corridor in attendance. The purpose of the open house was to share a snapshot of the corridor background research and Study findings, and to solicit feedback on the draft goals and actions developed for the corridor. More than 50 participants provided feedback on the draft goals and actions to enhance and improve the corridor, including their level of support for each action. Participants expressed support for: Zoning Changes: Adjusting zoning requirements to promote preferred land uses, such as active uses that support pedestrian activity and longer stays on the corridor, and establishing specific standards for new development to enhance the pedestrian experience and promote investment along the corridor. Increasing Parking Availability: Expanding the City's trolley program to the corridor, dynamic wayfinding and signage to increase access to public and private parking facilities, an employee shuttle program, and leasing private parking lots to increase public parking supply. Improved Safety and Corridor Accessibility: Installing infrastructure to promote pedestrian activity and safety along the corridor, and targeted improvements at key intersections. Enhancing Identity: Creating opportunities outdoor dining and corridor branding, 32 Corona del Mar Commercial Corridor Study_gg such as wayfinding and signage, as well as advertising for corridor events and programming. Participants also expressed concerns related to pedestrian safety, loss of certain services they enjoy along the corridor, and overall change. The City conducted a follow-up meeting on October 7th, 2025 to share refined actions based on feedback received during the August 12th community open house. In addition, the City presented next steps for the Study, including the Council Study Session. The community expressed support for additional corridor branding to build upon existing unique corridor features, such as the dolphin topiaries in Coast Highway's median along the corridor Corridor Atlas - Outreach and Engagement 33-59 2-60 �� r r6�� I �I ►1 I �i1 /�►"� •�.,;awl �� I �I � �1► , s I MR N �CFrr rFr/r , /l�rl�I. rr .v ��.r.� l//r rrrr.F � r'> �� O SIC r' ��: �,� �, ,•„ �,� �� 11I►I r l �Ir+ rf►rr'T.T� � 7J',� � Fylli ��1111 ►��,, �I,�Ir1— � ' '1 r,11 �:;�� 1 1. ►�rr�r��►14"� rIII� �' ' ir I ► -� I f IC, rrrr FT rrrr,� ti"fI � 1y rrT17I, till �FTFF r - T rjlll i'FJi 00011E 4 fir;I E section outlines current and future actions to meet goals for the corridor. Promote a Pedestrian Friendly and Vibrant Corridor that Supports High Quality Development and Investment. Enhance the corridor with active uses to complement existing legacy businesses and support high quality building design. Incentivize active land uses and consider increasing development potential. Increase Parking Availability and Accessibility Along the Corridor, and Enhance Corridor Navigability Improve parking supply and provide greater access and wayfinding to parking along the corridor. T", 3E Corona del Mar Commercial Corridor Studp_62 Ensure Safe, Accessible, and Efficient Mobility for All Users — Regardless of Mode — Along the Corridor Facilitate safer connections and travel options for all modes along Pacific Coast Highway and to/from the corridor. Develop a Clear Identity for the Corridor and Create a Sense of Place Promote an active and well managed sidewalk environment; consider facilitating opportunities for wider sidewalks; encourage visitors and residents to come to the corridor; encourage reuse of historical features and signage. Corridor Atlas - Goals, Strategies, Actions 37-63 RECOMMENDED ACTIONS Action 1: Adjust zoning requirements to promote preferred land uses, including outdoor dining on private property. Preserve existing land use permissions along the corridor for businesses that support an active main street and support the CdM community. Opportunities to attract more residents and visitors can be achieved through promoting preferred land uses which encourage pedestrian foot traffic throughout the day, such as restaurants, cafes, tasting rooms, and uses with operations extending between 6 PM to 10 PM. Regulatory barriers to these preferred uses can be removed through reducing permitting requirements, making it easier to open a business. For example, fast casual restaurants with no alcohol sales and restaurants with no late hours should be permitted without Planning Commission review. In addition, tasting rooms can be permitted as an accessory use to retail, subject to required standards. Outdoor dining on private property can also be permitted for those uses that operate during daytime hours or subject to Director Level approval for those uses that operate in evenings. An excerpt of the recommended land use table is provided as part of this Atlas. Action 2: Create tailored development standards unique to CdM that modify parking requirements for preferred land uses and incentivize lot consolidation. Promote new development and investment along the corridor through zoning code updates to help sites reach their development potential. Updates may include reduced parking requirements for preferred land uses and/or smaller infill development projects. Encourage consolidation of lots through incentives, such as increased Floor Area Ratio (FAR) to promote the assemblage of smaller lots into larger lots that can be developed more efficiently. 38 Corona del Mar Commercial Corridor Study_64 . -91 Action I.- A mix of ground floor uses that generate pedestrian traffic ARM= Af 4kf#1 Action I., Existing CdM outdoor dining on private property ■ Action I.- Preferred land uses, such as restaurant and cafes ir 1 411 h Action I.- Tasting room with outdoor dining on private property V 1, 1 11 -% F 'W . -.*. � 4 � W Action 2., Reduced parking requirements for restaurants may help to promote more investment in CdM RECOMMENDED ACTIONS Action 3: Establish objective design standards for new development or significant remodels to enhance the pedestrian experience. Create design standards that aim to enhance the pedestrian experience and facilitate well -designed buildings along the corridor, regardless of their land use. Requirements will provide a minimum standard of design while allowing for design flexibility and creativity; examples may include transparent ground floors, entries from the sidewalk, and pedestrian lighting. Standards will be objective to provide clear and consistent requirements for new development or existing buildings that would like to undergo significant remodels. Action 4: Prohibit future development of land uses that are not compatible with an active, pedestrian -oriented corridor while allowing existing businesses to continue operating. Land uses that are currently permitted along the corridor but are not appropriate for a walkable main street are those that are auto -centric, such as drive-thru facilities, vehicle/equipment repair, and automobile washing/detailing. These uses create safety concerns, such as fragmented sidewalks that can cause potential conflicts between vehicles and pedestrians as well as noise and emissions that creates incompatibility for outdoor dining. Permissions should be revisited to restrict future development or expansion of these non -compatible uses while allowing existing uses to continue operating. 40 Corona del Mar Commercial Corridor Study_66 Action 3: Existing CdM development with transparent ground floor Action 3; Existing CdM development with entry from the sidewalk Is l >ti AIN Action 3; Transparent ground floor with entries from the sidewalk ` ,gym_ , Action 3; Pedestrian -oriented lighting on buildings EXCERPT OF RECOMMENDED LAND USE TABLE Offices - Business, Medical, Dental Permitted Permitted Retail Sales Permitted Permitted Automobile Uses - Rental, Washing, Repair, Drive Thru Permitted/Minor Use Permit Not Permitted* Animal Services - Veterinary Services Conditional Use Permit Minor Use Permit Animal Services - Animal Boarding/Kennels Conditional Use Permit Not Permitted Service -Oriented Businesses Personal Services (Nail Salons, Barber/Beauty Shop) Permitted/Minor Use Permit Permitted/Minor Use Permit Fitness Facility (under 2,000 SF) Permitted Permitted Alcohol Sales Wine Tasting Room (Accessory to Retail) Not Allowed Minor Use Permit Eating and Drink Establishments Bars, Lounges, and Nightclubs Conditional Use Permit Conditional Use Permit Restaurant (No Late Hours) Permitted/Minor Use Permit Director Level Review Fast Casual Restaurant (No Drive-Thru, No Alcohol) Permitted/Minor Use Permit Director Level Review Restaurant (with Late Hours, Live Entertainment, or Dancing) Conditional Use Permit Minor Use Permit Outdoor Dining Use Permit Amendment/Administrative Permit Director Level Review Residential Uses (Second or Third Floor) Not Allowed Permitted *Existing uses can remain (e.g. tire shop), but new businesses would be prohibited. 42 Corona del Mar Commercial Corridor Study Corridor Atlas - Goals, Strategies, Actions 2-68 RECOMMENDED ACTIONS Action 1: Select technologies and wayfinding signage to increase access to both private and public parking facilities including CdM State Beach parking. Address challenges associated with visitors finding parking along the corridor by leveraging smart parking systems that provide real time information on available spaces. These systems can be accessed through mobile apps or digital signage at key locations along the corridor to guide visitors to open parking spots and reduce congestion. In addition, wayfinding signage for existing off corridor beach parking facilities can encourage the use of these lots while alleviating parking demand on the corridor. Action 2: Lease private parking lots to increase public parking supply. Unlock existing underutilized private parking lots along the corridor to increase public parking supply. Underutilized lots may include those that are not used during evenings or weekends, such as offices or banks. Candidate private lots can be identified based on location, capacity, and willingness from the property owner. The City can then explore partnership agreements with property owners, such as lease terms (hours, rates, liability, signage, maintenance) and payment. Once established, lots can be added to smart parking systems and can include wayfinding signage to indicate public parking hours/rules. Corona del Mar Commercial Corridor Studp_69 P FIND PARKING Courthouse b8 Lot $2.75 Clarendon Slid 8 $1.75 N Adam St 5 Action 1; Wayfinding signage with real-time parking availability 00 Y � s P U M r� • i L 5 7- P Action 1; Smart parking systems can include a mobile app with digital displays Parnq a r ki Inq i a • s Action 1; Beach parking signage r f+r � a-'4 00 y ---------- PU�3LIC PARKING PAY BY APP .� Action 2; Private parking lots can increase parking supply RECOMMENDED ACTIONS Action 3: Expand existing Citywide local trolley/local circulator to provide access year-round with new stops along Coast Highway to serve the CdM corridor. Provide an alternate mode of travel within CdM that connects CdM to other villages and key destinations within Newport Beach to reduce demand on parking facilities. Stop locations, route, frequency, and schedule should be identified. In addition, real time tracking through mobile apes or digital displays to encourage ridership can be explored. Action 4: Institute an employee shuttle and/or employee parking program to ensure that preferred parking along the corridor is reserved for visitors and residents. Manage parking availability along the corridor to prioritize spots for visitors and support corridor employees through an established employee shuttle and/or parking program. A designated parking lot can be identified on or off the corridor that can be accessed via an employee shuttle. In addition, an employee parking program can establish parking permits to require employees to park in certain areas, such as employee -only lots. 46 Corona del Mar Commercial Corridor Study_71 t r 1 ram! - - 41 � F• to Amf t 4P Action 3: Citywide local trolley with new stops along Coast Highway to serve CdM v f I Y� k f Action 4: Employee shuttle and parking program /11 RECOMMENDED ACTIONS I: Action 5: Implement a valet parking program for private or public property. Increase parking availability along the corridor through a managed valet parking program to reduce parking challenges for businesses and visitors, increasing convenience and overall experience. Potential strategic on -street and off-street valet staging locations can be identified with private property and business owners. On - street locations could include limited areas on adjacent streets to Coast Highway. Off-street valet staging and storage locations could include public parking facilities and private surface parking lots fronting Coast Highway and in CdM. As a next step, further explore implementation of the valet parking program, including stakeholder outreach, potential operators, and regulations. M Corona del Mar Commercial Corridor Study-73 iMEL I v' # i wVALETJib PARKING Action 5; On -street valet staging for valet parking program p% wa _ . Action 5; Off-street valet staging for valet parking program RECOMMENDED ACTIONS Action 1: Implement intersection improvements, including at MacArthur/Coast Highway and Orchid/Coast Highway. Pedestrian safety at the intersection of MacArthur Boulevard and Coast Highway can be improved by tightening the corner radii to/from MacArthur to slow vehicle turning speeds and adding a Leading Pedestrian Interval to give pedestrians additional time to cross safely. At Orchid Avenue and Coast Highway, explore improvements such as a high -visibility crosswalk, an advance stop bar - a pavement marking set several feet before the crosswalk to improve pedestrian visibility - and bulbouts to shorten crossing distances and enhance safety. Action 2: Install infrastructure that supports pedestrian activity and safety along the corridor including bulbouts and additional markings for crosswalks. To support pedestrian activity and enhance safety along the corridor, existing crosswalks can be upgraded to include high -visibility markings. Additional improvements, such as the installation of new high -visibility or thematic crosswalks that reflect the CdM brand, as well as advance stop bars and bulb outs at strategic locations, can be explored to increase pedestrian visibility. Action 3: Add bike infrastructure on/near Fifth Avenue to redirect cyclists and E-bikes from sidewalks and Coast Highway to a safer, more convenient route along Fifth Avenue. Further study opportunities for adding bicycle facilities and improvements along Fifth Avenue or other lower volume streets connecting to Coast Highway, such as bike boulevards that are low stress routes for cyclists and signage to support non - vehicular trips to the corridor. so Corona del Mar Commercial Corridor Study-75 Action I., Intersection Improvements Action 2.' tensions crosswalks _4W Action 2: Mid block crosswalk P1 M� ..... ..... ... Action 2., High -visible and thematic Action 3., Bicycle boulevard with crosswalk markings signage RECOMMENDED ACTIONS IVAction 1: Map locations within the corridor that can accommodate outdoor dining on public property and identify areas that can accommodate sidewalk extensions for outdoor dining, parklets, or other similar uses through a future Public Works initiative. Consider documenting existing sidewalk widths and Americans with Disabilities (ADA) requirements to ensure a minimum clearance of 4 feet for pedestrians to support compliance with the Citywide Sidewalk Cafe Development Standards. Locations that can accommodate outdoor sidewalk dining adjacent to buildings must meet the minimum clearance requirements and have sufficient space for dining areas. Identify locations along the corridor where additional street right-of-way is available while accounting for the potential loss of street parking to accommodate sidewalk extensions. Sidewalk extensions can help to reduce vehicular speeds while increasing pedestrian safety and providing amenities. Action 2: Establish a wayfinding and signage program for the public realm. Identify pedestrian -oriented directional signage that is uniquely designed to highlight nearby destinations. Signage can be either be static or digital with opportunities for dynamic updates. Potential signage elements could include CdM gateway signage, wayfinding pylons or kiosks, and branded light pole banners that are consistent with the corridor's existing brand and identity, as well as City signage standards. Signage should be placed in locations to support pedestrian activity and other public realm improvements. 52 Corona del Mar Commercial Corridor Study_77 0 slim Action 1; Outdoor dining adjacent to sidewalk Fes, . • I_I:r{�; E Action 1: Sidewalk extensions can serve as traffic calming measures WW ' I i r'} �• Action 2; Wayf/nd/ng pylon to highlight nearby key destinations �0I c Action I.- Sidewalk extensions can create space for outdoor dining and r � ,a , tee. � — — �^ , • Action 2: Branded light pole banners to enhance corridor identity 2-79 fl li 0 section of the Corridor Atlas ist is intended to help guide and prioritize the implementation of the goals, strategies, and actions outlined in Section 4. PURPOSE AND INTENT OF THE CORRIDOR ATLAS The goals, strategies, and actions included in Section 4 of this Corridor Atlas will be implemented over time through the adoption of updated zoning regulations for CdM as part of this Study, public sector improvements and programs funded through the City, and private sector investment in the corridor. Implementation will also be guided by funding availability. As such, potential funding sources are outlined in this section to assist the City with implementation. As corridor enhancements will be implemented over time, this Corridor Atlas is intended to document the overall vision for the future of CdM which can be referenced by the community, local CdM organizations, businesses, and the City to guide improvements and programming. 5.1 PARTNERSHIPS Successful implementation of the Corridor Atlas relies on strong partnerships, as the responsibility for carrying out its actions extends across multiple entities. Collaboration ensures that resources and expertise are aligned to move initiatives and projects forward effectively. Within the City of Newport Beach, the City's Planning Division and Public Works Department will serve as lead partners - guiding land use and zoning changes to encourage development and investment and advancing infrastructure improvements to the public realm and right-of-way along Coast Highway. Beyond City departments, business and property owners along the corridor will play a direct role in shaping activity and vibrancy through private redevelopment and investment. Non-profit organizations, like the existing Chamber of Commerce provide important connections to the business community and can support corridor identity through events and programming. By working together, these partners form the foundation for coordinated and impactful implementation IMPLEMENTATION PARTNERS • City Departments: Community Development, Planning Division, Community Development, Code Enforcement, Public Works Department, Recreation & Senior Services Department • Private Sector: Business Owners, Property Owners • Non -Profit Sector: Chamber of Commerce 5.2 FUNDING Funding to support the implementation of the goals, strategies, and actions included in this Corridor Atlas can come from existing citywide methods, outside grants, and private investment. A high-level overview of potential funding mechanisms is summarized below and on the following pages. GENERAL FUND Primary fund of the City that is used to account for all general revenues of the City not specifically levied or collected for other City funds and for expenditures related to the rendering of general services by the City. The adopted budget is Al- 4� 1% intended to be a reflection of City policies, goals and priorities. It communicates to citizens and staff what program allocation decisions have been approved by the City Council. Neighborhood Enhancement Fund is funded via surplus General Funds and can be used for projects that enhance neighborhood aesthetics and functionality. CAPITAL IMPROVEMENT PROGRAM The City of Newport Beach Capital Improvement Program (CIP) serves as a plan for public improvements, special projects, on -going maintenance programs, and the implementation of the City's Master Plans. Projects and programs in the CIP include improvements and major maintenance on arterial highways, local streets, and alleys; storm drain and water quality improvements; harbor, pier, and beach improvements; park and facility improvements; water and wastewater system improvements; transportation safety, reliability, and traffic signal improvements; and planning programs and studies. The City appropriates annual capital funds by department and project category through the CIP. Projects are programmed by long-range master plans and as directed by City Council priorities and community input. Projects are programmed as short-, medium-, or long-term. The CIP budget is submitted annually to the City Council as a separate budget document in order to provide more detailed descriptions of CIP projects scheduled to take place over the course of the 5-year lifetime of the document. OTHER FUNDING OPPORTUNITIES • Grants: The City can also apply for grant funding through regional, state, and federal sources, such as Caltrans Active Transportation Program (ATP) funding which is intended to encourage increased use of active modes of transportation, such as biking and walking. • County Measures: The Orange County Transit Authority (OCTA) is responsible for programming local, federal, and state -sourced funds towards projects that will improve transportation in Orange County, including Measure M, which is a half -cent sales tax for transportation. • Benefit Districts: Benefit districts collect revenue within a designated geographical area to pay for district - based public improvements and services. A parking benefit district, for example, would collect funds from parking meters or fees to be used to pay for projects such as street repairs, public art, green spaces, and transit improvements. 58 Corona del Mar Commercial Corridor Study-83 r , �• =; GOALS AND ACTIONS SUMMARY TABLE Action 1: Adjust zoning requirements to promote preferred land uses, including outdoor dining on private property. Action 2: Create tailored development standards unique to CdM that modify parking requirements for preferred land uses and incentivize lot consolidation. Action 3: Establish objective design standards for new development or significant remodels to enhance the pedestrian experience. Action 4: Prohibit future development of land uses that are not compatible with an active, pedestrian -oriented corridor while allowing existing businesses to continue operating. Action 1: Select technologies and wayfinding signage to increase access to both private and public parking facilities including Com State Beach parking. Action 2: Lease private parking lots to increase public parking supply. Action 3: Expand existing local trolley/local circulator to provide access year-round with new stops along Coast Highway to serve the CdM corridor. 60 Corona del Mar Commercial Corridor Studp_85 GOALS AND ACTIONS SUMMARY TABLE Action 4: Institute an employee shuttle and/ or employee parking program to ensure that preferred parking along the corridor is reserved for visitors and residents. Action 5: Implement a valet program for private or public property. Action 1: Implement intersection improvements, including at MacArthur/Coast Highway and Orchid/Coast Highway. Action 2: Install infrastructure that supports pedestrian activity and safety along the corridor, including bulbouts and additional markings for crosswalks. Action 3: Add bike infrastructure on/near Fifth Avenue to redirect cyclists and E-bikes from sidewalks and Coast Highway to a safer, more convenient route along Fifth Avenue. Action 1: Map locations within the corridor that can accommodate outdoor dining on public property and identify areas that can accommodate sidewalk extensions for outdoor dining, parklets, or other similar uses through a future Public Works initiative. Action 2: Establish a wayfinding and signage program for the public realm. Corridor Atlas - How to Use This Atlas IN :. 97�7nT IN Attachment C Open House Outreach Summary 2-89 City of Newport Beach, Corona del Mar Implementation Overlay Zone Commercial Corridor Study Engagement Resident, Business Owner, and Property Owner Open House Summary For Public Review Introduction The City of Newport Beach (City) is conducting a comprehensive Land Use and Mobility Study (Study) to consider ways to enhance and improve the Corona del Mar (CdM) commercial corridor. The Study will identify strategies and provide recommendations to help create a vibrant, walkable, and connected "main street" destination. The final recommendations will be used to create a Corridor Atlas, a guiding document on proposed actions for the commercial corridor. An open house was hosted to engage CdM residents, business owners, and property owners in reviewing the draft goals, actions, and recommendations from the Study and solicit their input. This summary includes the objectives, notification process, open house schedule and format, and key themes from participant input. Objectives The engagement objectives were to: • Share a snapshot of corridor research and study findings, as of July 2025, with corridor business owners, property owners, and residents. • Recap business engagement from the corridor canvassing, roundtable discussions, and business outreach. • Solicit input and feedback on the recommendations for the draft Corridor Atlas. Notification Process The open house event was advertised using various notification methods. Invitations were sent over three weeks, beginning the week of July 25th and concluding on the day of the open house, August 12th. Below is a list of the notification methods used by the City: • Social Media Posts on Instagram and Facebook • Newport Beach City Managers' Friday Newsletter • Printed Flyer, distributed to local businesses and the CdM Residents Association • Presentation at the CdM Residents Association • Email Blasts to CdM residents, project interest list, and business engagement participants In addition, a registration webpage on Eventbrite was launched on Monday, July 251h, to encourage participants to RSVP in advance of the open house. If participants did not register in advance, they could still register at check -in. Open House Schedule and Format The open house for the CdM Study was hosted on Tuesday, August 12th, 2025, from 5:30 p.m. to 7:30 p.m., at the Oasis Senior Center on Narcissus Avenue in Corona del Mar. The two-part agenda included a presentation and self -guided activities. In partnership with the City and the technical consultant team from Dudek, Kearns & West facilitated the meeting. The open house was attended by 77 residents, business owners, and property owners. K EARN S 1 WEST ? 1 2-90 Upon arrival at the Oasis Senior Center, participants were invited to sign in, make a name tag, and receive a clipboard, pen, and feedback sheet for the self -guided activities portion of the evening. The project team invited participants to take a seat near the projector and screen, in preparation for the presentation. The open house presentation began with the agenda, meeting objectives, and introductions from the project team. Following introductions, City staff provided an overview of the Study, including objectives, corridor map boundaries, and timeline (see Appendix A for the presentation slides). Next, the Dudek team and City staff presented a snapshot of corridor research and analysis. They shared information on patterns of visits, business mixes, existing zoning, and permitted land uses. Lastly, they highlighted the four goals and accompanying actions that have been drafted based on business engagement (see below in the next section). After the presentation, the facilitator thanked the open house participants for their time and provided instructions for navigating the self -guided activities. City staff and the Dudek team are presenting on the corridor study snapshot for community participants. Each of the four draft recommendations, along with its related goal and actions, was printed on poster boards and placed at the back of the room. Participants were invited to review each recommendation at their own pace and provide feedback using a structured feedback sheet. The feedback sheets included a 5-point scale for each action, ranging from "Less Supportive" to "More Supportive," with a "Neutral" option (see Figure 1). Participants were also invited to provide written feedback for each action. See Appendix B for the blank feedback sheet. In addition, the project team and City staff were available at each poster to answer questions and take notes of verbal comments. KEARNS ¢ WEST "] 12 2-91 Less Supportive Neutral More Supportive Tell us more: Figure 1. Snapshot of Supportive Scale and Tell Us More on the Feedback Sheet Open House Input and Key Themes During the open house, 43 residents, business owners, and property owners used the feedback sheets to provide comments and input on the draft goals and actions proposed by the Study project team. Seven additional completed feedback sheets were submitted to City staff in the Planning Division a week after the open house. For each goal, input from the feedback sheets is summarized below with detailed comments presented in Appendix C. This includes key themes from written and verbal comments, as well as the average scale response for each action. Feedback from emails and comment cards follows the goal synopsis. The order of key themes does not reflect prioritization. Goal 1: Promote A Pedestrian -Friendly and Vibrant Corridor that Supports High - Quality Development and Investment Feedback on Goal 1 included interest in outdoor dining and casual dining options, maintaining the character of CdM, and limiting certain business types (e.g., real estate, banks). Participants expressed mixed views on adding housing to the second floors of buildings, with some noting concerns about the impact on parking, which is already a concern for many residents. Adjust zoning requirements to promote preferred land uses, including Somewhat Supportive outdoor dining on private property. Offer incentives to encourage lot consolidation and new Neutral development, including the integration of new preferred land uses. Establish objective development and design standards for new Somewhat Supportive development or large expansions to enhance the pedestrian experience and promote investment in CdM. Prohibit land uses that are not compatible with an active, pedestrian- Neutral oriented corridor. Goal 2: Increase Parking Availability and Accessibility Along the Corridor, and Enhance Corridor Navigability Participant feedback focused on the cost of parking and the effectiveness of solutions such as neighborhood parking permits, in -lieu parking, valet parking, and employee shuttles. Some expressed K EARN S 1 WEST ? 13 2-92 interest in an expanded trolley program, consideration for the pedestrian experience, and how existing lots might be repurposed for other uses. ResponseAction _.�_Average Scale Select technologies and wayfinding signage to increase access to both Somewhat Supportive public and private parking facilities. Incorporate beach parking signage and availability within the public right-of-way as part of the CdM signage program. Expand existing local trolley/local circulator to provide access year- round with new stops along Coast Highway to serve the CdM corridor. Implement a valet program for private or public property Lease private parking lots to increase public parking supply Institute an employee shuttle and/or employee parking program. Establish an in -lieu parking fee program. Somewhat Supportive Somewhat Supportive Neutral More Supportive Somewhat Supportive Somewhat Unsupportive Goal 3: Ensure Safe, Accessible, and Efficient Mobility for All Users — Regardless of Mode — Along the Corridor Participants expressed a range of feedback on Goal 3, including mixed comments about possible physical improvements (e.g., bulb -outs) and changes to bike routes. Other suggestions included improving walking safety, enforcing speed limits, and adding signs for drivers. Implement intersection improvements, including at MacArthur and Coast Highway. Install infrastructure that supports pedestrian activity and safety along the corridor. Reduce speed limit on PCH from 35 mph to 30 mph. Implement buffered bike lanes on Avocado. Add bike infrastructure on Coast Highway and/or bike boulevards to move cyclists from Fifth Avenue bike path to businesses. Somewhat Supportive Somewhat Supportive Neutral Neutral Netural Goal 4: Develop a Clear Identity for the Corridor and Create a Sense of Place For Goal 4, feedback centered on updates for wayfinding consistent with CdM character, improvements to landscaping, and coordination with the CdM Chamber of Commerce. Some participants expressed interest in outdoor dining. K EARN S 1 WEST ? 14 2-93 Map locations within the corridor that can accommodate outdoor dining on public property and enforce the Citywide Sidewalk Encroachment Permit Program. Identify areas along the corridor that can accommodate sidewalk extensions through a future Public Works initiative. Establish a wayfinding and signage program for the public realm Update zoning code to facilitate private property signage that identifies new or updated requirements to enhance corridor identity. Create a calendar of recurring and ongoing events along the corridor 7 Email and Comment Card Feedback Somewhat Supportive Somewhat Supportive Somewhat Supportive Neutral Somewhat Supportive Feedback from emails and comment cards touched on a variety of topics, including suggestions for coordinating with residents and real estate brokers, better understanding traffic conditions in the CdM corridor, and creating a commercial tenant directory. Other feedback mentioned specific businesses to consider when updating permitting and zoning codes, as well as maintaining the charm and character of CdM. Next Steps The input received from the open house will be incorporated into the draft recommendations for the Corridor Atlas. The project timeline below outlines the proposed review and implementation process with the City Council. For more information on the CdM Commercial Corridor Study, including project resources, visit: www.newportbeachca.gov/cdmstudy • Open House Summary - Summer 2025 o Residents, Business Owners, and Property Owners • Study Session - Fall 2025 o Feedback from City Council • Updated Implementation Overlay Zone - Fall 2025 o Incorporate feedback from open house and study session • Public Hearings - Winter 2025 o Planning Commission o City Council - Adoption K EARN S 1 WEST ? 15 2-94 Appendix A - Open House PowerPoint Slide Deck 1 CdM Commercial Corridor Project Team Liz Westmoreland Joselyn Perez Kevin Riley Principal Planner Senior Planner Principal Civil Engineer City of Newport Beach City of Newport Beach City of Newport Beach J. Shannon Heffernan Rachel Undt Taylor Funderburk Principal Planner Senior Planner Outreach Specialist Dudek Dudek Kearns & West 2 8/12/2025 KEARNS ¢ WEST "] 16 2-95 Provide overview of Study objectives, timeline, and process ©Present an existing conditions snapshot of the corridor 4 © Share the draft goals and actions Provide your feedback on the goals and actions at the open house stations 8/12/2025 K E A R N S ¢ WEST "] 17 2-96 • Planning and zoning framework for CdM is outdated • Limited private investment in the corridor • Substantial barriers to investment in CdM o Land use restrictions - Permitted vs. not permitted land uses o Limitations due to development standards (low Floor Area Ratio, setbacks) o High parking requirements • Parking concerns for residents and businesses o Parking studies have been completed over the years, but limited changes 5 In Summer 2024, the City launched a comprehensive land use and mobility study to identify opportunities to enhance and improve the CdM commercial corridor. Objectives • Develop zoning regulations unique to CdM • Reduce barriers to investment Implement parking solutions that balance all users • Enhance walkability & safety • Determine feasibility of other development opportunities 6 8/12/2025 KEARNS ¢ WEST "] 18 2-97 8/12/2025 Kick Off Background • Public r Public Hearings Implementation • Project Research Engagement Study Session • Ciiy to begin Webpage Business Engagement Roundtable with City implementing Launch Interviews Council the various • Extensive with business reaommendutiom • Interest list background community Draft Zoning from the Study started research Code updates • Case studies • Business outreach Planning fallow -up Commission • Mailers Heanng • Public Open • DOOr-to-Door House August City Council m Engageent 12., 2029 Hearing WM We Are Here K EARN S 1 WEST ? 19 2-98 Ja Corridor Visitors: 2.9 million visitors visit the corridor annually and stay 30 minutes or more. Most visitors are from Orange County. 40% of visitors are Newport Beach locals, less than 5 miles away. 9 When do people visit? • Seasons • Time of Day 49% of visitors come during the weekdays and the remaining 51% come during the weekends. 10 Visitor Distance From CdM 100 a 46% 9(r. 40% 50% 35% 70% 30% 60% 50 29 ; 40% 20% 30% 15% 20 10% 10% 5% s% 0% a% Local Visitors - A Closer Look CdM <0.5 C1MIle5 <2 Mlles <3 Mkles <S Mlles ■<SMIles.S-10MIIes.1030M11es >30MIIes Mlles �CdM Season of Visitation Time of Visitation t00% 100% 99% 90% 80% 60% 70% 70% 60% 60% SO% SO% 40% . 40% 30% 30% 20% 20% 10% 10% 0% 0� CdM CdM Summer ■ Fall ■winter - Spring 6om-9— r 10am-5pm ■After 6pm 8/12/2025 KEARNS ¢ WEST "] 110 2-99 Percent of Businesses by Type il► r•. General Merchandise, Apparel, Furnishings, and Other(GAFO) ■ Neighborhood Goods and Services (NG&S) Food and Beverage (F&B) 11 What We Heard • Positives: Great location, walkability, local and community events • Existing Challenges: Significant barriers to reinvestment and redevelopment, including current zoning regulations and outdoor dining, parking, traffic safety, and pedestrian safety 12 Independent vs. Chain Uses 100% v0% eo% 70% 60% s0% ao% so% zo% 10% JLMdM o% CdM x Independent Chain • Corridor vibrancy and land use diversity • Incentives and policy adjustments • Parking and transportation management • Access and safety improvements • Community identity and sense of place 8/12/2025 K EARN S 1 WEST ? 11 2-100 Draft Goals Draft Goals Promote a pedestrian friendly and Gvibrant corridor that supports high 1] quality development and investment Increase parking availability and FG72 accessibility along the corridor, and enhance corridor navigability Ensure safe, accessible, and G3efficient mobility for all users — regardless of mode — along the corridor Develop a clear identify for the G4corridor and create a sense of place 15 STRATEGY Enhance the corridor with active uses to complement existing legacy businesses and support high quality building design. Incentivize active land uses and consider increasing development potential. 16 8/12/2025 K EARN S 1 WEST ? 13 2-102 Action 1: Adjust zoning requirements to promote preferred land uses including outdoor dining on private property Action 2: Offer incentives to encourage lot consolidation and new development, including the integration of new preferred land uses. (FAR, parking, mixed use) 17 Action 3: Establish objective development and design standards for new development or large expansions to enhance the pedestrian experience and promote investment in CdM. (Set minimum design standards, not a specific architectural style) Action 4: Prohibit land uses that are not compatible with an active, pedestrian - oriented corridor. 18 M M 8/12/2025 K EARN S 1 WEST ? 14 2-103 8/12/2025 Draft Land Use Table Excerpt OIFlCe9 Business, Medical, DenfaE Permitted Pin" Floor_Ili.- Use Permit Second Floor. Permitted Retail Soles Permitted Permitted Autorl Uses- Rental, Washing, Repair, Drive Thru Fermil-ed/Minor Use Permit Not Permitted Animal Services- Veterinary 5ervlces Conditional Use Permit Minor Use Permit Animal Servtaes-Animal Boarding/Kennels Conditional Use Permit Not Allowed Servl—Odented Business Personal Services [Nail salons, barber/beauty shop) Permitted Minor Use Perl Fitness Facility (under 2000 SFI Permuted Minor Use Pel Alcohol Sales Wlne Tasting Room (accessory to retail) Not Allowed Accessary (to rs l)` Eating and Drinking Establishments Bars, Lounges, old Nightclubs Conditional Use Permd Conditional Use Permit Restaurant {No Late Hours P—Ifed/Minor Use Permit Permitted' Fast Casual Restouront iNa Dri—Thru, no al—holl Permitted/Minor Use Permit Permitted` Restaurant {"/late hours, live enterlainhi or dancing) C-ditlanal Use P—H Minor Use Permit- 0 u to oor Dining Use Permit Amendment, Administrative Permit Permitted (until 9pl or Director Level (aHer 9pm) Residential Uses (Second or Third floor) Nat Allowed PermrHed- 19 20 K EARN S 1 WEST ? 15 2-104 City Lots (public) • 134 spaces + Oasis Street Parking (public) • 522 spaces {not counting residential areas) Off-street (private) • 970 spaces 21 Conclusion: • Even at peak tlrnes, over 600 spaces available There is enough parking, but it's not accessible or in the places we need it Action 1: Select technologies and wayfinding signage to increase access to both public and private parking facilities. Action 2: Incorporate beach parking signage and availability within public right-of-way as part of the CdM signage program. Action 3: Expand existing local trolley/local circulator to provide access year-round with new stops along Coast Highway to serve the CdM corridor. 22 8/12/2025 K EARN S 1 WEST ? 116 2-105 Action 4: Implement a valet program for private or public property. Action 5: Lease private parking lots to increase public parking supply. Action G: Institute an employee shuttle and/or employee parking program. Action 7: Establish an in -lieu parking fee program. 23 24 8/12/2025 K EARN S 1 WEST ? 117 2-106 Action 1: Implement intersection improvements, including at MacArthur and Coast Highway. Action 2: Install infrastructure that supports pedestrian activity and safety along the corridor. Action 3: Reduce speed limit on PCH from 35 mph to 30 mph. Action 4: Implement buffered bike lanes on Avocado. WE Action 5: Add bike infrastructure on Coast Highway and/or bike boulevards to move cyclists from Fifth Avenue bike path to businesses. 2s STRATEGY ' Promote an active and well managed sidewalk environment; consider facilitating opportunities for wider sidewalks; encourage visitors and residents to come to the corridor; encourage reuse of historical features and signage. 2s 8/12/2025 K EARN S 1 WEST ? 118 2-107 Action 1: Map locations within the corridor that can tf` k t accommodate outdoor dining on public property and enforce the Citywide Sidewalk Encroachment Permit Program. a Action 2: Identify areas along the corridor that can accommodate sidewalk extensions through a future Public Works initiative. . Action 3: Establish a wayfinding and signage program for the public realm. Action 4: Update zoning code to facilitate private property signage that identifies new or updates requirements to t enhance corridor identity. Action 5: Create a calendar of recurring and ongoing events along the corridor. Orqw, 27 1. Receive feedback tonight on the draft actions 2. Prepare draft Corridor Atlas (i.e. Guide to the Future of CdM) 3. Make the draft Corridor Atlas public and receive comments 4. Receive direction from City Council on Draft Corridor Atlas 5. Finalize Corridor Atlas 6.Implement the various actions 28 8/12/2025 K EARN S 1 WEST ? 19 2-108 8/12/2025 29 30 K EARN S 1 WEST ? 20 2-109 Appendix B - Feedback Sheets CdM Commercial Corridor Study: Goals and Actions Feedback Sheet Talle •• Action 1: Adjust zoning requirements to promote preferred land uses, including outdoor dining on private property. How supportive are you of this action? U n r1 n r1 Less SLpportNe Neutral More supportive Tell us more: Action 2: Offer incentives to encourage lot consolidation and new development, including the integration of new preferred land uses. How supportive are you of this action? U n n n n Less S,ppo,tive Neutral More supportive Tell us more: Action 3: Establish development and design standards for new development or large expansions to enhance the pedestrian experience and promote investment in CdM. How supportive are you of this action? U n n n n Less SLpportNe Neutral More supportive Tell us more. Action 4: Prohibit land uses that are not compatible with an active, pedestrian -oriented corridor. How supportive are you of this action? U n n n n Less Supportive Neutral More supportive Tell us more. GOAL #2: Increase Parking Availability and Accessibility•ng the Corridor, Corridor Action 1: Select technologies and wayfinding signage to increase access to both public and private parking facilities. How supportive are you of this action? n &� �� Less Supportive Neutral More Support) ve Tell us more: Action 2: Incorporate beach parking signage and availability within public right-of-way as part of the CdM signage program. How supportive are you of this action? r r r r, Leo SL pportive Neutral More Supportive Tell us more: Action 3: Expand existing local trolley/local circulator to provide access year-round with new stops along Coast Highway to serve the CdM corridor. How supportive are you of this action? 0 � Leo SLpportive Neu hai More Supportve Tell us more: Action 4: Implement a valet program for private or public property. How supportive are you of this action? 0 Less S,ppoltive Nell trei More supportive Tell us more: Action 5: Lease private parking lots to increase public parking supply. How supportive are you of this action? V n n n n Less S,pportive Neu hai More supportive Tell us more: Action 6: Institute an employee shuttle and/or employee parking program. How supportive are you of this action? U n n n n Less supportive Neutral More Supportive Tell us more: Action 7: Establish an in -lieu parking fee program. How supportive are you of this action? Tell us more K EARN S 1 WEST ? 121 2-110 CdM Commercial Corridor Study: Goals and Actions Feedback Sheet �..9 M1111IFur. , Develop and Create a Sense of Place Action 1: Map locations within the corridor that can Action 1: Implement intersection improvements, including accommodate outdoor dining on public property and at MacArthur and Coast Highway. enforce the Citywide Sidewalk Encroachment Permit How supportive are you of this action? Program. L—Supportve Neutral More supporu— How supportive are you of this action? Tell us more Ll 0 S,pp-- Neutral More supportive Tell us more: Action 2: Install infrastructure that supports pedestrian activity and safety along the corridor. Action 2: Identify areas along the corridor that can How supportive are you of this action? accommodate sidewalk extensions through a future Public Works initiative. Lesssu�pportive Neutai M—Supp-- How supportive are you of this action? Tell us more: Less S,pp-- Neutrel MOre Supportive Tell us more: Action 3: Reduce speed limit on PCH from 35 mph to 30 mph. How supportive are you of this action? Action 3: Establish a wayfinding and signage program for the public realm. v Lessupportive Neuhal More supportive How supportive are you of this action? Tell us more: U �� Leo S,pp-- Neutral More Supportive Tell us more: Action 4: Implement buffered bike lanes on Avocado. How supportive are you of this action? Action 4: Update zoning code to facilitate private property signage that identifies new or updated requirements to Less Supportive Neutral More Supportive enhance corridor identity. Tell us more: How supportive are you of this action? n ( � u Less sup portive Ne ut21 More Support — Tell us more: Action 5: Add bike infrastructure on Coast Highway and/ or bike boulevards to move cyclists from Fifth Avenue bike path to businesses. How supportive are you of this action? Action 5: Create a calendar of recurring and ongoing events 0 0 along the corridor. Lesssuppurt— NeWml Mora Support —How supportive are you of this action? Tellus more: r r n n Less Supportive Neutral More Sup port)ve Tell us more: K EARN S 1 WEST ? 122 2-111 Appendix C - Transcribed Feedback The comments added directly to the feedback sheet are specific to each goal and action. The project team is reviewing the comments during the next phase of the project. The comments are transcribed below, organized by the related goal. They have been edited for spelling and grammar and categorized for clarity. The order does not reflect prioritization. Goal 1: Promote A Pedestrian -Friendly and Vibrant Corridor that Supports High - Quality Development and Investment • Interest in outdoor dining as it creates community spirit, with the suggestion to consider noise for residents and limit late hours • Mixed sentiments on adding housing to the second floors, with some in favor of the option, while others expressed concerns about parking impacts. • Focus on casual dining, retail, personal services, and limit business types such as real estate, banks, rugs, and lighting. • Maintain the character of CdM with new and current businesses, such as upgraded facades. • Focus on quality objective designs and continuity between facades, colors, awnings, signage, etc. • Clarify land uses that encourage vs prohibit certain types of uses. Goal 2: Increase Parking Availability and Accessibility Along the Corridor, and Enhance Corridor Navigability • Implement parking permits for the neighborhoods that border the CdM corridor. • Think of the pedestrian experience. • Interest in the trolley - with considerations to the stops, where users would park to pick up the trolley, and where it would extend outside of CdM. • Concerns about where funding would come from to run the valet program and where the valet would park the vehicles. • Interest in repurposed private lots for after-hours use, but suggestions to keep them free or low cost. • Some participants suggested an employee shuttle may only be effective if the employer mandates it and if parking in neighborhoods is restricted to permits. • Concerns about the effectiveness of in -lieu parking; more information on implementation and burden on business owners is requested. • One comment suggested the City should consider buying/leasing the building where Rite Aid was to add retail on the ground floor and parking on the upper levels. Goal 3: Ensure Safe, Accessible, and Efficient Mobility for All Users — Regardless of Mode — Along the Corridor • Walking safety is an ongoing concern for drivers and pedestrians. • Suggested including improved signal timing and adding signs for drivers that a crosswalk is ahead. • Mixed thoughts on sidewalk extension or bulb outs, concerns on whether it would help with pedestrian safety issues. • If the speed limit was reduced, a few comments suggested the police need stricter enforcement. Currently, drivers ignore the posted speed limit. K EARN S 1 WEST ? 2-112 • Mixed interest in changes to bike route; some participants encouraged the protected bike path and reroute to avoid PCH, while others expressed frustration with cyclists taking over the road, and a disinterest in them moving into the neighborhoods. Goal 4: Develop a Clear Identity for the Corridor and Create a Sense of Place • Participants expressed an overall interest in outdoor dining, with suggestions for a QR code for the Map, considerations on keeping space between walkers and diners, and an invitation to the permitting process to encourage rather than prohibit. • Support for wayfinding signage only if it aligns with design standards conducive to the CdM character. • Support for updated landscaping, such as gates for tree wells and frequent maintenance. • Coordinate the calendar with the CdM Chamber of Commerce calendar and include road work or construction for public awareness. Email and Comment Card Feedback • Some participants expressed a desire that residents would have been involved earlier in the process to provide feedback before draft goals were provided. • A comment suggested creating a commercial tenant directory website to market/brand the commercial corridor businesses. • A few comments suggested including coordinating with the top brokers in the region on the trends they are seeing, such as residential uses among retail/restaurants. • Participants expressed a desire to keep the tire shop and dog groomer as they are vital services for the residents; consider this when updating the permitting and zoning codes. • An emphasis on maintaining the charm and character of CdM. • Suggestion to conduct a traffic study and review road conditions to understand traffic flow, such as on MacArthur Avenue and Avocado Avenue, to provide safe and reliable access to residents and visitors. K EARN S 1 WEST ? 2-113