HomeMy WebLinkAboutPublic CommentsFrom: Barbara Wall <barbaraonlido@aol.com>
Sent: May 21, 2018 9:22 AM
To: Nova, Makana
Subject: Mariners Mile
I have just become aware of this massive project being proposed for Mariner’s Mile. As a long time
resident of Newport Beach I am against this type of development. The City has already approved
multiple residential areas that will have a significant impact on traffic and the general infrastructure.
I am not in support of any further development or residential development until there is a City plan that
addresses widening of streets, highways, and general infrastructure improvements on parking, grocery
stores etc. The main area for shopping is 17th Street in Costa Mesa and it is already overcrowded with
no parking available in many of the shopping centers.
I reside on Lido Isle and we have experienced a great impact on parking for residents due to the re
development of the Lido Village. I do enjoy the stores and restaurants that have opened however the
side effect on our community life is difficult to live with.
There must be some sort of City Hall meeting before this plan goes any further so residents can voice
their opinions.
Thank you.
Barbara Wall
Concerned Resident
From: Dennis & Marcia O'Hern <mndennis@roadrunner.com>
Sent: Wednesday, May 23, 2018 10:57 PM
To: Nova, Makana
Subject: Mariner's Mile Village Mixed Use Project
Follow Up Flag: Follow up
Flag Status: Flagged
Dear Planning Department:
My husband and I viewed the poles and tape indicating the height and massive Mixed
Use Project proposal. We have several concerns. Traffic will increase in an area along Pacific
Coast Highway that is already impacted during peak hours of usage especially during summer
and holidays when tourist travel to Newport Beach. This will affect our current businesses as
well as our residents.
Another concern is that the proposed height and massive project will create a tunnel
effect as one drives PCH. The views of the bay and views of the natural hillside behind the
proposed project will be largely eliminated. Only the proposed residents will have an
unobstructed view of the bay. We hope you will consider these concerns.
Dennis and Marcia O’Hern
201 Via Nice
Newport Beach, CA 92663
From: Jaime Rummerfield <jaime@wandrdesign.com>
Sent: August 20, 2018 8:59 AM
To: Nova, Makana
Subject: Newport Village mixed use project
Follow Up Flag: Follow up
Flag Status: Flagged
Hello Makana,
As a member of the architectural and design community, the iconic Stuft Shirt restaurant building
at 2241 West Coast Highway, Newport Beach, designed by Ladd & Kelsey
Architects is an architectural gem and I highly suggest that it should not be demolished. Has the
project team considered adaptive reuse incorporating the existing iconic structure? The modernist
structure should be a part of the CEQA evaluation, as this property is a cultural monument. The
current owner would be very negligent to demolish such an architecturally significant building.
Please advise if this building is in jeopardy?
Sincerely,
Jaime Rummerfield
SIAprojects.org
2658 Griffith Park Blvd.
No. 399
Los Angeles, CA 90039
310.659.3010 (ext. 302)
310.622.9812 fax
www.wandrdesign.com
From: Jeanne Fobes <jeannefobes@gmail.com>
Sent: May 19, 2018 1:56 PM
To: CDD
Cc: Kiff, Dave
Subject: Mariners Mile Project
Follow Up Flag: Follow up
Flag Status: Flagged
I am very interested in following any developments in the Mariners Mile Project.
We live in Newport Heights, less than one block from Cliff Drive. A proposed project that was
included with other information from the City a month or so ago was not acceptable. I am
horrified to think of the traffic that will be diverted up Tustin into our area to escape this Santa
Monica-style development.
Whom are our city leaders trying to please? Strangers driving through our city? Certainly not
residents!!! Perhaps I should "follow the money!" How about the wealthy investor(s) who have
bought up both sides of PCH in that section of the Mariners Mile??? Hmmmm......
Looking forward to more information. Sincerely, Jeanne Fobes
328 Aliso Ave.
From: John Carlos Rowe <johnrowe@usc.edu>
Sent: May 19, 2018 3:15 PM
To: CDD
Subject: Updates on Newport Village Development Project
Please add me to the list for updates on the “Newport Village” proposed development on Mariner’s
Mile. I’m a resident on Kings Road and concerned about any development that might interfere with our
views or add to the noise from PCH and Mariner’s Mile.
Thank you,
John Rowe
700 Kings Rd.
johnrowe@usc.edu
From: KERI SHRIMPTON <kshrimpton@me.com>
Sent: May 21, 2018 3:40 PM
To: CDD
Subject: Mariner's Mile Mixed Use Project
To Whom It May Concern:
I am interested in staying apprised of goings-on with this proposed mixed use project. Do you have an
email list? If so, would you please add me?
I would ask the city to be mindful of the big picture and long term impact of what it approves. A project
of the magnitude currently proposed will forever change our small hamlet, and not for the better. I
would implore the developer and the city to consider a scaled-back vision that protects views, iconic
architecture and traffic flow.
Most of the time, our stretch of PCH is on the right side of bearable. The volume accompanying 175
residential units and 240,000 square feet of office, retail and restaurant space would irrevocably change
that and would expose Mariner’s Mile to the traffic and congestion problems with which Corona del
Mar, Huntington Beach, Venice Beach and Manhattan Beach are habitually faced. From an architectural
standpoint, what is currently proposed is unremarkable and necessitates the demolition of a building
that is both remarkable and irreplaceable: the 1961 Ladd and Kelsey building that currently houses
A’marees. I urge the developer to incorporate this architectural gem into the grand plan, and I implore
the city of Newport Beach to protect it from demolition. Moreover, I would like to see a development
that is more timeless, interesting and thoughtful from a visual, architectural perspective.
Thank you for hearing my concerns.
Sincerely,
Keri Shrimpton
.
From: Kerri Hirsch <keljackea@gmail.com>
Sent: May 21, 2018 11:14 AM
To: Nova, Makana
Subject: Newport village mixed use project
Why wouldn’t this project trigger a green light vote? The 175 residential units alone should not to
mention the 1,000 plus underground parking spots??????
Kerri Hirsch
949-533-4035
From: Libby Huyck <libonlido@aol.com>
Sent: May 28, 2018 4:41 PM
To: Nova, Makana
Subject: Newport Village
Follow Up Flag: Flag for follow up
Flag Status: Flagged
The story poles were very helpful to give us an idea for the scale of this project. I think the height of bay
side development looked fine, but from the picture it looked like it's very "block" like, not much interest. I
would prefer we do coastal, Cape Cod look like Lido House, or even like the next door building where
Hornblower is.
Whereas the height of inland development looked rather high and perhaps too dense. Little afraid of
"tunnel effect" as we go down PCH. Also, I didn't see parking (but maybe it's underground).
Basically, I'm hoping Cape Cod look returns to this design, not modern brown blocks which doesn't look
too coastal.
Thank you.
Libby Huyck
Lido Isle
From: Marice H. DePasquale <marice@mconsensus.com>
Sent: May 17, 2018 2:58 PM
To: Campbell, Jim; Nova, Makana; Kiff, Dave
Cc: Manouch Moshayedi; mark moshayedi; Sean Matsler
Subject: Mariner's Mile Outreach
Attachments: WEST COAST HWY STORY POLE PLAN.pdf
Our team is continuing to work on the Mariner's Mile plans to address city staff and community input.
You will recall, we met with our neighbors in March and have worked to continue the dialog. In fact,
within a week of our March meeting we invited the group to a "planning session," with our entire design
team to put pencil to plans and get detailed input on suggested changes - at the time they did not feel
they had enough
information to participate. Over the last two months we have stayed in
touch, answering questions and making ourselves available. Recently, more conversations have
occurred and we are working with our neighbors on input to the plan. One of their requests, which we
are gladly accommodating, is to erect story poles on the site to show the allowable heights. Story poles
will be installed on May 21st and remain through May 24th. We wanted to make sure the city was
aware of our ongoing efforts and to alert you to the activity taking place should their be inquiries from
the community. Attached is an exhibit indicating where the story poles will be installed. We are also
forwarding this email to the City Council.
Marice H. DePasquale
Principal
MConsensus
3609 W. MacArthur Blvd., Suite 812
Santa Ana, CA 92704
(949) 433-4261
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From: Mark Larson <mark.larson@lee-associates.com>
Sent: May 18, 2018 8:08 AM
To: Nova, Makana
Subject: Bayshores/Moshayedi
Attachments: 2507 W Coast Hwy_Flyer.pdf
Ms. Nova, I have lived in Newport Beach since 1980, Bayshores since 1994. I also
represented the Seller that sold the Mariner’s Mile project to Moshayedi.
Having disclosed that, I think Mariner’s Mile looks horrible. It would have been better to
have had the Audi dealership than Flueter’s old car/consignment/walk -up offices. I fully
support Moshayedi’s development – anything is better than the boat yard, old Stuff Shirt
restaurant and even the office project I sold. I honestly don’t believe most of the people
in opposition to Moshayedi (and formerly Flueter) patronize the major ity of tenant’s on
the Mariner’s Mile.
Appreciate all the City does for us.
Thanks.
Mark
J. Mark Larson
Vice Chairman
Lee & Associates | Investment Services Group
O 213.623.2022
F 866.593.3685
mark.larson@lee-associates.com
Headquarters:
515 S Flower Street, 36th Floor
Los Angeles, CA 90071
Mailing Address:
333 Bayside Drive Suite 106
Newport Beach, CA 92663
Email: mark.larson@lee-associates.com
Web: www.Lee-Associates.com
This email and any files transmitted with it may contain confidential or privileged material which is intended solely for the use of the
individual or entity to whom they are addressed. Any use of this information by anyone other than the intended recipient is
prohibited. If you have received this transmission in error, please immediately reply to the sender and delete this information from
your system. Use, dissemination, distribution, or reproduction of this transmission by unintended recipients is not authorized and
may be unlawful.
J. MARK LARSON
Vice Chairman
213.623.2022
Lic ID #00546735
mark.larson@lee-associates.com
MARINER’S MILE MARINE CENTER
Newport Beach, California
$35,000,000 (Fee Simple)
Prestigious Newport Beach Waterfront Project
300’ on Newport Bay - 36,151 SF Office/Shop Space/Retail
One-of-a-Kind Property
Multiple Boat Slips Up to 132 Linear feet
Potential to Develop Additional 36,000 Square Feet
Mixed Use Allowed - Including Residential
Below Market Rents
Below Replacement Cost
Lee & Associates® Los Angeles
Investment Services Group
Corp ID #01859073
515 S. Figueroa Street
36th Floor
Los Angeles, CA 90071
213.623.2202
For additional information:
PROPERTY HIGHLIGHTS
No warranty or representation has been made to the accuracy of the foregoing information. Terms of sale or lease and availability are subject to change or withdrawal without notice.
MARINER’S MILE MARINE CENTER
Newport Beach, California
$35,000,000 (Fee Simple)
Lee & Associates® Los Angeles
Investment Services Group
Corp ID #01859073
515 S. Figueroa Street
36th Floor
Los Angeles, CA 90071
213.623.2202
PRICE: $35,000,000
Five (5) Buildings
1.5 Acres (72,004 SF)
3.1 Parking Ratio
Complete Renovation - 2000
SIZE:
Office ...........29,458 Square Feet
Shop Space ....6,693 Square Feet
Shipyard ........8,800 Square Feet
Docks .............1,982 Linear Feet
No warranty or representation has been made to the accuracy of the foregoing information. Terms of sale or lease and availability are subject to change or withdrawal without notice.
From: Ned McCune <ned2455@hotmail.com>
Sent: April 04, 2018 1:44 PM
To: Nova, Makana
Subject: Re: Mariners Village
Thanks, Makana. As long as you have Tony Brine on the line, is there a minimum for a signal
system that is not coordinated?
Ned McCune
From: Nova, Makana <MNova@newportbeachca.gov>
Sent: Wednesday, April 4, 2018 1:09 PM
To: 'Ned McCune'
Subject: FW: Mariners Village
Hi Ned,
Please refer to the response from Public Works, below.
MAKANA NOVA
Community Development Department
Associate Planner
mnova@newportbeachca.gov
949-644-3249
From: Brine, Tony
Sent: April 04, 2018 12:02 PM
To: Nova, Makana <MNova@newportbeachca.gov>
Subject: RE: Mariners Village
Caltrans minimum for signal spacing is 1000 feet for a coordinated signal system.
From: Nova, Makana
Sent: Wednesday, April 04, 2018 11:01 AM
To: Brine, Tony <tbrine@newportbeachca.gov>
Subject: FW: Mariners Village
Hi Tony,
Can you assist me with this question regarding the signal distance for the Mariners’ Village project?
MAKANA NOVA
Community Development Department
Associate Planner
mnova@newportbeachca.gov
949-644-3249
From: Ned McCune [mailto:ned2455@hotmail.com]
Sent: April 04, 2018 10:59 AM
To: Nova, Makana <MNova@newportbeachca.gov>
Subject: Re: Mariners Village
Is there a Caltrans rule or regulation about the minimum distance between signals on a state
highway? The distance between the Tustin Ave. and Riverside Ave. signals is 450 feet, but that
may not be grandfathered on a signal SE of Tustin.
Ned McCune
From: Nova, Makana <MNova@newportbeachca.gov>
Sent: Tuesday, April 3, 2018 4:57 PM
To: 'Ned McCune'
Subject: RE: Mariners Village
Hi Ned,
The section of West Coast Highway adjacent to the Newport Village project is under Cal Trans permit
jurisdiction. The current scope of work proposed under the Newport Village application would require
extensive coordination with Cal Trans and ultimately their approval for the relocation of a signal along
West Coast Highway. The City plays an important role in the coordination process since the City owns
the land on both sides of this section of West Coast Highway and is reviewing the private development
project that would connect to West Coast Highway.
At this time, the applicant is still working to reexamine their scope of work and address the City’s
comments on their initial application submittal. Once we have a defined scope of work and some traffic
trip information, we will initiate a more extensive outreach with Cal Trans to further define the timing
and process moving forward.
Let me know if you have any additional questions at this time.
Thank you,
MAKANA NOVA
Community Development Department
Associate Planner
mnova@newportbeachca.gov
949-644-3249
From: Ned McCune [mailto:ned2455@hotmail.com]
Sent: April 03, 2018 3:31 PM
To: Nova, Makana <MNova@newportbeachca.gov>
Subject: Mariners Village
Hi Makana,
The drawings you and Greg showed me in January had a traffic light on Coast Highway at
the center of the project, while the existing signal at Tustin Ave. was removed, the highway
median extended across the intersection, with the only permitted turns right -in and right-out
only. What is the status of the Tustin light? Who make the final determination, the city or
Caltrans. Are there any laws or regulations you know of controlling for this question?
Ned McCune
From: Peggy Palmer <pvpalmer@icloud.com>
Sent: January 17, 2019 5:48 PM
To: Nova, Makana
Cc: Leung, Grace; Jurjis, Seimone; Avery, Brad
Subject: Newport Village Project
Follow Up Flag: Flag for follow up
Flag Status: Completed
January 17, 2019
Makana Nova
City of Newport Beach
100 Civic Center
Newport Beach, CA 92660
RE: Newport Village Project
Dear Makana,
On behalf of the Newport Heights/Cliff-Haven Subcommittee, we wanted to address our previous
written position to the City regarding the Newport Village project.
With respect to the total number of bay-front luxury townhomes for sale, the applicant has identified
that the total number is 14 and not seven. The applicant’s use of the term “floors” appears to have
caused confusion during our on-going communications; however, we will clarify to the City that the
project proposes 14 units within seven buildings.
With that being said, our Subcommittee has discussed at lengths, with the applicant, the protection of
public views from public parks that would be impacted by the mass and scale of the structure.
(Regardless, if there are 14 or seven units on the bay-front).
At this point the applicant has many months ahead of processing, including an EIR. We feel that there
will be ample opportunities to meet with Staff and the applicant’s team to further discuss the proposed
project.
We therefore, from this point forward, will only provide our continued comments and concerns directly
with City Staff. This will ensure that no further confusion occurs and that future Community remarks will
be accurately reflected in the administrative record.
In closing, we are looking forward to working with both the City, as well, as the applicant.
Thank you,
Peggy V. Palmer
Newport Heights / Cliff-Haven Subcommittee
Sent from my iPhone
From: SANDRA L AYRES <ssayres@me.com>
Sent: January 11, 2019 3:11 PM
To: Brown, Leilani; Leung, Grace; Nova, Makana; Brad Avery
Cc: Dan Boyd; Peggy Palmer; Jill Ayres; Diana Miner; Patrick Gormley; Luke
Dru; James Carlson; Dorothy Kraus
Subject: Mariners Mile Redevelopment
Attachments: sub comm signed ltr.pdf; Correspondence packet.pdf
Follow Up Flag: Follow up
Flag Status: Flagged
Please find attached a letter from the PMM sub committee and a correspondence packet documenting
communication between the committee and the developer’s team. The PMM sub committee was formed by
residents of Bayshore, Cliffhaven, Lido Isle and Newport Heights. Our hope is transparency in the process will be
beneficial as the process moves forward. We look forward to further communications
Thank you
January 7.2OL9
Ms. Makana Nova
Associate Planner
City of Newport Beach
100 Civic Center Drive
Newport Beach, CA 92660
RE: Newport Village- November 2.OLB Resubmittal
Dear Ms. Nova:
On behalf of the Newport Heights/Cliff-Haven Subcommittee, we were disappointed when we read the
City's November 3A,2AL8 publication, "The Week in Review" and noted that the Newport Village Project
has been resubmitted to the Community Development Department. While we realize that it is early in
the process, our concern lies in the fact that we have made diligent efforts to meet with the developer,
MSM Global, to address crucial concerns. With this being said, our organization was not informed of this
recent resubmittal.
Because our most recent meeting with Mr. Moshayedi's team was on October zg'n, we were perplexed
that we had not been informed of his planned November resubmittal. And more concerning is that the
developer and his attorney, shared a different plan with our group than what he submitted to the City.
Just one of the many examples is that the original plan that the developer shared with us illustrated
seven condominiums on a portion of the south parcel, while the plan he submitted to the City, (per 'The
Week in Review" surnmary), has increased to 14 condominiums on the bay-front!
As way of background, on March LGth,2OL8, we did forward to Mr. Moshayedi (the applicant) an initial
list of our concerns with his proposal. ln the past twelve months, we have had several meetings with his
team since May 24th ,2OL8. We did have positive collaborative meetings on the style of architecture. We
gave his architectural team a tour of Newport Beach and the surrounding beach communities to identify
architectural styles that we felt were appropriate for Mariner's Mile. On this topic, we did reach a
positive outcome and we were pleased with our progress with the "revised" architectural styles that
were viewed in our last meeting.
The Newport Heights/Cliff-Haven Subcommittee has identified several issues that have not been
resolved, (see attached letter of March 16th). One of our most serious concerns, which we have
expressed from the onset, is the protection of the public views from our neighborhood's parks. These
parks are listed in numerous documents as having "public view points" and these views are protected in
both the General Plan and the Local Coastal Land Use Plan. These parks include John Wayne Park, Cliff
Drive Community Park along with one other smaller parks located along Cliff Drive and Santa Ana Ave.,
in Newport Heights.
ln every meeting with the applicant, we had requested for specific view simulations demonstrating that
these views from the parks are protected. To date, no view simulations have been shown to our
organization addressing the severity of the obstruction of views from these public parks.
Another major concern for our community is the protection of what we believe to be an historic
Newport Beach asset, the A'Marees building, (originally known as the Stuft Shirt). Currently, the
applicant's plan has a large multi-story parking structure located directly in front of A'Marees blocking
the view of the building from Coast Highway. To demonstrate the importance of this building, our
community was contacted by Preserve Orange County. We have attached two documents from their
organization for your reference. They note that the building was designed by master architects Ladd &
Kelsey and is considered a classic Mid-Century period piece and it should be maintained and viewed by
the public. ln Preserve Orange County's letter dated Novembe r L3,2O!8, they have noted that CEeA
documents for the Mariners Mile Village project should include a professional historic resource
evaluation (HRE). Our community agrees wholeheartedly with these sentiments and requests.
We are extremely concerned with the mass and scale of this project and believe the applicant's plans
are too aggressive for the site. We understand that there has been a reduction in the originat request;
however, that is due to the fact that the applicant has reduced the size of the project from 11.3 acres to
9.4 acres.
For your reference, we have attached the following documents:
Feb. 5, 2018 MC Consensus Letter to Newport Heights Resident
March L6,2QL8 - Newport Heights Community Association Letter to Applicant
May 2018 - Preserve Orange County- Draft Report- A'marees
Nov. L6,20L8 -Newport Village - Newport Heights Community Meeting Summary
Nov. 13,zOLg - Preserve Orange County - Letter to the Applicant
We felt it was important at this time to express our concerns and to let the City formally know that we
wish to be notified of all City's actions to include all correspondence with Newport Village Project now
and in the future.
Sincerely,
The Newport Heights/Cliff Haven Sub-Committee
Cc:Grace Leung
Simone Jurgis
S-outqc{/L^4{hK
S"rrara, S?47W*
Newport Heights Community Association
PO Box2967
Newport Beach, CA 92659
March 16, 2018
Mr. Mark Moshayedl
MSM Global-MX3 Ventures
President
· 2505 W. Coast Highway #201
Newport Beach, CA 92663
RE: Mariners Mile Development Project
2000-2244 W. Coast Highway &
2001-2507 W. Coast Highway
Dear Mr. Moshayedi:
On behalf of the Newport Heights & Cliff Haven community, we wanted to respond to a February 5,
2018 letter a number of our Cliff Drive and Kings Road residents received from your consultant Marice
DePasquale. We felt it was Important for you and your consultant team to realize the Newport Heights
and Cliff Haven communities have formal homeowner associations that will provide leadership to our
community as It relates to responding to your proposed project.
In that regard, we also wanted to inform you we have collectively gone to the City of Newport to review
your submittal, have received a copy of the Notice of Incomplete filing dated December 21, 2017, and
have received and reviewed the February S, 2018 letter your consultant sent to our residents.
As you probably are aware, we do have a meeting set with Ms. DePascuale for Monday, March 19th at
which time we will provide her a copy of this letter and share our concerns as noted below.
While we are aware that it is very early in the process and somewhat premature to give you
comprehensive comments on your proposal, we felt some initial comments should be provided so that
our views and first impressions aren't misconstrued.
In our minds, and from our community's point of view, we think your proposal Is overreaching and out
of synch with the community. We clearly understand that the General Plan and Zoning for the property
allow for a mix of commercial and residential uses. These uses are noted in the Zoning Ordinance which
specifies two zoning categories for the property-MU-MM (Mixed Use Mariners' Mlle) which applies to
property on the inland side of Coast Highway and MU-W1 {Mixed Use Water) which applies to
waterfront properties along Mariners Mile.
While we acknowledge the land uses specified In the General Plan and zoning, we take Issue with your
assertion (per the 2.5.18 letter) that your proposal ''is in full compliance with the General Plan, Zoning
and Local Coastal Plan". We believe, In fact, your proposal requires a variety of modifications, requests
for height increases, parking modifications (significant reduction In required parking), alterations to
existing traffic patterns (change to Tustin Avenue) and pushes the standards beyond the intentions of
the code.
It is our understanding that you are requesting all building heights be maxed out at 35'. The zoning code
allows for a 26' flat/31' sloped roof. The 35' foot height limit is only granted if you can make the
required findings, per the zoning code. We don't believe you can make those findings.
Based on our review of the zoning code, we believe those findings are found in the Property
Development Standards and stipulate:
3.Required Findings. The review authority may adopt a planned community district, adopt a
specific plan, or approve a Planned Development Permit, or Site Development Review to allow an
Increase in height of a structure above the base height only after first making all of the following findings
In addition to the findings required for the discretionary permit application:
a.The project applicant is providing additional project amenities beyond those that are
otherwise required. Examples of project amenities include, but not limited to:
(1)Additional landscaped open space
(2)Increased setback and open space areas
(3)Enhancement and protection of public views; and
b.The architectural design of the project provides visual interest through the use of light and
shadow, recessed planes, vertical elements, and varied roof planes
c.The increased height will not result in undesirable or abrupt scale changes or relationships
being created between the proposed structure(s) and existing adjacent developments or
public spaces. Where appropriate, the proposed structure(s) provide a gradual transition to
taller or shorter structures on abutting properties; and
d.The structure will have no more floor area than could have been achieved without the
approval of the height Increase.
We also are aware our community has public view protection as It relates to views on Coast Highway
and our three public parks which are designated as a coastal view road and public view points per the
Natural Resources Element (Figur� NR 3 -Costal Views) and the Newport Beach Municipal Code.
Per the 2/5/18 letter-there is a listing of new public open space and a public boardwalk along Newport
Bay. When the letter refers to more than 100,000 square-feet of new public open space-does that
include the boardwalk? It will be important for a statistical table to be created that clarifies where the
open space Is and how much is required (i.e. the public boardwalk) and how much is being provided that
is useable, meaningful open-space above and beyond code requirements.
November 13, 2018
MConsensus
Attn.: Marice H. DePasquale, Principal
marice@mconsensus.com
Re: The Stuft Shirt (A’maree’s) Building and Proposed Mixed-Use Development
Dear Ms. DePasquale:
Thank you for attending the November 4, 2018, Preserve Orange County (“POC”)
meeting. Your presentation regarding the proposed adaptive re-use of the Stuft Shirt
(A’maree’s) building and the associated mixed-use development in Mariner’s Mile was
helpful in our understanding of your client’s project.
POC supports the preserv ation and adaptive re-use of the Stuft Shirt (currently A’maree’s)
building. As discussed during the November 4th meeting, POC asserts that the property
would qualify as an eligible historic landmark under Criteria “3” of the California Register
of Historical Resources and under Criteria “C” of the National Register of Historic Places
for its association with master architects Thornton Ladd and John Kelsey, and as an
exceptional example of mid-century New Formalism architecture. POC also contends that
the building currently meets the definition of a n historical resource under Section
15064.5(a)(4) of the California Environmental Quality Act (“CEQA”) Guidelines. According
to Goal HR1 of the Newport Beach General Plan, it is the City’s policy to, “Recognize and
protect historically significant landmarks, sites, and structures.” Please find attached our
report on the historic and architectural significance of the building.
As the scope of your project is not exempt from CEQA, we advocate and anticipate that
a professional historic resource evaluation (“HRE”) will be commissioned for the Stuft
Shirt building. It should also include a general survey of the extant buildings, structures
and objects that are within the project boundaries as part of the CEQA evaluation of the
project. By using the findings of the HRE as a planning tool, the document will aide in
creating a project design that will help mitigate any/all adverse impacts to the historic
resource(s) within the project to a level of less than significant. As such, POC would like
to voluntarily advise and collaborate with you in this effort as the project moves forward.
POC advocates and supports the premise that when the original function of an historic
building is no longer viable, it should be adaptively re-used to breathe new life into the
resource to continue to make it useful and economically productive. Applying the U.S.
Secretary of the Interior’s Standards and Guidelines for Rehabilitation enables property
Preserve Orange County PO Box 145, Santa Ana, California 92702
www.preserveorangecounty.org (949)-482-0125
2
owners to achieve this goal, while allowing their buildings to retain their historic integrity.
It is also consistent with the provisions contained in Section 15064.5(b)(3) of CEQA to
mitigate impacts to historic resources. As you know, adaptive re-use of historic sites and
structures is encouraged under Goal HR1, Policy HR1.4, of the Newport Beach General
Plan.
W e understand that refining some aspects of your project will occur based upon various
regulatory requirements and ongoing community input. In that spirit, POC would like to
advise that the current design of the parking structure footprint, adjacent to the Stuft Shirt,
presents an initial concern to POC based upon the site plan presented. It should be noted
that POC’s comments are based solely on the conceptual site plan presented to us. POC
asserts that the current layout of the adjacent parking structure appears to adversely
impact the integrity of the building’s setting and feeling as a once prominent Newport
Beach restaurant. Specifically, the scale and mass of the parking structure will obscure a
significant portion of the north (front) façade of the building from Pacific Coast Highway
(“PCH”). This adversely changes the building’s public view-shed from PCH and
significantly diminishes its historic prominence along the street (as it was intended to do)
through its architecture and siting on the property. Likewise, the spatial relationship
between the proposed parking structure and the Stuft Shirt should be increased to help
visually separate the structures, and the height of the parking structure should be reduced
so it is below the roofline of the existing building. Doing so would better preserve the
visual appearance of the building’s size, scale and proportions so this iconic building does
not compete with the parking structure.
POC believes that any combination of reducing, relocating or redesigning the parking
structure away from the Stuft Shirt building would help contribute to protecting the integrity
of the resource. Pursuing local, state or federal landmark designation of the building as
part of your project may also be helpful. Under recently enacted California legislation (AB
2263), Section 18962(a)(2) was added to the California Health and Safety Code to
provide state mandated parking concessions for adaptive re-use of designated historic
resources. The legislation, in part, states that, “For a project converting or adapting a
designated historical resource to a nonresidential use, a local agency shall provide a 25-
percent reduction in the amount of parking spaces that would otherwise be required.”
Newport Beach’s General Plan also encourages preservation incentives for designated
historic resources under Goal HR1, Policy HR1.2. It is also worth noting that landmark
designation of the building would also entitle the property owner to use the California
State Historic Building Code to help address any adaptive re-use issues with the building.
In the event that the project team is unfamiliar with how to proceed in obtaining an historic
resource evaluation, we have listed three sources for you below. Please note POC is
providing this list to you for informational purposes only . W e are not affiliated with and do
not benefit from any of these consultants. Whether you select from this list or find your
own, the historic resource consultant performing the work should meet the U.S. Secretary
of the Interior’s Professional Qualifications in history and/or architectural history, as
outlined in the Code of Federal Regulations, 36 CFR Part 61. It is a standard professional
qualification for evaluating historic buildings, structures, objects and sites.
Preserve Orange County PO Box 145, Santa Ana, California 92702
www.preserveorangecounty.org (949)-482-0125
3
1) Architectural Resources Group
360 E. 2nd Street, Suite 225, Los Angeles, CA 90012
Phone: (626) 583-1401
2) Historic Resources Group
12 S Fair Oaks Ave Ste 200, Pasadena, CA 91105
Phone: (626) 793-2400
3) Page & Turnbull
417 S Hill St #211, Los Angeles, CA 90013
Phone: (213) 221-1200
If you have any questions, please feel free to contact me at 949-482-0125 or by e-mail at
preserveoc@gmail.com. POC looks forward to following your project and working with
you on the successful preservation and integration of the Stuft Shirt into your project.
Sincerely,
Krista Nicholds,
President
Preserve Orange County
Attached: Stuft Shirt_POC_May 2018
cc: Peggy Palmer (pvpalmer@icloud.com; Jill Ayres (jsayres@aol.com); Lynn Lorenz
(lynnierlo@icloud.com); and Alan Hess, Chair, Preserve Orange County
DRAFT REPORT May 2018
By Alan Hess, Architectural Historian
Stuft Shirt Restaurant (now A’maree’s)
Ladd & Kelsey, architects
2241 West Coast Highway, Newport Beach, CA
1961
The Stuft Shirt (now A’maree’s) is an excellent example of Southern California Modern
architecture, and of the high quality of design once demanded by clients in Orange
County. Designed by master architects Ladd & Kelsey and engineered by Richard
Bradshaw, the building’s buoyant arches express its thin -shell concrete structure while
poetically echoing the sail boats on Newport Bay. For many years its expansive
windows, nineteen-foot ceilings and elegant interior overlooking the water made it a
popular and memorable location for dining for generations of Orange County residents,
as the Stuft Shirt, Cano’s, and Windows on the Bay. In 2010 it was adaptively
remodeled as A’maree’s boutique.
Architects Thornton Ladd (1924-2010) and John Kelsey (1925-2012), both graduates of
the USC School of Architecture, are well known for several landmark buildings,
including the Norton Simon Museum in Pasadena, the Cal Arts campus in Valencia,
Herrick Chapel at Occidental College, Busch Gardens in the San Fernando Valley, and
many distinguished custom designed residences throughout Southern California. They
were consulting architects on the iconic Department of Water and Power on Bunker Hill
in Los Angeles. In Orange County, they designed the Monarch Bay Community Homes
in Laguna Beach. Also of note is their First Methodist Church in LaVerne, famous for its
appearance in the final scene of the movie The Graduate, and their unbuilt design for
the Mineral King Ski Resort for Walt Disney.
Engineer Richard Bradshaw was an important part of the design team, conveying
through the structure’s innovative thin-shell concrete domes and slender columns a
lightness and slender character in the solid medium of concrete. Bradshaw was also
responsible for engineering other notable Southern California landmarks, including the
Theme Building at LAX and Ladd & Kelsey’s First Methodist Church (also a concrete
design.)
The Stuft Shirt/A’maree’s is a significant building as a distinctive and excellent example
of Southern California Modern architecture in a period of great creative advances, and
as an example of the work of Ladd & Kelsey. Escaping the austere “glass box” Mode rn
designs of the International Style, Ladd & Kelsey pushed the modern materials of
concrete and glass into new, expressive, sensuous forms. Besides expressing its
modernist structure, their design also draws on its delightful site by offering visitors an
elevated panoramic view of the harbor, and evoking the airy, sunny, sparkling character
of sailing on Newport Bay. By bringing this element of pure pleasure into a
contemporary design for a building used by the public, Ladd & Kelsey captured the
essence of Newport and Southern California life.
The Stuft Shirt is recognized by planners, critics, and scholars for its architectural
significance. Architect and historian Pierluigi Serraino stated in 2015, “This refined
structure is a classic midcentury period piece…and explores with refined sensitivity the
expressive range of this plastic material, beautifully utilized in a resort setting with
commanding views of the harbor.”
The Congress for the New Urbanism’s 2017 study of Mariner’s Mile emphatically state d
“Ensure iconic A’maree’s is adaptively reused and NOT demolished….A’maree’s is a
unique signature building and local treasure with fantastic adaptive reuse potential, and
it deserves designation as a historic landmark to ensure its preservation."
The adaptive reuse of the building as A’maree’s won a design award from the California
Preservation Foundation in 2011: “Adaptive reuse of 1960s harbor -side restaurant
transformed a neglected regional architectural classic into a vibrant space for upscale
shopping. The building was returned to its pristine origins, combining today’s clean and
contemporary aesthetic with the site’s modernist past.”
Even in an era of many great architects (John Lautner, Charles and Ray Eames, Craig
Ellwood, Richard Neutra, A. Quincy Jones, to name a few) Ladd & Kelsey stand out for
their original and creative interpretation of the tenets of Modern architecture. Their forms
are richly expressive, their devotion to modern concepts is stron g, their open plans
connect people to nature. The Stuft Shirt is a significant and mature design showing
their range and has been a favorite destination for local citizens for over fifty years.
Newport Village
December 5, 2018
Review Meeting
May 24, 2017
Newport Village Project
Initial Meeting with applicant, Moshayedi
July 21, 2017
Review of Newport Village Plan with the City
January 31, 2018
Review of Newport Village Plan with Stakeholders
February 5, 2018
Outreach Letter Computer Generated View Simulations
March 16, 2018
Letter to Applicant –Addressing Concerns
March 20, 2018
Meeting with Applicant’s Entitlement Consultant
May 7, 2018
Discussions of the Traffic Signal at Avon, (Moved from Tustin Ave.)
May 23, 2018
Story Poles erected –Meeting with Applicant & Attorney
May 24, 2018
Response Letter to Applicant
June 26, 2018
Architectural Tour –PMM & BARR Architects
Newport Village
December 5, 2018
August 2018
Newport Village Project
Revised Rendition with Architects
September 1, 2018
Core Meeting
September 22, 2018
Meeting with Applicant in Irvine
Architectural Revisions
October 29, 2018
Meeting with Applicant in Newport
Architectural Revisions
November 4, 2018
Meeting with Board Members Preserve Orange County
November 16, 2018
Meeting with Board Members
From: Nicholas King <najking@hotmail.com>
Sent: May 21, 2018 12:32 PM
To: Nova, Makana
Subject: Newport Village Mixed-Use Project
Attachments: press_Architectural_Record.pdf
Follow Up Flag: Follow up
Flag Status: Flagged
Dear Makana,
The proposed demolition of the building now occupied by Amaree's as part of the Newport
Village Mixed-Use development would be a huge loss to the city. By all means, redevelop the
parking lots, but please leave this building in place. It is the one large building on the harbor
with any architectural appeal, and is universally admired by residents and visitors alike. It
should be celebrated and integrated into the future of the city, not destroyed.
Thank you for listening to my view.
Best
Nicholas King
Sent from Outlook
From: Ron Yeo <ronyeoarchitect@gmail.com>
Sent: June 05, 2018 6:29 AM
To: Nova, Makana
Cc: Peotter, Scott
Subject: Newport Village mixed use project.... architectural preservation
Follow Up Flag: Follow up
Flag Status: Flagged
It appears that Ladd & Kelsey’s long & forgotten “stuffed shirt” restaurant will be
demolished with the new planned development. Does the EIR discuss options to
preserve this Newport iconic structure?
From: Ron Yeo <ronyeoarchitect@gmail.com>
Sent: December 20, 2018 9:58 AM
To: Nova, Makana
Cc: Brenner, Joy
Subject: Newport Village Mixed use project
Attachments:
EssentialHarborRelatedBusiness_PresentedtoPlanningCommissio_
201702.pptx
Follow Up Flag: Follow up
Flag Status: Flagged
I know that it is too soon for “public comments”, but I just wanted to express my thoughts on the
bayside portion of the project…..
THE GOOD….
This revised submittal is a big improvement over the previous plan -
with the retention of the iconic (stuffed shirt) A’mare’s building as well as the low scale
buildings to the north west.
THE BAD…..
It doesn’t appear that the proposed uses have considered the recommendations from the Harbor
Commission. Has the plan been given to the harbor department for review?
This project may well be a missed opportunity for a vibrant harbor center and a much needed
window to the bay.
THE UGLY…
In my opinion, a large 4 level parking structure is a inconsistent use for a bayside property.
No mater what the zoning allows, this parking structure just does not belong.
https://www.newportbeachca.gov/government/departments/community-development/planning-
division/projects-environmental-document-download-page/newport-village-mixed-use-project
Mr and Mrs Donald B Ayres, III
2800 Cliff Drive
Newport Beach, California 92663
949)233-6233 ssayres@mac.com
March 6, 2018
Dear Makana Nova,
As a resident of Newport Heights, I have been following the application
for development of the property heretofore known as the Ardell
Property on North and South sides of West Coast Highway. The current
property owner has begun to refer to his proposed development as
Newport Village.
I would like to bring to the City’s attention the Newport Beach
Ordinance No.83-27 which adopted and designated a planned
community as Newport Village. In fact, our City Hall actually resides in
the Newport Village Planned Community District.
I accept that there may have been amendments made since the adoption
of this ordinance and I would appreciate being informed of these
changes. Otherwise, I assume it should be communicated to said
applicant a name change is necessary.
Just for additional information, it is found in a Google search there is an
apartment complex in our sister city of Costa Mesa calling itself
Newport Village.
With best regards,
Sandra Ayres
cc: Councilman Brad Avery
Mr. David Kiff, City Manager
Mr. Simone Jurjis, Community Development Director
From: Sarah Gilbert <sarah@lbmodern.com>
Sent: May 22, 2018 6:50 PM
To: Nova, Makana
Subject: Mariner's Village Historic Resource Evaluation
Follow Up Flag: Follow up
Flag Status: Flagged
Hello,
Thank you for the opportunity to comment on the Mariner’s Village Revitalization Plan. Amaree’s
Boutique (originally the Stuft Shift by architects Thornton Ladd and John Kelsey, 1961) should be
evaluated as a historic resource and preservation alternatives should be explored for the building to be
incorporated into any development on the site. This Ladd and Kelsey building is a significant Modern
resource and has a high level of integrity. Please consider all options and take the necessary steps for
evaluation before proceeding with the proposed Revitalization Plan.
Sincerely,
Sarah Locke Gilbert
Docomomo Southern California, Board Member
From: Campbell, Jim
Sent: May 22, 2018 9:11 AM
To: Nova, Makana
Subject: FW: Newport Village Feedback
Follow Up Flag: Follow up
Flag Status: Flagged
FYI.
JIM CAMPBELL
Community Development Department
Deputy Community Development Director
jcampbell@newportbeachca.gov
949-644-3210
From: City of NB Questions
Sent: Tuesday, May 22, 2018 9:01 AM
To: Campbell, Jim
Subject: FW: Newport Village Feedback
Jim,
This came in through the City’s website. Please pass along.
Thanks,
Mary
MARY LOCEY, MPA
Public Information/Management Analyst
mlocey@newportbeachca.gov
949-644-3031
From: NoReply@newportbeachca.gov
Sent: Monday, May 21, 2018 4:44 PM
To: City of NB Questions <questions@newportbeachca.gov>
Subject: Feedback for City of Newport Beach
You have received this feedback from Steve Guzowski < steve.guzowski@gmail.com > for the
following page:
http://www.newportbeachca.gov/government/departments/community-development/planning-
division/projects-environmental-document-download-page/newport-village-mixed-use-project
I was just given the Newport Village Mixed Use Project information. I have two proposed
changes. Instead of creating another signal off Coast Highway, why not come off Tustin or
Riverside Avenues and extend Avon to the parking structures. This will give traffic a multitude
of avenues to access and exit the parking off of Avon. Also install a pedestrian bridge over Coast
Highway eliminating the need for another signal.