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HomeMy WebLinkAbout2000-89 - Mariners Mile Strategic Vision & Design FrameworkRESOLUTION NO. 2000- 89 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH ADOPTING THE MARINER'S MILE STRATEGIC VISION AND DESIGN FRAMEWORK AFFECTING THE MARINER'S MILE SPECIFIC AREA PLAN (SP #5) AND THOSE NON - RESIDENTIAL PROPERTIES EAST OF THE SPECIFIC PLAN AREA ALONG COAST HIGHWAY TO THE BACK BAY BRIDGE. WHEREAS, as part of the development and implementation of the Newport Beach General Plan the Land Use Element has been prepared; and WHEREAS, as part of the implementation of the Land Use Element, the City prepared and adopted a Specific Area Plan and implementing ordinances known as the Mariner's Mile Specific Area Plan which establishes planning objectives and development standards for the orderly development of the district; and WHEREAS, since the development of the Mariner's Mile Specific Area Plan, the district has experienced changes both good and bad that have effected the overall quality and image of the district; and WHEREAS, the Mariner's Mile Business and Citizens Advisory Committee studied the Mariner's Mile district, and in April of 1997, the Committee adopted a set of broad recommendations which served as a starting point for subsequent study which has culminated in the Mariner's Mile Strategic Vision & Design Framework (Design Framework); and WHEREAS, the Mariner's Mile Business Owners Association has worked very closely with the City in the development of the Mariner's Mile Strategic Vision & Design Framework and proposed implementing ordinances; and WHEREAS, on July 22, 2000, the City held a community forum within the Mariner's Mile District where the general public was invited to attend and provide input upon the proposed planning study; and WHEREAS, on September 7, 2000 and September 21, 2000, the Planning Commission conducted a public hearing at which the Mariner's Mile Strategic Vision & Design Framework and Amendment No. 906 were considered. A notice of time, place and purpose of the public hearing was duly given, and evidence, both written and oral, was duly presented to and considered by the Planning Commission at the public hearing. At the conclusion of said hearing, the Planning Commission adopted written findings and recommended that the City Council adopt the Mariner's Mile Strategic Vision & Design Framework and Amendment No. 906; and WHEREAS, pursuant to Section 20.94, the City Council held a duly noticed public hearing on October 12, 2000 to consider Mariner's Mile Strategic Vision & Design Framework and Amendment No. 906. WHEREAS, the City Council believes that the Mariner's Mile Strategic Vision & Design Framework should be adopted and used as a planning guide for future development of the district. Additionally, Amendment No. 906 properly implements the proposed land use and development policies contained in the Mariner's Mile Strategic Vision & Design Framework and are necessary for said implementation, and makes the following additional findings: Land Use Element Policy E encourages the development of suitable sites for commercial marine related facilities so as to continue the City's historical and maritime atmosphere. The Design Framework and Amendment No. 906 does not change the marine use incentive provisions and encourages the use of nautical design elements which strengthens the maritime heritage of the district, therefore the Design Framework and proposed amendment is consistent with this policy. 2. Land Use Element Policy F states that the development and maintenance of suitable and adequate development standards including landscaping, sign control, site and building design, parking and undergrounding of utilities to insure that the beauty and charm of existing residential neighborhoods is maintained, that commercial and office projects are aesthetically pleasing and compatible with surrounding land uses and consistent with the public health, safety and welfare. The Design Framework and implementing ordinances establish suitable design standards and land use objectives which are based upon sound urban planning principles with the intent to improve landscaping, fencing, signage, and overall site and building design without unjustly limiting private property rights or the flexibility of owners to design projects appropriate for their individual properties. The proposed Design Framework and implementing ordinances are therefore consistent with this development policy. 3. Land Use Element Policy L states that, "The City shall encourage its community commercial districts to reflect and complement the high quality of its residential areas. The City shall promote the prosperity of its several community commercial districts through the adoption and application of its planning, zoning, building and public works codes, regulations, policies and activities." The underlying purpose of the Mariner's Mile Strategic Vision & Design Framework and implementing ordinances is to improve the district to better reflect the prosperity and quality image of the City and to make the Mariner's Mile area a more vibrant part of the community. The Design Framework and implementing ordinances accomplishes this goal and appropriately enhances the development standards without unjustly limiting private property rights or the flexibility of owners to design projects appropriate for their individual properties. The proposed Design Framework and implementing ordinances are therefore consistent with this development policy. 4. The project and amendment affects general development standards including signs and will not increase the development intensity nor change building height limits which could potentially affect the environment. The project does not authorize any specific development, but rather establishes new development standards and enhanced urban design. Future development projects guided by the proposed policies and standards will be required to be evaluated for potential environmental effects in accordance with CEQA and necessary mitigation measures applied as necessary. Therefore, the proposed project has been determined to be Categorically Exempt pursuant to Section 15305 (Class 5, Minor Alterations in Land Use Limitation) of the California Environmental Quality Act Implementing Guidelines. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Newport Beach does hereby adopt the Mariner's Mile Strategic Vision & Design Framework which is attached as Exhibit "A" of this resolution. This resolution was adopted at a regular meeting of the City Council of the City of Newport Beach held on October 10, 2000, by the following vote, to wit: AYES, COUNCIL MEMBERS Thomson, Glover, Adams, Ridgeway, Debay, O'Neil, Noyes NOES, COUNCIL MEMBERS ABSENT COL ATTEST: ItAE CITY CLERK A C--Ij MARINER'S MILE NEWPORT BEACH, CALIFORNIA STRATEGIC VISION NA DESIGN FRAMEWORK 0 0 r MARINERS MILE NEWPORT BEACH, CALIFORNIA STRATEGIC VISION DESIGN FRAMEWORK 0 CITY LIGHTS DESIGN ALLIANCE Keenan E. Smith, AIA Lee Anne Kirby, ASLA- Kirby & Company City of Newport Beach October 4, 2000 • MARINER'S MILE • CONTENTS PAGE 5 13 25 39 47 10/4/00 PAGE 3 INTRODUCTION: THE CALL FOR A DESIGN FRAMEWORK 0.10 CHARGE AND PURPOSE 0.20 MARINER'S MILE TODAY 0.30 ONE PAST, MULTIPLE FUTURES A STRATEGIC VISION FOR MARINER'S MILE 1.10 IMPROVING THE AUTO - RELIANT STRIP 1.20 A VIBRANT PUBLIC WATERFRONT 1.30 CREATING MARINER'S VILLAGE 1.40 UPGRADING THE PUBLIC REALM 1.50 UPGRADING PRIVATE DEVELOPMENT STANDARDS 1.60 DISTRICT' -WIDE COOPERATIVE SYSTEMS 1.70 CATALYST DEVELOPMENT AND MODEL PROJECTS 1.80 A COMPREHENSIVE STRATEGY A DESIGN FRAMEWORK FOR MARINER'S MILE 2.00 PLANNING AND URBAN DESIGN 2.10 PHYSICAL FRAMEWORK 2.20 ENTRY FEATURES • 2.30 2.40 MARINER'S VILLAGE THE WATERFRONT 2.50 PACIFIC COAST HIGHWAY 2.60 STREET NAMES 2.70 LAND USE CONSIDERATIONS 3.00 LANDSCAPE 3.10 LANDSCAPE OBJECTIVES 3.20 PACIFIC COAST HIGHWAY EDGE LANDSCAPE 3.30 RIVERSIDE/TusTIN AVENUE LANDSCAPE 3.40 TRAFFIC ISLAND LANDSCAPE 3.50 PROPERTY WAIL LANDSCAPE 3.60 PARKING LOT LANDSCAPES 3.70 BLUFF LANDSCAPE 3.80 DOVER DRTVE/BACK BAY BRIDGE INTERSECTION TREATMENT 4.00 SIGNAGE 4.10 SIGNAGE OBJECTIVES 4.20 GENERAL SIGN CRITERIA 4.30 SIGNS NOT PERMITTED 4.40 POLE SIGNS 4.50 MULTI- TENANT SIGNS 4.60 SINGLE - TENANT MONUMENT SIGNS • 4.70 LEASING AND MARKETING SIGNS 4.80 THEME SIGNS CONTENTS PAGE 5 13 25 39 47 10/4/00 PAGE 3 MARINER'S MILE CONTENTS r1 L_J 5.00 ARCHrrECTURE 56 5.10 SPECIFIC ARCHITECTURAL RECOMMENDATIONS 5.20 COLOR AND MATERIALS PALETTE 5.30 LIGHTING 5.40 EQUIPMEw 5.50 WALLS AND FENCES 6.00 PARKING PROGRAM 65 6.10 SHARED VALET PARKING 6.20 PARKING DISTRICT 7.00 APPENDIX 66 7.10 REFERENCES AND SUPPORTING DOCUMENTS 0 • 10/4/00 PAGE 4 MARINER 'S MILE INTRODUCTION • THE CALL FOR A DESIGN FRAMEWORK The idea and initiative for creating a Design Framework for Mariner's Mile was recommended by the Mariner's Mile Business and Citizens Advisory Committee in their Study Recommendations dated April 2, 1997. Formed on August 26, 1996 by the Newport Beach City Council, this committee brought both residents and business concerns together to address the perception of negative change along Mariner's Mile. Specific issues motivating the Committee at the time of its formation were: decreasing real estate values as exhibited by pockets of vacant properties, a general decline in the quality of the physical environment, specific examples of abandonment and neglect, and the recent introduction of fast food franchises and marginal business activities, such as pawn shops in Mariner's Mile. Participants in- cluded members of the business community, local residents and design professionals, who met in a series of workshops over a period of nine months to discuss issues, examine the forces currently influ- encing Mariner's Mile and explore possible strategies to improve its prospects for the future. After months of collaborative meetings and discussions, the committee issued their findings as a series of "Goals and Recommendations for the Entire Study Area" The Committee outlined its recommen- dations for a Development Framework as follows: "The City should use a land planning consultant to assist in developing policies to enable new • development/redevelopment throughout the study area to meet the following goals: a) Encourage lot consolidation. b) Encourage parking consolidation. c) Coordinate site design relative to adjacent properties, without establishing a design "theme" d) Upgrade onsite landscaping and fences e) Unify streetscape (lights, trees, paving materials, and fences) f) Update sign standards to encourage signage practices and promote a higher quality image g) Develop public sign program to unify image and identify parking areas and points of interest h) Enhance pedestrian access to businesses i) Upgrade entry monuments j) Reduce the number of curb cuts along Pacific Coast Highway k) Consider impacts on and goals of Mariner's Mile as individual parcels develop 1) Include provision for public views of and access to the Bayfront, except where adequate public access already • exists or where public access is inconsistent with public safety" 10/4/00 PAGE 5 INTRODUCTION MARINER'S MILE 0.10 CHARGE AND PURPOSE OF THE DESIGN FRAMEWORK The charge of the Design Framework document that follows is to produce a vision for an improved, enriched and enlivened Mariner's Mile which is consistent with the goals laid out by the Business and Citizen's Advisory Committee. The purpose of the Design Framework is to provide a thoughtful, imaginative and integrated set of design strategies, goals, and specific ideas to guide and assist the City, landowners, tenants and involved citizenry in reversing its negative image and improving the future prospects for Mariner's Mile. 0.20 MARINER'S MILE TODAY At the present time, the area known locally as "Mariner's Mile" is undergoing a continuing a series of transformations, some of which are consistent with it's historical past and others which point to an uncertain future. PAGE 6 10/4/00 • • r1 U MARINER'S MILE INTRODUCTION Historically, Mariner's Mile has always been a focus for marine activities. Yacht brokers, shipbuilding, boat services and haul -out facilities, warehouses, slips and sportfishing docks shared the flat, sandy strip facing the Lido Channel at the foot of the Newport Heights, accessing both the water and the Pacific Coast Highway. As recently as the early 1980's, Mariner's Mile stood as an example of what is considered good in Newport Beach: a thriving district of independent, locally oriented businesses, easily accessed from the City and region, parlaying its affinity to the waterfront and the marine environment with upscale restaurants, low -key entertainment, small offices and specialty shops. <. I eseeee % A NO ,o { e s s e �L �e _a �e-•s�:9;:fo u ° °A° °eesSe �or�oeee n�eeeA�AA e � � T� 9e o oc u �/ _ -�- YLH9QI rp.d. ® y �iS��aF 9s � �IIIL1 11l1le�11�e1e111lA9lIEllllli r" =s lls IA o� � � re•�� I- T ¢IIA�7en R7 f i 4 A' : �. � .7Y17�.LY1977I�` 5�.99J79t oa,„f =yF�e�a$ X,I &l � i(iu �I�III nq. jar` °fIl9°aga�` �^ a FIG. 0.1 MARINER'S MILE STUDY AREA This yeasty mixture of gleaming boats, sparkling water, luxury cars, expensive restaurants and ship's chandleries attracted locals and visitors alike. Within recent memory, the posh window seats of Mariner's Mile seafood restaurants were the place where residents brought newcomers to be initiated into the relaxed Newport Beach lifestyle revolving around boats, sunsets and the leisure activities of "the water." 10/4/00 PAGE 7 INTRODUCTION MARINER'S MILE Yet in the past decade noticeable changes have occurred along Mariner's Mile. Fast food restaurants and car washes have taken hold between Dover and Rocky Point, several upscale waterfront restaurants have closed orbeen replaced by themed entertainment concepts, "for lease" signs are commonplace, and some buildings from the 1960s and 1970s are under - utilized. Pacific Coast Highway has been widened both north and south of the Mile and increased traffic volumes have made access to local businesses more difficult. Mariner's Mile is now perceived by some as in decline, perhaps even ugly; a place to pass through as quickly as possible. By most accounts, it is no longer the premier spot to take first time visitors to Newport Beach for a look at what Newport is all about. 0.21 Negative Changes While there are those who would debate the long -term economic effects of these changes, the negative land use and aesthetic impacts are clearly evident, including: a) Signs are prolific, many of them illegal and of questionable taste. b) There is a general lack of visual coherence and aesthetic appeal. C) Buildings vie for the attention of passing motorists, using increasingly garish colors, outlandish designs and overblown sign programs. d) Public access to and views of the waterfront are limited. e) There is little strong public landscape, and private landscapes do not provide Unity. PACE 8 10/4/00 MARINER'S MILE INTRODUCTION f) New franchise businesses are designed to "stick out" not "Fit in ". g) Automobile activity, and auto - oriented businesses predominate. h) The district is not pedestrian friendly: walking is unpleasant and crossing Pacific Coast Highway is difficult. i) The local post office has been displaced by a postal distribution center. j) Recent restaurant closures, such as Windows on the Bay, Autobistro & Chili's. 10/4/00 PACE 9 INTRODUCTION MARINER'S MILE 0.22 Positive Changes Not all the recent changes have been negative. Positive examples include: a) Traditional marine - oriented businesses maintain a visible presence, symbolized by West Marine's expansion and renovation. b) Many commercial properties have been renovated in a quality manner, such as Mariner's Mile Marine Center and Newport Autosport, and the quality of tenants has generally improved. C) Vacancy rates are down considerably. d) Some new construction activity is evident. e) Some local restaurants have upgraded, such as Villa Nova. f) Other local eateries continue to thrive, such as The Charthouse, and The Arches g) Local cafes continue to attract regulars, such as C'est Si Bon, Cafe Panini and Galeos. h) The Arches Bridge (Newport Boulevard and Pacific Coast Highway) has been being entirely rebuilt. i) Portions of the Theodore Robbins site Inland West have been renovated. j) Balboa Bay Club plans to upgrade to a first -class resort. k) Orange Coast College Sailing Center has expanded and added a new Nautical Library. PAGE 10 10/4/00 • MARINER'S MILE 0.30 ONE PAST, MULTIPLE FUTURES INTRODUCTION Mariner's Mile's history is founded upon the activism and pride of its locally -owned business interests. Operating within the community of Newport Beach, the local business owners of Mariner's Mile provided local- serving goods and services in a unique commercial setting. These local, private actions were historically aligned in the best interests of the community and insured incremental change at a relatively small scale. Today Mariner's Mile is the second largest contributor to the City's sales tax revenues. But increasingly, Mariner's Mile is being influenced by external forces: the emergence and expansion of strong regional retail and entertainment centers; the recent proliferation of fine restaurant choices in the area, the exodus of some marine - related businesses and resident - serving business; the effects of the rapid development of South Orange County and Newport Coast; and, finally, the continuing evolution of Pacific Coast Highway into a high - volume, regional arterial. In short, the role played by Mariner's Mile within Newport Beach is changing, and its image within the community is being fundamentally altered. Envisioning a positive future for Mariner's Mile will require a clear understanding of its past, a solid grasp of the forces currently of change, and the cooperation and dedication of business leaders, city government officials, and the citizens of Newport Beach. • Much has changed since Pacific Coast Highway was completed through the City in 1928, but certain basic influences still hold true: then, as now, Mariner's Mile depends on its access to both the waterfront and the highway. However, today the influences of the highway threaten to overcome much that Mariner's Mile has become. Historically, Mariner's Mile has been a commercial strip with strong dependencies on the highway, reliant on business opportunities generated by the car. But unlike the "Super- Street" Boulevards of Inland Orange County, Mariner's Mile was (and continues to be) different in at least two important ways: 0.31 Mariner's Mile is an integral part of Newport Beach, one of the most affluent communities in Orange County, entailing generally held expectations for a higher level of quality, higher design standards and greater expectations for the physical environment. 0.32 Mariner's Mile is endowed with a waterfront, part of the largest concentration of private boats on the West Coast. This gives Mariner's Mile the physical and visual presence of a vibrant waterfront, and creates unique opportunities for marine - oriented business, public and private access, views and enjoyment of this unique asset. These two distinct characteristics are unique and unalterable, and will continue to strongly influence the future of Mariner's Mile. 10/4/00 PACE 11 INTRODUCTION MARINER'S MILE • Given the past history of Mariner's Mile and a review of its current state, one could conclude that prospects for the future rest on developing a public /private consensus leading to a program of policy changes necessary to insure a positive future. This argument makes the case that both the public and private sectors stand to gain from implementing policy changes (including the recommendations of this Design Framework). On the other hand, a countervailing argument exists, purporting that Mariner's Mile is the primary product and concern of private interests who respond best to market forces. This reasoning makes the case for nonintervention, and represents, in a sense, the "Do Nothing" scenario. In our view, the Baseline Future of "Do Nothing" - -the laissez -faire acceptance of the status quo condition and the failure to take steps now to stimulate improvement - -will likely lead to the following implications and consequences: 0.33 Baseline Future of "Do Nothing" a) Continued transformation of properties to auto - serving uses b) Perpetuation of the aesthetics of strip commercial development C) Possible decline of property values d) Declining "sense of place" • e) Possible continuation of the loss of higher -end uses such as upscale waterfront restaurants f) Eventual piecemeal or wholesale redevelopment As the concerned parties continue to respond to current economic conditions, external forces, and internal needs, a more desirable future may be envisioned for Mariner's Mile. What follows is a synopsis of possible strategic visions which taken together, separately or in combination could result in an improved Mariner's Mile over time. • PAGE 12 10/4/00 • • • MARINER'S MILE A STRATEGIC VISION FOR MARINER'S MILE STRATEGIC VISION This section outlines a set of broad, strategic planing and conceptual initiatives. Together, they add up to a comprehensive vision for Mariner's Mile. The City is urged to consider and adopt this strategic vision to insure a positive future for Mariner's Mile. The City should also consider possible capital improvement and private sector incentives which would help facilitate and implement these ideas. 1.10 IMPROVING THE AUTO - RELIANT STRIP Auto - reliant uses (auto dealers, drive -thru and stand -alone restaurants, car washes, convenience retail) have taken root and continue to seek -out portions of Mariner's Mile, particularly in the Inland East and Inland West reaches of Pacific Coast Highway, and there is every reason to believe that, barring significant changes to existing land use, regional traffic patterns and development policies, these subdistricts will continue to attract these types of uses. The design strategy therefore is specifically aimed at raising standards for development so that these types of uses do a better job of "fitting -in" to the Mile, and each project contributes its share to building a larger -scale visual coherence and continuity. 10/4/00 T..in& Bolin J �LL'r0 - OK�EN 7-;rq Lido ChwW1 FIG. 1.1 MARINER'S MILE AUTO RELIANT STRIP 'r PACE 13 STRATEGIC V1S1ON MARINER'S MILE Design strategies which successfully recognize and deal with the economic and physical realities of existing "auto- reliant" land uses, auto access and parcel configuration along significant "auto- reliant" portions of the Mile, include improving private development standards and requiring the addition of continuity elements (particularly landscaping) in order to contribute to the improvement of Mariner's Mile as a whole: 1.11 Recognize the auto - reliant nature of much of Pacific Coast Highway, particularly on those zones on the inland side, both east of Rocky Point and west of 3000 West Pacific Coast Highway. 1.12 Institute improved planning, design and development standards for auto - oriented businesses (i.e. requiring better quality buildings and landscaping to "fit in" with Mariner's Mile). PACE 14 10/4/00 • • f� STRATEGIC VISION MARINER'S MILE • E MARINER'S MILE WATERFRONT • PAGE 16 10/4/00 MARINERS MILE STRATEGIC VISION • 1.30 STRENGTHENING THE CORE: CREATING "MARINER'S VILLAGE" E \J The area on the inland side of Pacific Coast Highway, at the foot of the bluffs in the vicinity of Tustin Avenue, Riverside Avenue, and Avon Street presents a unique opportunity for the creation of an active pedestrian- oriented retail district. Strategically located at the center of Mariner's Mile, such a "village" district has great potential to serve adjacent neighborhoods, visitors and existing marine uses. The structure for such a "village" is already present in the existing uses, pattern of streets and alleys and current relationships to neighboring uses. � e � ono eYY e� oao® °q�oee -� €�„ _ �,.��i��9� e�eee ne ease eneAAAAAARe�e �, ,�� � A►nr� ��hPPVI a 9r 6 seY[I� �o� � "O''t'•,•rr, we�I7ir�lElilHl��l�A��ca ii16 ¢ _I i.Y / < �aa�e�� ��IIIIIIIGI� SI�GI.1ll lll�lllli "� I:Ae 9Pe� R1Ce� v i��r °aO X01 � G7�7Y79E9'7 Y {T,�1671117i9� ��'! � et a �c� IE19A'11AIA�'g��E9E9E7= 4N' lNYilYI ��,Egg i11YIJIF 6! •j/ t• Qy0°� sac .�vlt *7 �4A�� 4777: Utrp [y�A,/• /�"� i � P 4 � � � � `�l�pafe'1�4f �aO °gaei�vaa� �G�fq.•!4 �0{��� �� a�tA��l'`�' �e .°a � �/i �$S� ©•• @ice �� �e�'e!'�a�'. a.�s isy<�`�sr it „nn�� ` 'fQ��rl�� tr” o °° ���j��/� R � p � Y'��eo° °ea a�a� °.F as a�iaa` ^t•G�'� #i `` �'� !n� � �i9 MFtF / �'iii,7rrrr, <e °y a! L= °aaal`a°� FIG. 1.3 MARINER'S VILLAGE STUDY AREA At a minimum, reinforcing and building on the interesting mix of existing uses could provide a signifi- cant focal point for Mariner's Mile. Without much stretch of the imagination, it could all come to- gether here: connections to the waterfront, local- serving retail, marine uses and visitor attractions com- bining to create a new "heart" for Mariner's Mile. 10/4/00 PACE 17 .STRATEGIC V1S1ON MARINERS MILE The intersections of Tustin and Riverside are important activity "nodes" along Mariner's Mile. At these points, traffic is brought to a stop by signals, allowing safe pedestrian crossings to the waterfront, and neighborhood traffic access to and from Pacific Coast Highway. This is also where the Bluff pulls back from the highway, allowing properties of significant size and depth to exist. This creates unique development opportunities, possibly even those of considerable magnitude to be envisioned. 1.31 Establish a Business Improvement District for "Mariner's Village" in the area below the bluff and served by Tustin Avenue, Riverside Avenue, and Avon Streets. 1.32 Promote a strong pedestrian orientation (streetscape, street furnishings & side- walks). 1.33 Consider lot swap /consolidation. Encourage the possibility of a cohesively developed Retail Center, with new Anchor tenants such as a Grocery and Drug store. 1.34 Actively solicit and promote local - serving tenants (upscale market, cafes & specialty retail). 1.35 Implement a comprehensive parking strategy, including preserving on- street parking, establishing a Mariner's Mile Parking District and encouraging more common parking lots. 1.36 Find new home for USPS Distribution Center. PAGE IS 10/4/00 • 0 MARINER'S MILE STRATEGIC VISION 0 1.40 UPGRADING THE PUBLIC REALM: ENTRIES, STREETSCAPE AND LANDSCAPE 40 • This strategy aims to upgrade the visual character of Mariner's Mile and seeks to strengthen aesthetic continuity throughout. The idea is to reinforce a district -wide identity and orientation through graph- ics, signage and the creation of a common landscape and streetscape. A sense of arrival and departure from the district is also enhanced though the design of entry monuments at its boundaries. 1.41 Improve the appearance of Pacific Coast Highway. 1.42 Strengthen/reclaim streetscape in Mariner's Village (Riverside Avenue, Tustin Avenue, and Avon Street). 1.43 Transform bluff landscape (starting with City Parks). 1.44 Implement a district -wide logo graphic. 1.45 Upgrade entry monuments at Dover and Newport Boulevard bridges. 1.46 Install district -wide directional signs. 1.47 Establish a Pacific Coast Highway landscape framework and palette: palms and hedge required at all developments. 10/4/00 PAGE 19 STRATEGIC VISION MARINER'S MILE 1.50 UPGRADING PRIVATE DEVELOPMENT .STANDARDS: SIGNAGE ARCHITECTURE AND LIGHTING This strategy seeks to encourage higher quality private development projects, while not restricting the individual expression businesses need to successfully convey their identity. 1.51 Establish a real estate sign program for Mariner's Mile. 1.52 Enforce and clean up existing nonconforming signs. 1.53 Consider strengthening existing sign ordinance. 1.54 Require all buildings to be designed as "five -sided architecture" (i. e. designs must consider views of all walls and the roof). 1.55 Encourage backbone color palette and painting system for all buildings. 1.56 Control light glare spill -off by requiring "zero- cutoff' fixtures. 1.57 Encourage an upgraded family of fence and wall designs. The bulk of the visual clutter along Mariner's Mile is due to signs, some of which are not in conform- ance with the City's existing Sign Ordinance. Solving the problem of signage on Mariner's Mile will have a tremendous positive effect on it's image and visual quality. PACE 20 10/4/00 0 • • MARINER'S MILE STRATEGIC VISION • The design of individual buildings should recognize that all of Mariner's Mile is seen from above; therefore careful attention to the design of roofs is critical, along with the organization and screening of rooftop equipment. In addition, many buildings are seen by different constituencies from both the front and the rear, requiring equal design consideration. • A common color palette (calm neutrals with accenting trim) could create a less discordant, more taste- ful and sophisticated look along the Mile, which has too wide a variety of building types to consider a uniform architectural style or predominant design theme. Lighting which is sensitive to adjacent residential neighborhoods in its intensity, color and careful deployment would minimize conflicts between commercial and residential land uses. Architectural details, such as site fences and gates also offer the opportunity to enhance quality and continuity through upgraded materials, design configurations and colors. 1.60 DISTRICT -WIDE COOPERATIVE SYSTEMS AND AMENITIES Solving parking and parking distribution problems is key to revitalizing the district and ensuring healthy businesses along Mariner's Mile. This strategy tackles the problems of "parking territorial- ity" created by the on -site parking requirement by proposing a parking district for Mariner's Mile which would allow businesses to share available public and private parking. 1.61 Establish a parking district authority for Mariner's Mile. 1.62 Selectively eliminate the on -site parking requirement at Mariner's Village. 1.63 Create a valet parking "pool," drop /pickup points, and retrieval system. 1.64 Organize a Mariner's Mile Business Improvement District. 10/4/00 PAGE 21 STRATEGIC VISION MARINER'S MILE ib d IVA �o°� %LSid3r �Spl °- ac ac�i]c ac. � �WAOI�OAAA0�0999i' `o�a�6l eAeeee tteeeeeopopppppo �p'� or�1YY�� cpppVia •gam �:y .. - � w �7�rn nl r p �n nt°.. iei�uii +�® o ��� `,ny Fittit!lBlttlttlaRttttlltetttt ry��gy, 'a ii €E5 tEi RE pt 0 lOw.: Yia teYr Cfitplfiap� 1r7T !f!'v '�` "Y ep� YOO�iE7Y796�i! 9 p fo, �a y EE lEEEEfiPp EAEE s low, b. 9pEflpl'pl!llrA a INNEW FIG. 1.6 PARKING DISTRIBUTION Developing a balance between parking supply and demand is crucial to solving the problem. Highly visible Mariner's Mile Valet Stations, located both on the waterfront side and the inland side of Pacific Coast Highway, could help visitor- oriented waterfront uses gain parking capacity. Such cooperative systems could provide the first step in forging a common purpose for businesses on Mariner's Mile, perhaps leading to a Marine's Mile Business Improvement District with the means and methods for providing much needed common services, facilities and amenities. PAGE 22 10/4/00 • • • MARINER'S MILE STRATEGIC VISION • 1.70 CATALYST DEVELOPMENTS AND MODEL PROJECTS Development of certain properties along Mariner's Mile have a large potential impact and hold larger possibilities for positive change than others. These land holdings are strategic by virtue of their size, visibility and/or location. Larger or multiple -lot developments have a better chance of providing exemplary development quality and promoting visual coherence and continuity. Such properties would typically have more resources available and more design flexibility to be able to make contributions to the larger whole. It would therefore be most important to encourage "Model Project" developments consistent with Design Framework and Specific Plan Goals most particularly at the following strategic properties: 1.71 Ardell property 1.72 Mariner's Village Retail Center & Shops 1.73 Ray property 1.74 Gugasian properties 1.75 Horwin property 1.76 Lower Castaways • ,r . i ❑c r. it i v. ®i '.Z O`� e� fee 614499 tlfifi Y kAA BAA APYICO 4% ��yc�CE�11�111AA,f� °( i� 44i .i ✓i 1�TplZ i ^�'+° t; .� /.° � "*/✓iqF 0 � e ✓A ✓ T( �'e° �° •t,, uleea fig' &F +�' >'� >g`F ' .. �i:IAOAm."3.4 jsi� A3� �� V • FIG. 1.7 POTENTIAL MODEL PROJECTS 10/4/00 PAGE 23 STRATEGIC VISION MARINER'S MILE • On the other hand, these properties (again by virtue of their size and location) have the greatest potential to disrupt efforts to improve Mariner's Mile. Prospective development efforts by landowners should be engaged early, on a proactive basis, to insure positive outcomes consistent with the overall vision. Successes in the development (or redevelopment) of these strategic properties will likely stimulate positive change elsewhere along the Mile in a "ripple effect" of potentially widespread scope. 1.80 A COMPREHENSIVE STRATEGY The preceding strategic and conceptual initiatives, if taken separately, have only selective and limited potential for positively transforming the Mile. However, when taken together, the combined effect would be nothing short of a complete recasting of the future possibilities for Mariner's Mile and a fundamental repositioning of this district within Newport Beach. It our strong recommendation that full and serious consideration be given to the powerful synergistic effects of adopting a comprehensive vision for Mariner's Mile, complete with the implementation a program of short-term and long -term policies consistent with this vision. • lJ PAGE 24 10/4/00 MARINER'S MILE DESIGN FRAMEWORK • A DESIGN FRAMEWORK FOR MARINER'S MILE Design Framework Goals and Objectives Mariner's Mile is a unique business district within the City of Newport Beach with its own particular set of design issues and opportunities. The strategic visions outlined in the previous section can be achieved thought implementation of specific design recommendations in the areas of planning, urban design, landscape, signage and architecture. The Design Framework sections which follow are aimed at creating the conditions necessary to promote a consistent, comprehensive vision and positive future for Mariner's Mile. If the Vision is the "platform" of the Design Framework, the following sections on Planning and Urban Design, Landscape, Signage, and Architecture represent the philosophical "planks" of the Design Framework. 2.00 PLANNING AND URBAN DESIGN The planning and urban design framework for Mariner's Mile concerns itself with large- scale design conditions, district -wide relationships, and connections to the rest of Newport Beach. The following specific ideas and recommendations pertain to design improvements aimed at positively effecting the • district as a whole. 2.10 PHYSICAL FRAMEWORK \J A very clear physical design framework exists for Mariner's Mile. The boundaries of the study area can be described by four physical features unique to this part of Newport Beach: a) The Arches Bridge b) The Back Bay Bridge C) The Newport Heights Bluff d) The Newport Bay/Lido Channel 10/4/00 PACE 25 DESIGN FRAMEWORK MARINER'S MILE gf w' •� � .r .. aaa a� ao° � 0 V, mefi�'g@YYf � �aAy�l�j %i /f ^ t i�:sfi Pae nmm� A Ifiir `zy DlC /� � ■ � `� / ��. nr�l�iyf f(IJ�f �Ym �Oinirun a °il U � � }iyi /G/lif, 9ra� G!„ 'N�IF1Ml�Wx�y� �;:'� faansD --l7JJr 'Lair; �ncer � `���yA° 'ee � �,`\\ ���1llSEI17ASMESaSI�lElesllpll: "'� i a .non i Iv O e 'yee T9nl �nunnnnnnnnsP �Nir '�'' FFFFFFF FIG. 2.1 PHYSICAL FRAMEWORK These physical features provide the underlying fundamentals of a unique sense of place: clear boundaries, defined edges and a pronounced sense of arrival. These boundaries provide clear spatial definition and identity for Mariner's Mile. Combined with the powerful linear presence of Pacific Coast Highway, these define the physical parameters for the Mariner's Mile and establish the way the Mile is experienced. In short, these features tell you when you've arrived (or leave) Mariner's Mile and provide clear orientation from within once you're there. Objective: The existing physical clarity of the district should be improved by strengthening and reinforcing the boundaries which define it: Entry Features, The Bluffs, The Arches Bridge, The Back Bay Bridge/Dover Intersection and the Lido Channel Edge. PAGE 26 10/4/00 • MARINERS MILE 2.20 ENTRY FEATURES DESIGN FRAMEWORK One method to strengthen the sense of place of Mariner's Mile is to reinforce its entry features though the addition or enhancement of the related design features described in this section. The following graphic representations are for illustrative purposes only. 2.21 Adoption of a new logo for Mariner's Mile, related to or incorporating City of Newport Beach seal, for use at the entries Arches bridge and the Back Bay bridge. 10/4/00 PACE 27 DESIGN FRAMEWORK MARINER'S MILE 2.22 Installation of a new lighted `Welcome to Mariner's Mile' sign near the new Arches Bridge at Newport Boulevard facing southbound Pacific Coast Highway traffic. PAGE 28 10/4/00 DESIGN FRAMEWORK MARINER'S MILE 2.25 The installation of flags or banners mounted to the Arches Bridge and the Back Bay Bridge to enhance the entry to Mariner's Mile, to create a memorable experience for regional traffic, and to foster the pedestrian connections among Mariner's Mile and Balboa Peninsula and Bayside Drive. PAGE 30 10/4/00 • • MARINER'S MILE DESIGN FRAMEWORK 2.30 MARINER'S VILLAGE • Mariner's Village, the area around the intersection of Pacific Coast Highway and Riverside and Tustin Avenues, is the core and focal point of Mariner's Mile. The City's long -term goal for this area should be to reinforce its potential to become the active "heart" of Mariner's Mile. In order to realize this potential, the appearance, liveliness and sense of place should be enhanced by promoting improvements to private development and the public realm, and generally encouraging a stronger pedestrian orienta- tion: • • 2.31 By developing a more human -scale streetscape, more inviting street furnishings, and more functional sidewalks. 2.32 By encouraging lot swap /consolidation schemes, such as a new cohesively - developed retail center with a major anchor tenant. 2.33 By actively soliciting local- serving tenants such as upscale market, cafes, theaters, and specialty retail. 2.34 By implementing a parking strategy, including preservation of on- street parking, the establishment of a Mariner's Mile Parking District and the encouragement of more common parking lots. 2.35 By finding a new home for United States Postal Service Distribution Center so that the site can have a less truck- oriented use. /• > > ih r��a $® � i t i � s" �', l� _ .4.5� �'. \,> >f� �, ,> '%i< V TuminB Buln• w.d�.....- � � � , � ', f . Q at'. .'W[wrwvr N4' h Ens ddl �• �' l¢�•uM �� f ^,� >ASS.c Irl Ff , t'r 4 STUDY Lido hk so. ` LWa CM1anrcl - d i O Y- 10/4/00 FIG. FIG. 2.3 MARINER'S VILLAGE STUDY AREA PACE 31 DESIGN FRAMEWORK 2.40 THE WATERFRONT MARINER'S MILE The Waterfront along Lido Channel is one of the most beautiful and distinguishing features of Mariner's Mile. Currently, due to historic development patterns, the Waterfront is highly private, with limited public access to the water, blocked views and fragmented connections between properties. Opening -up the waterfront and promoting waterfront access should become a long -term goal of the City, as it has enormous potential for improving the image and economic health of the district as a whole. The City should consider both capital improvement and private- sector incentive programs which encourage opening -up the waterfront. Specific design concepts and policy strategies for the Waterfront include: 2.41 Create a continuous pedestrian environment along the Waterfront, beginning at the south end from the OCC Sailing Center and Sea Scouts Base (including an extension to the Balboa Bay Club) to the County -owned marina across from Arches on the north. 2.42 Encourage waterfront pedestrian connections between parcels wherever possible. 2.43 Build/reinforce connections from the Lido channel to Pacific Coast Highway and CI Mariner's Village. 2.44 Encourage visitor- oriented uses on the waterfront wherever possible. • 2.45 Create a Mariner's Mile Waterfront Park at the county -owned marina southof the Arches Bridge. PACE 32 10/4/00 MARINER'S MILE • 2.50 PACIFIC COAST HIGHWAY • • DESIGN FRAMEWORK Mariner's Mile shares many of the same challenges faced by other commercial areas which are bisected by a major regional arterial highway. The presence and influence of West Pacific Coast Highway on the physical environment of Mariner's Mile cannot be understated. It is the major reason Mariner's Mile looks the way it does today. In a sense, Mariner's Mile (along with Corona del Mar), is where Pacific Coast Highway "goes through town." Northbound, just past Dover, the highway narrows due to a reduction in the number of lanes. From Dover to Rocky Point, Pacific Coast Highway is constrained by the bluff rock outcroppings of Rocky Point and the highway oriented, "wide /shallow" Inland East properties at the foot of the Bluff. From Rocky point to the Arches, the fine -grain pattern of "narrow /deep" frontage properties in Mariner's Village frequently take direct access from the highway through a series of multiple curb cuts in a typical "strip commercial" pattern. 10/4/00 PACE 33 DESIGN FRAMEWORK MARINER'S MILE Pacific Coast Highway is a regional artery; a wide, high -speed boulevard providing a convenient route for regional traffic. Pacific Coast Highway is also the "main street" of Newport Beach provid- ing access for many neighborhoods and business districts. The Mariner's Mile segment of Pacific Coast Highway provides vital access to local businesses and the waterfront as well as important ingress /egress to adjacent bluff -top neighborhoods. {r g x toa'J �3. tiff A l ( AM.,, L O 3 . a ido dlagc I Turning Bain �, Lido Channel F1G. 2.55 PACIFIC COAST HIGHWAY ACCESS Re Newpd�_xarhor High School Wa596WIRREWIvc/?.® Bay PAGE 34 10/4/00 ,, 11 u r1 L J • E • MARINER'S MILE DESIGN FRAMEWORK Specific recommendations related to mitigating the impact of Pacific Coast Highway through Mariner's Mile are outlined below: 10/4/00 2.51 Encourage development of multiple lots and shared access agreements in order to consolidate curb cuts, thereby reducing potentially hazardous turning move- ments on and off Pacific Coast Highway. 2.52 Maintain and expand on -street parking capacity along Mariner's Mile to increase the pool of available convenience parking for businesses. 2.53 Encourage developments which access parking lots from rear through shared access alleys, driveways or parking lots, to reduce turning movements on and off Pacific Coast Highway, especially in the Mariner's Village area. 2.54 Discourage transportation policies and traffic engineering practices which pro- mote increased traffic volumes and speeds in Mariner's Mile in order to encour- age a "village" feel and promote pedestrian safety. 2.55 Support planted median dividers at non -boat sale areas to improve motorist safety, clarify business access and enhance the visual environment. 2.56 Explore the addition of 2 -3 traffic signals to improve business access and promote safe pedestrian crossing of Coast Highway in conjunction with key development projects. 2.57 Explore rededication of Pacific Coast Highway right -of way from Caltrans jurisdiction to the City of Newport Beach. 2.58 Discourage the policy of widening Pacific Coast Highway through Mariner's Mile. Do not support PCH widening unless all regional alternatives are ex- hausted. If widening is adopted as City policy, private property condemned for right -of -way should be taken as whole parcels only, with remuneration to Property Owners at Fair Market Value. 2.59 Encourage temporary public and private landscaping improvements in the zone of potential widening for Pacific Coast Highway (inland side). PAGE 35 DESIGN FRAMEWORK MARINER'S MILE • 2.60 STREET NAMES To reinforce the waterfront location and identity of Mariner's Mile, the names of the disconnected segments of Riverside Avenue and Tustin Avenue are proposed to be changed. 2.61 The segment of Riverside Avenue that is actually the extension of Cliff Drive is proposed to be renamed to a name such as "Mariner's Way." 2.62 The segment of Tustin Avenue from Pacific Coast Highway to the intersection of Avon Street is proposed to be renamed to a name such as "Blue Pacific Avenue." The result is that the lighted street names on the traffic signals spanning Pacific Coast Highway will display names that relate more to the coast and less to inland towns. E PACE 36 10/4/00 • • u MARINER'S M1LE 2.70 LAND USE CONSIDERATIONS DESIGN FRAMEWORK Mariner's Mile is closely surrounded by and easily visible from several existing neighborhoods: 10/4/00 a) Bayshores b) Newport Heights C) King's Road d) Cliff Drive e) Santa Ana Avenue /Avon Street f) Lido Isle 2.71 Sensitivity to Existing Neighborhoods Sensitivity to the adjacencies of the existing neighborhoods with proposed new uses and development projects is encouraged and should be reviewed on a case - by -case basis. Mitigation of potential impacts to existing residents should be considered and balanced against the business interests of Mariner's Mile. Mitigation of impacts may be accomplished through landscaping, equipment screening, limitations on signage, lighting and glare spill -off, building colors, or other appropriate measures. 2.72 Balance Neighborhood, Marine and Tourism Traditional marine uses, commercial businesses and restaurants lend character and are enjoyed by nearby residents and visitors alike, especially in the Village area, but these activities can sometimes impact residential uses. New uses along Mariner's Mile should seek to strike a balance between commer- cial businesses, traditional marine uses, restaurants, the pleasure of Newport Beach visitors and the privacy of Newport Beach residents, by encouraging Compatible Land Uses: a) Encourage neighborhood retail in Mariner's Village b) Encourage high - quality professional offices C) Allow a range of residential uses where feasible d) Allow limited auto - serving retail at Inland East and Inland West e) Encourage Visitor - serving facilities along the waterfront f) Encourage marine sales and service businesses g) Seek relocation of USPS distribution facility out of Mariner's Village PACE 37 DESIGN FRAMEWORK MARINER'S MILE • 2.73 Encourage Diverse Economic Development Mariner's Mile already contributes significantly to the business climate and economic health of Newport Beach. By capitalizing on its unique assets, location and character, and by promoting a strong and diverse economic development activities, Mariner's Mile has the potential to make an even greater contribution to Newport Beach's business venue and fiscal viability. Objective: City policies which provide revenue benefits to the City or promote richer diversity of businesses and uses along Mariner's Mile should be encouraged, including: a) Emphasize tourism as an element of new uses along Mariner's Mile. b) Promote the enhancement of Mariner's Mile as a potential tourism site. C) Create more user - friendly vehicular access and entrances to businesses. Policies which hamper broadening the range of business development activities or are "non- business - friendly" should be reviewed for potential discontinuation including: d) Discontinue Specific Plan stipulation of 40% Marine Use for multi - tenant properties. u • PACE 38 10/4/00 i • E MARINERS MILE 3.00 LANDSCAPE DESIGN FRAMEWORK This section of the Design Framework concerns itself with landscape issues and opportunities on Mariner's Mile, both general and in specific. Of all the aspects of environmental design on the Mile, improvements to its landscapes, whether public or private, large or small, have the greatest potential to promote positive change and visual coherence and quality. Fragments of the proposed framework already exist in the form of palm tree rows and clusters, bits of hedge, isolated masses of bougainvillea and disparate pieces of unrelated streetscape. Many of the following opportunities and recommendations derive directly from a desire to build upon this existing framework. 3.10 LANDSCAPE OBJECTIVES The landscape is an crucial contributor to the perception of quality of Mariner's Mile. mg Hospii fir. - `+." Irl Dr x TuminB Bazin psi Middid�lro>t do V ' 1P$44 �W ' 1- � i J I udo cn�nl,<i IJdo Isk Sea S< S J� Cen 10/4/00 FIG. 3.1 LANDSCAPE FRAMEWORK PAGE 39 DESIGN FRAMEWORK MARINER'S MILE The central idea of the Landscape Framework is to create continuity through common landscaping improvements throughout Mariner's Mile. These individual improvements contribute to improving the larger whole, and over time have great potential to transform the visual character of the district. Therefore, trees and shrubs at all sites in Mariner's Mile need to be coordinated to promote visual coherence and consistency and to hide the bumpers and tires of parked vehicles. Existing unused paved areas should be converted to planting areas. The creation of strong, coherent streetscapes, scaled appropriately to vehicular and pedestrian activities, land uses and planting conditions should be promoted over time to improve property values and boost the overall sense of place within Mariner's Mile. The following recommendations provide a blueprint for achieving the landscape design objectives outlined in Fig. 3.1. PACE 40 10/4/00 • L J MARINERS M1LE 3.20 PACIFIC COAST HIGHWAY EDGE LANDSCAPE DESIGN FRAMEWORK A minimum 4 -foot wide planting area (from back of sidewalk to parking lot or building) with a palm and hedge is required at each site fronting Pacific Coast Highway in Mariner's Mile for palm and hedge plantings. However, a 6 -foot wide planting area is recommended. This continuous planter area shall be required across the entire frontage of the property and shall contain a continuous hedge and palms except where existing buildings or driveways occur and are to remain at back of walk. PALM: WASHINGTONIA ROBUSTA HEDGE: LIGUSTRUM HEDGE RIGHT -OF -WAY 4' CLEAR MIN. �1y..... "" ES 6' CLEAR RECOMMENDED - -14 VAS PRIVATE PROPERTY I PUBLIC RIGHT -OF -WAY F1G. 3.2 PACIFIC COAST HIGHWAY EDGE LANDSCAPE In addition, a parkway planter located between the walk and curb is proposed for locations where possible. In conditions when a palm row is planted at back of walk, the parkway planter on the highway side of the walk can be a minimum of 2' to 3' clear (excluding curb) with hedge only. When no palm row exists at back of walk, the parkway landscape between walk and curb is to include a palm and hedge in a planter that is a minimum of 4' clear (excluding curb) but 6' clear is recommended. 10/4/00 PACE 41 DESIGN FRAMEWORK MARINER'S M I L E 3.21 Tree: Washingtonia robusta (Mexican Fan Palm) with 8' trunk height and a subdrainage system at a minimum of 18 feet on center. The minimum number of palm trees shall be calculated by dividing the total linear feet of street frontage including driveways by 18. The number of palms resulting from this calculation is the minimum standard. Palm spacing can be modified slightly or palms can be clustered in groups of three (3) minimum as long as the number of palms installed is equal to the minimum standard. Retain existing Eucalyptus trees when possible. If Eucalyptus trees are added or replaced Eucalyptus citriodora are recommended. 3.22 Hedge: Ligustrum j. 'Texanum' (Texas Privet) at 30 inches on center located at back of walk and/or between walk and curb, trim to 30" high. 3.23 Groundplane: Festuca e. 'Marathon II' (Tall Fescue) sod. PAGE 42 10/4/00 MARINER'S MILE DESIGN FRAMEWORK 3.30 RIVERSIDF/TUSTIN AVENUE LANDSCAPE 3.31 Tree: Washingtonia robusta (Mexican Fan Palm) with an 8' trunk and a subdrainage system at 18 feet on center. Alternate: An evergreen tree such as Cupaniopsis anacardioides (Carrotwood) to shade sidewalks and to reduce glare in the "Mariner's Village" area. 3.32 Hedge: Ligustrum j. `Texanum' (Texas Privet) at 30 inches on center located at back ofwalk and/or between walk and curb, trim to 30" high. 3.33 Groundplane: Festuca e. 'Marathon II' (Tall Fescue) sod. 3.40 TRAFFIC ISLAND LANDSCAPE The existing and any new traffic islands or medians along Pacific Coast Highway should be land- scaped to reinforce the concepts at the bridges. 3.41 Groundcover / Shrub: Carissa m. 'Green Carpet' at 24 inches on center for islands medians up to 6 feet wide; or Bougainvillea `Crimson Jewel', `La Jolla' or `Temple Fire' at 42 inches on center for islands /medians that are 6' wide or wider. 3.50 PROPERTY WALL LANDSCAPE 3.51 Vine: Bougainvillea` BarbaraKarst' andBougainvillea `San Diego Red' at5feet on center in front of the wall if space available, or behind the wall. In tighter conditions use Ficus pumila (Creeping Fig) at 5 feet on center. The following are the Bougainvillea varieties recommended for Mariner's Mile: Botanical Name Common Name Height Spacing Bougainvillea `Barbara Karst' Bougainvillea 8' to 12' 6' on center Bougainvillea `San Diego Red' Bougainvillea 8' to 12' 6' on center 3.60 PARKING LOT LANDSCAPES 3.61 Tree: a) Inland of PCH: An evergreen tree such as Cupaniopsis anacardioides (Carrotwood) to shade the parking lot and to reduce glare in the parking lot from homes on the bluff. One tree to be planted for every 4 cars. b) Waterfront side of PCH: Palm trees such as Washingtonia robusta (Mexican Fan Palm) with an 8' trunk and a subdrainage system to break up expanse of parking lots. One tree to be planted for every 4 cars. 10/4/00 PAGE 43 DESIGN FRAMEWORK MARINERS MILE 3.62 Perimeter Shrub: Ligustrum j. `Texanum' (Texas Privet) at 30 inches on center located at back of walk to create hedge to hide the bumpers and tires of parked vehicles. 3.63 Shrub internal to parking lot such as Raphiolepis I. `Clara' (India Hawthorn) at 30 inches on center. 3.70 Bluff Landscape Strengthen the boundaries of Mariner's Mile and improve the consistency and appearance of the bluff above Pacific Coast Highway by: 3.71 Planting Red Bougainvillea at the top and toe of the bluff 3.72 Recommending a common hydroseed mix design for slopes to residents 3.73 Removing existing iceplant from the slope to avoid failure of thebluff surface due to the heavy weight of this plant material 3.74 Removing existing invasive plant material such as Pampus Grass from the bluff 3.75 Retaining existing Phoenix canariensis (Canary Island Date Palm) on the bluff 3.76 Planting 15 Gallon Phoenix canariensis on the bluff if additional palms are desired. Other palm species should be reserved for the street tree planting. PAGE 44 10/4/00 MARINER'S MILE DESIGN FRAMEWORK • 3.77 Retaining existing healthy trees and pruning them to shape, such as "lacing out" the existing Ficus trees, rather than "topping" trees which can accelerate new growth resulting in more frequent tree trimming and possible loss of the tree from excessive weight on upper branches. 3.78 Specific recommendations for the bluff landscape zones are as follows: a)TopofBluff. Plant a minimum of two rows of Bougainvillea 'San Diego Red' at 5 feet on center with triangular spacing approximately 10 feet below the crest of the bluff. b) Bottom of Bluff: Plant a minimum of two rows of Bougainvillea `San Diego Red' at 5 feet on center with triangular spacing approximately 10 feet above the toe of the bluff or a retaining wall. c) Central Bluff Zone: Plant the central bluff zone with shrubs, groundcover, and scattered, informally- placed trees. Trees are to be placed with sensitivity to views from bluff -top residences. The following is a recommended plant list for the central zone of the bluff: Botanical Name Common Name Height Spacing • On Center i. Trees & Palms: Eucalyptus lehmannii Spotted Gum 15 Gallon Sparse Ficus m. nitida Indian Laurel Fig 15 Gallon Sparse Phoenix canariensis Canary Island Palm 15 Gallon Accent/ Sparse ii. Medium to Tall Shrubs: Arbutus uendo `Compacta' Dwarf Strawberry Tree 5' ht. 30" Myoporum carsonii Carson's Myoporum 6' -8' ht. 4' Myoporum lateum Myoporum 20' -30' ht. 10' -12' Rhamnus californica Coffeeberry 6' -12' 8' Rhamnus californica `Eve Case' Eve Case Coffeeberry 4' -6' ht. 30" iii. Groundplane: Baccharis p. `Twin Peaks' Dwarf Chaparral Broom P -3' ht. 8' to 10' Ceanothus g. h. `Yankee Point' Yankee Point Ceanothus 2' -3' ht. 8' to 10' Coprosma kirkii NCN P -3' ht. 42" Myoporum m. `Pacificum' Myoporum 2' ht. 4' Lonicera j. `Halliana' Hall's Honeysuckle 2' ht. 2' iv. Nurse Crop during Establishment: • Achillea millefolium Common Yarrow Hydroseed 10/4/00 PAGE 45 DESIGN FRAMEWORK 3.80 Dover Drive/Back Bay Bridge Intersection Treatment MARINER'S MILE The Back Bay Bridge is the southern boundary of Mariner's Mile. The following landscape modifi- cations are recommended to strengthen the boundaries of Mariner's Mile by relating this entry to the northern entry at the Arches Bridge: 3.81 Add clusters of (6) min. Washingtonia robusta (Mexican Fan Palm). 3.82 Add masses of `San Diego Red' & `Barbara Karst' Bougainvillea. 3.83 Add a newly- designed lighted monument signage for Mariner's Mile. 3.84 Add nautical flags and decorative pedestrian light fixtures on bridge rails. PAGE 46 10/4/00 • 17J • MARINER'S MILE • 4.00 SIGNAGE E • DESIGN FRAMEWORK 4.10 Signage Objectives Commercial properties on Mariner's Mile display a veritable profusion of signs many of which violate the existing signage ordinance or are of questionable taste. Signs are an important element contributing to the perception of quality of Mariner's Mile. Exterior signs at all sites in Mariner's Mile need to be coordinated to promote visual coherence and consis- tency. Objective: Adopt new sign regulations to encourage legibility, visual coherence and coordination. The first step in improving signs on Mariner's Mile is to enforce the standards of the existing signage ordinance of the City of Newport Beach. Existing nonconforming signs should be removed. Beyond enforcement, the next step is to develop acceptable signage criteria which fits the needs of businesses within the district. To that end, the following specific signage recommendations and criteria were developed in cooperation with the Mariner's Mile Business Owner's Association. 10/4/00 PAGE 47 DESIGN FRAMEWORK 4.20 GENERAL .SIGN CRITERIA All signs in Mariner's Mile should conform to the following general criteria: MARINERS MILE 4.21 To the greatest extent possible, signs for each site should be limited to those identifying businesses, giving directions for on-site circulation and providing leasing information. 4.22 Advertising is discouraged On any sign (i.e.: product/service information, prices and sale information, phone numbers, website addresses). 4.23 Sign copy should be located no closer than one -half letter height to any sign edge or other line of copy to provide sufficient blank space around the letters for the sign to be legible. 4.24 Temporary Banners are allowed, subject to City permit requirements. 4.25 Lighted signs are allowed, subject to City ordinance requirements. 4.26 "Heritage Sign' designation may be granted, subject to City ordinance require- ments, for signs which have historical or local identity significance to the City of Newport Beach. 4.30 SIGNS NOT PERMITTED The following types of signs should not be permitted. Existing signs of this type should be removed: 4.31 4.32 4.33 4.34 4.35 4.36 4.40 POLE SIGNS Roof - mounted Signs (higher than the building roofline). Permanent Banner Signs. Painted Signs, including Window Signs or "Soap" signs. Multi- Tenant Pole Signs. Changeable Copy Signs. Illegal Signs (signs not permitted by existing Signage Ordinance). New pole signs are permitted subject to conformance with the design standards outlined below. 4.41 Modifications. Existing pole signs do not require modification in conformance PACE 48 10/4/00 • E • • MARINER 'S MILE DESIGN FRAMEWORK with these standards unless leasable area of the property is increased by 25% or 2,500 square feet, whichever is less, or if a pole sign is remoldeled or relocated. 4.42 Pole signs shall consist of distinct base, column and sign panel elements (see example sketch Fig. 4.4). Design and proportional relationships between sign elements are important, although variations are possible. Articulation and detail of the pole is encouraged as suggested by Fig. 4.4. 4.50 MULTI - TENANT SIGNS Multi- Tenant Signs shall be mounted on monument signs or flush - mounted on building walls (see example sketch Fig. 4.5). Pole- mounted multi - tenant signs or "ladder" signs are not permitted. 4.60 SINGLE- TENANT MONUMENT SIGNS Ground - Mounted Single- Tenant Monument Signs for the purpose of business identification shall be allowed (see examples Fig. 4.6 and sketch 4.61). 4.70 LEASING AND MARKETING SIGNS • Leasing signs are non - illuminated, ground level signs or wall signs that identify or provide basic information about for sale /for lease opportunities and construction activities. They may not be used for any other purpose (see example Fig. 4.7). • Maximum Number: One (1) leasing sign is permitted per site. Maximum Size: Twenty (20) square feet. Recommended Design: Aground-level signwiththe signcopy on apanel mounted to a dark - colored background as shown in Fig. 4.7. 10/4/00 PAGE 49 DESIGN FRAMEWORK MARINER'S MILE /tR'riHVI -A rwp Po�C <A+ - - ✓- - 3EGoND.�afsi a'fi$IpWPM � nE,tr ri'f co f I�iNA1.� '166oNP�C�i W14" AA it �I IPPJPPo�0H Art- - - - - - - - -tiale. 151 4t4 AtILCA s 0-51 x7.51 sG2.5y f atu �au�•p•rsa n FIG. 4.4 POLE .SIGN DESIGN PROTOTYPE PAGE 50 10/4/00 u • 0 • lJ 0 MARINER'S MILE 0---- - - - - -- 10/4/00 Ic FIG. 4.5 MULTI - TENANT SIGN DESIGN PROTOTYPE DESIGN FRAMEWORK rojw, *-Y/ t4f- '" �sustN6� tr►�1�fi�`t� f45v6A4.) -%' -fv&,NARTf4 ot• 4ril- - �K 0 I 1+ t J "fv PAGE 51 11 D z H3 qq ..ffyy � �p`�YaTT!C • E MARINER'S MILE '151 MAX 41Z C+Hr k- ReIC, a� MARIMk Pacific IALU LrA w, ! r "o DESIGN FRAMEWORK b� ys�l V�qv I S wloPowr1 Net 8u4 t ►,t�qg iN�oPtM�IOK 11 ' Qi�f�R'rioN�.t11 tray A WA s x I's R 157, - - - vt rVEAI- epT6WA p • FIG. 4.61 SINGLE- TENANT MONUMENT SIGN DESIGN PROTOTYPE 10/4/00 PACE 53 DESIGN FRAMEWORK MARINER'S MILE FIG. 4.7 LEASING SIGN DESIGN PROTOTYPE PAGE 54 10/4/00 • • E • • • MARINER'S MILE 4.80 THEME SIGNS The following types of thematic signs are permitted on Mariner's Mile: DESIGN FRAMEWORK a) Mariner's Mile Entry Monuments (Arches Bridge; Back Bay/Dover Drive) b) Newport Harbor Visitor's Bureau Sign C) Directional Signs Recommended Design: A coordinated systems of nautical - inspired signs as seen at Marina del Rey and Santa Monica. 10/4/00 PAGE 55 DESIGN FRAMEWORK MARINER'S MILE 5.00 ARCHITECTURE Buildings are significant functional, visual and symbolic elements of the built environment. They serve to house human activities and present themselves as expressions of the ambitions, aspirations and public identity of their owners and users. Mariner's Mile, due in part to its history of uses and generally overriding commercial nature, encompasses a vast range of building types, whose functional requirements, sizes, scale and symbolic needs vary greatly. These building types range from large automobile dealerships and marine supply outlets to high -rise residences, mixed -use and strip retail centers, small shops, restaurants, drive - throughs and individual offices. Architecturally, this variety makes for a highly eclectic mix of buildings on Mariner's Mile. In turn, this variety and mix, overlaid by the predominant auto - reliant bias of the district, favors buildings of individual expression and strongly resists efforts towards any unified architectural theme. Thus the imposition of a rigid architectural theme is considered inappropriate for the study area. The nature and character of Mariner's Mile call rather for establishing key design principles and promoting thoughtful and tasteful design while allowing creative flexibility. 5.10 ARCHITECTURE OBJECTIVES • The key objectives of an architectural approach to Mariner's Mile are as follows. 5.11 Responsible and Sensitive Design a) Design should respect and "fit id' to its surroundings. b) Roofs and roof elements should respond to views from above. C) Design freestanding buildings as "five- sided" (walls+ roof). 5.12 Site Planning Considerations a) Site planning should accommodate the larger design concepts of the Mariner's Mile Design Framework (Urban Design, Landscape). b) Buildings should orient to the street in the Village areas and when surrounded by parking. C) Promote pedestrian connections and pedestrian amenities. 5.13 Landscape Considerations a) Use landscaping to complement and highlight buildings and site. b) Develop a landscape concept as a fundamental component of the site design. • C) Coordinate utility locations to support the landscape framework and to screen utilities from Pacific Coast Highway or entries. PACE 56 10/4/00 40 • 0 MARINER'S MILE DESIGN FRAMEWORK 5.14 Palette of Colors, Materials and Details a) Consider "neutral" building color schemes with nautical trim. b) Paint fences, metal bollards, and light poles a dark background color. C) Use common fence /wall designs developed for Mariner's Mile. 5.15 Purposeful and Respectful Lighting a) Contain all site lighting on site (zero glare spill -off) b) Develop lighting plan with photometric study C) Use downlighting wherever possible d) Accent lighting at key architectural /landscape elements e) Avoid harsh, intense lighting and hard shadows f) Coordinate colors of light sources 5.16 Organize and Coordinate Signage a) Develop a comprehensive sign program b) Design buildings to strategically accommodate signs C) Coordinate building and signage design (forms, colors, motifs) 5.20 COLOR AND MATERIALS PALETTE Harmonious building and sign colors can contribute greatly to the overall visual continuity and coherence of Mariner's Mile. 10/4/00 5.21 Basic Color System The marine context of Mariner's Mile is one of predominantly white sails and hulls complemented by striking, deep -hued accent colors. A range of "Neutral" shades and hues are therefore proposed to predominate the color palette for Mariner's Mile. PAGE 57 DESIGN FRAMEWORK MARINER'S MILE 11 For multiple -color schemes, a balanced and proportional color system is recommended: a) BaseBuilding: Predominately Neutral hues and shades (90% of building, minimum). b) Contrasting Trim Elements: Dark or Light shades (up to 10% of building, maximum). C) Accent Elements: Bright Colors (up to 5% of building). 5.22 Trim Elements Elements which might receive trim or accent colors include: a) Doors, window sashes or mullions b) Awnings or Sunshades C) Exterior Stairs and Railing Systems d) Roof Screens e) Architectural Features • PACE 58 10/4/00 0 0 MARINER'S MILE 10/4/00 5.23 Nautical Materials and Elements DESIGN FRAMEWORK While avoiding an overt theme, the appropriate use of nautical building materials, elements and details is consistent with the history and character of Mariner's Mile could enhance the overall character of Mariner's Mile. PAGE 59 DESIGN FRAMEWORK a) Nautical Materials MARINERS MILE Representative nautical materials to be considered during the architectural design process include: i) Shiplap /clapboard/shingled siding for building walls ii) Varnished teak for balustrades and handrails iii) Navy blue or other dark canvas for awnings and sunshades iv) White nylon or Dacron for shade spaces V) Brass or bronze for hardware and ornament vi) Stainless steel /polished chrome for rails, cable and fittings, hardware and ornament vii) Wood or aluminum poles w /stays /spreaders (masts /spars) for signage or theme elements. b) Other Nautical Elements and Details Similarly, the appropriate decorative use of other nautical elements, forms,and references is consistent with its waterfront context and could potentially contribute to the visual character and feeling of Mariner's Mile. Decorative elements to be considered during the design process might include: i) Windvanes ii) Ship's flags or international signal flags iii) Charts, sextant, dividers and other navigational tools iv) Portholes, ships wheels, compass rose or cards V) Ships and sailor icons vi) Cleats, bollards, and other dock motifs PACE 60 1014100 0 �1 MARINER'S MILE 0 5.30 LIGHTING I* DESIGN FRAMEWORK As with signs, landscape, and architecture, improving the quality of exterior lighting can contribute to the perception of quality of Mariner's Mile. All exterior on -site lighting to be shielded and con- fined within site boundaries. No direct rays or glare should be permitted to shine onto public streets or adjacent sites. Specific lighting standards and recommendations for Mariner's Mile are outlined below: 5.31 Parking Light Fixtures. All parking lot lighting should have zero cut -off fixtures. Light standards shall not exceed 20 feet high, measured from natural grade. 5.32 Tilted light fixtures. Tilted fixture heads and lights mounted to the roof parapet are discouraged due to their negative impact on residents and drivers caused by the glare. Wall - mounted light fixtures used to illuminate parking lots should not permitted. 5.33 Wall- mounted utility lights. "Walpak" type fixtures that cause off -site glare should not be permitted. Zero- cutoff "Shoebox" lights are preferred. 10/4/00 PAGE 61 DESIGN FRAMEWORK MARINER'S MILE 5.40 EQu1rMENT Exposed mechanical equipment and utilities contribute to the visual clutter of Mariner's Mile and should be sensitively located and screened from view to promote a high - quality image for the district. 5.41 Exterior equipment. All exterior equipment including, but not limited to: mechanical equipment, electrical equipment, communications equipment, storage tanks, risers, electrical conduit, gas lines, cellular microcell facilities, and satellite dishes -- should be located in underground vaults or otherwise screened from both on -site and off - site view. 5.42 Roof - mounted equipment. All roof - mounted equipment including, but not limited to, skylights, vents, air handlers, exhaust fans, smoke hatches, and ducts -- should be below the top of the parapet or behind an equipment screen so as to be hidden from off -site view. Rooftop equipment screens must be fully integrated into the architectural design. 5.43 Ground - mounted equipment The top of all ground - mounted equipment including, but not limited to, backflow preventers, vents, air handlers, generators, boilers, trash bins, transformers- - should be behind and fully below the top of a screen wall or a solid hedge. Screen walls of same or similar material as adjacent building walls. Chain link fencing is not allowed. PAGE 62 10/4/00 0 0 • 11 s MARINERS MILE 5.50 WALLS AND FENCES 10/4/00 DESIGN FRAMEWORK Upgrading the quality and developing a family of walls and fences is recommended for Mariner's Mile to provide a consistent and high - quality image. 5.51 Fences a) Fences Not Permitted: i) Chain -link fencing is not permitted along the Pacific Coast Highway frontage of any property on Mariner's Mile. ii) Razor -Wire fencing. b) Fences Allowed But Discouraged: i) Residential -types of wooden fencing. C) Fences Allowed: i) Property frontage. • Wrought iron or PVC fencing. • Recommended colors: Dark Navy Blue, Black, Dark Green. ii) Side and rear yards and lot -line conditions: • Wrought Iron or PVC (as above) • Vinyl- coated chain link (with or without attached fabric screening) • Recommended colors: Dark Navy Blue, Black, Dark Green. d) Recommended Design: PAGE 63 DESIGN FRAMEWORK MARINERS MILE 5.52 Walls a) Walls Not Permitted: i) Solid walls over 36" in height are not permitted along the Pacific Coast Highway frontage of any property on Mariner's Mile. ii) Walls topped with Razor -Wire fencing sheet metal or broken glass. iii) Sheet metal enclosures (except at trash areas at rear of properties). b) Walls Allowed: i) Pacific Coast Highway frontage: Low walls (36" maximum height). May be topped with wrought iron or PVC fencing to a maximum height of 72" (6'). ii) Side and rear yards and lot -line conditions: • Low walls (36" maximum height). Maybe topped with wrought iron or PVC fencing. (as above) • Low walls (36" maximum height) topped with vinyl- coated chain link (with or without fabric screen) • Full height walls (maximum height 96" (8') may begin 15' back from front property line at Pacific Coast Highway. iii) Retaining walls. • Split -face block. • Poured -in -place concrete with sandblasted, bush - hammered or textured form -liner finish. • Crib -wall systems with integral landscaping. C) Recommended Wall Designs: i) Intergral color split -faced concrete block with precast cap or stucco on block with precast cap. PACE 64 10/4/00 • 0 1 MARINERS MILE 6.00 PARKING PROGRAM 6.10 SHARED VALET PARKING DESIGN FRAMEWORK Encourage the creation of a shared valet parking system through all or a combination of the follow- ing: a) Utilize "pool" of City parking spaces in Mariner's Village. b) Drop /pickup points: 2 -3 on water side; 1 -2 on inland side from Riverside to Tustin. C) Patrons issued claim check with pager number to "call -in" cars at pickup points. d) Provide valets on -call to bring cars from parking "pools" to pickup points. e) Provide safe bus unloading /loading areas to serve charter yacht uses with parking service within Mariner's Mile. f) Utilize City -owned parking lot to more greatly benefit the area: potential site for postal distribution facility or valet parking lot. g) Valet Stations with car drop -off and waiting areas to pick up cars with possible van shuttle stations, similar to the structure in the photograph below, but without glass. 10/4/00 PAGE 65 DESIGN FRAMEWORK 6.20 PARKING DISTRICT MARINER'S MILE Explore the creation of a Mariner's Mile Parking District to address distribution of parking within the district. Could be considered as part of the potential Business Improvement District for Mariner's Village. 7.00 APPENDIX 7.10 R"ERENCFS AND SUPPORTING DOCUMENTS The formulation of the Mariner's Mile Design Framework was based on a comprehensive analysis of collected base information and a review of the City's existing program, the site and the Mariner's Mile Business and Citizen's Advisory Committee Study Recommendations. This effort was con- ducted in order to uncover the key Design Issues and Opportunities affecting the current conditions along Mariner's Mile. A list of references and supporting documents follows. Copies of these documents are available for review at Newport Beach City Hall. 7.11 Mariner's Mile Specific Plan (Ord. 20.42, Dist. #5) 7.12 Mariner's Mile Advisory Committee Recommendations (1997) 7.13 T.O.T. Revenue Enhancement Study (PKF, 1997) PACE 66 10/4/00 STATE OF CALIFORNIA } COUNTY OF ORANGE CITY OF NEWPORT BEACH } I, LAVONNE M. HARKLESS, City Clerk of the City of Newport Beach, California, do hereby certify that the whole number of members of the City Council is seven; that the foregoing resolution, being Resolution No. 2000 -89 was duly and regularly introduced before and adopted by the City Council of said City at a regular meeting of said Council, duly and regularly held on the 10th day of October, 2000, and that the same was so passed and adopted by the following vote, to wit: Ayes: Thomson, Glover, Adams, Ridgeway, Debay, O'Neil, Mayor Noyes Noes: None Absent: None Abstain: None IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed the official seal of said City this 11th day of October, 2000. (Seal) 42 r ,�✓� City Clerk Newport Beach, California