HomeMy WebLinkAbout13 - PCA 906 - Mariners Mile Strategic Vision & Design Frameworkn
CITY OF NEWPORT BEACH
PLANNING DEPARTMENT
330(1 NEWPORT BOULEVARD
NEWPORT BEACH. CA 92658
(949) 644 - 3200. FAX (949) 644 -3250
Hearing Date:
Agcnda Item No.:
Staff Person:
Period:
October 10. 2000
/3
James Campbell
(949) (x14 -3210
N/A
SUPPLEMEN'T'AL REPORT TO MAYOR AND CiTY COUNCIL.
PROJECT: Mariner's Mile Strategic Vision & Design Framework *KU AM AN
Amendment No. 906 PRIN A 1 O- DW A
-00
SUMMARY: Clarification of landscape standard for palm trees and painted sign restriction
Discussion
Staff recommends that the City Council consider two change: to the implementing ordinances.
The first change is to the proposed landscape :trip abutting the street. The proposed standard will
require a minimum 4 -foot wide planter with a hedge and palm row. The Planning Commission
amended the language of the original draft ordinance making it more clearly understandable. In
re- drafting the section. staff inadvertently changed the meaning of the section inconsistent with
the recommendation of the Mariner's Mile Business Owners Association. The present draft
language requires that trees be planted every 18 feet unless physically infeasible. and in that case.
they could be clustered in groups of three. The previous draft allowed more flexibility in the
specific location of the trees. and this flexibility was included by design in the Mariner's Mile
Business Owners Association's recommendation.
Earlier language:
Palm rrees. Washingronar robusrrr (Mexirmt Fan Palm) svirh a minimum of 8 jour rruetk heigbr
and subdrainage sysreen, shall be planned even• 18 Jeer on renrer and may be rlusrered s «h a
mininurm of rhree trees per clusrer.
Present language approved by the Planning Commission:
Palm rrees .shall be Washingwnia robusra (Mexican Fan Prdm) ssirh a minimum of 8 foor rruek
heig)u and subdrainage s%6srem. The minimum number of palm rrees shall be ralrulared liv dividing
the royal sneer fromnge by 18 Jeer. The palm rrees shall be lorared every 18 Jeer on remer, and
s% here infeasihle dire ro physu•al obsrrurdons, rhey may be moved or rlusrrred ssah a minimum of
rhree rrees per clusrer.
Suggested language:
Palen rrees shall be IVushingrrnnu robusra (Mexican Fan Palm) $% 11h u nunrenueet oJ8 fnor rruetk
herghr and subdrainage sysrent The minimum number of pubs rrers sludl he ralrulared by dividing
the royal sneer fraenage by 18 Jeer. The palm rrees shall hr lorawd es en, 18 Jeer on renrer.-wnd
and may be rlu'rered ssah a
minimum of rhree rrees per clusrer.
If greater flexibility in the location of the palm trees is desired. this amendment will allow that
flexibility of design.
The second change is to the proposed sign code specifically to the list of prohibited signs. The
Planning Commission included painted signs to a list of prohibited signs and staff wanted to add
clarifying language to what the Planning Commission approved as follows:
Signs Not Permitted. The follmving signs are nor pe•rmated and exh.ctrng signs of this ape are to be
removed in accordance with this Chapter: signs not permitted bt• existing .rignage ordinance, rrerrf'
mounted signs or wall i ounted signs that project above the roofline, permanent banner signs.
painted windmi signs or "soap" signs. multi - tenant pale signs ar "ladder" signs, changeable copy
or "marquee" shgeu' arul paieued Hall signs painted dirertiv on the building wall.
Staff believes that this change is consistent with the intent of the Planning Commission which was
to prohibit this type of sign and not prohibit other types of painted signs.
Staff recommends these changes be made to the proposed ordinance if deemed appropnate by the
City Council. The proposed ordinances will not be fatally flawed if the proposed changes are not
incorporated
Submitted by:
SHARON Z. WOOD j
Assist pot City Manager < ►� "I'" -" —
Prepared by:
JAMES W. CAMPBELL
S3::z
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Supplemental Repon
Mariner' Mile Strategic Vision de Dcagn Framework
Amendment No. 906
Octuber 10, 2(70) Page 2
NE�'�gT CITY OF NEWPORT BEACH Hearing Date: October 10, 2000
o� PLANNING DEPARTMENT Agenda Item No.: 13
Q 3300 NEWPORT BOULEVARD Staff Person: James Campbell
'oa . NEWPORT BEACH, CA 92658 (949) 644 -3210
(949) 644 -3200; FAX (949) 644 -3250 Appeal Period: N/A
REPORT TO MAYOR AND CITY COUNCIL
PROJECT: Mariner's Mile Strategic Vision & Design Framework
Amendment No. 906
SUMMARY: The Strategic Vision and Design Framework establishes policies for future
development on Mariners' Mile. The Strategic Vision includes the promotion of
a pedestrian oriented retail area called the "Mariner's Village" in the area of
Riverside Avenue and Tustin Avenue. To implement the Strategic Vision and
Design Framework, Amendment No. 906 would amend Chapter 20.42 Mariner's
Mile Specific Area Plan and create a new overlay district covering the
commercial and mixed -use properties on Coast Highway between Rocky Point
and Dover Drive. The amended specific plan and new overlay will implement
new development standards (i.e. landscaping, architecture, signs) and land use
policies for projects within the area. The amendment will not change the
existing permitted uses or permitted building heights.
ACTION: For Meeting of October 10.2000:
1. Hold a Public Hearing: and
2. Adopt Resolution No. 2000- _
Vision & Design Framework; and
3. Introduce Ordinance No 2000- _
second reading on October 24, 2000.
For the Meeting of October 24. 2000,
approving the Mariner's Mile Strategic
(Amendment No. 906) and pass to
1. Adopt Ordinance No. 2000- , approving Amendment No. 906
Introduction
On September 21, 2000, the Planning Commission, after two noticed public hearings, adopted
written findings supporting a recommendation that the City Council adopt the Mariner's Mile
Strategic Vision & Design Framework (Design Framework) and implementing ordinances
(Amendment No. 906). The Design Framework is a planning document that suggests ways to
upgrade development in the Mariner's Mile Specific Plan Area and the commercial and mixed -use
properties east of Rocky Point to the Back Bay Bridge. The study area boundary is depicted on page
7 of the Design Framework (Exhibit No. 1). The Strategic Vision also includes the promotion of a
pedestrian oriented retail area called the "Mariner's Village" in the area of Riverside Avenue and
Tustin Avenue. Amendment 906 implements the proposed changes in policy and affects Zoning
Ordinance, Chapter 20.42 Specific Plan #5, Mariner's Mile and creates Chapter 20.57, which
will be a new overlay district covering the commercial properties and mixed use properties
between Rocky Point and Dover Drive. The proposed new and amended development standards
include improved urban design, landscaping, new sign regulations and new fence standards.
Additionally, the amendment will create a Development Plan review process where the City
reviews new development, landscape plans, lighting plans and signs for conformance to the new
standards and substantial conformance with the Design Framework.
Background
The City began looking at the Mariner's Mile area with an eye for general improvement in the
mid 1970's which culminated in the adoption of the Mariner's Mile Specific Plan in 1977. Since
that time, a variety of minor amendments were approved as deemed necessary. In 1996, the City
enacted an interim moratorium on the issuance of use permits for new outdoor restaurants and
significant developments generating increased traffic. At that time, the City Council directed the
preparation of a land use and planning study of the area. The study was to look at the existing
land use controls to see if they have assisted the purposes and goals of the Mariner's Mile
Specific Area Plan. Additionally, the study was to look at the extent to which existing land use
regulations on the inland side of Coast Highway have resulted in "an active pedestrian- oriented
retail area with a wide range of visitor - serving, neighborhood commercial and marine- related
uses." Another area of focus was the maintenance of the marine oriented uses, marine theme and
character of the area and the policies requiring public physical and visual access to the bay.
Ultimately, at the conclusion of the planning study, modifications to Title 20 of the Newport
Beach Municipal Code that would hopefully revitalize the economy of Mariner's Mile and
promote the objectives described in Mariner's Mile Specific Plan (Chapter 20.42) were
anticipated.
The City began working with the Mariner's Mile Business and Citizens Advisory Committee on
the planning study in late 1996 with the leadership of Councilmember Glover. In April of 1997,
the Committee adopted its first set of recommendations which served as a starting point for the
subsequent study. The City hired a consulting team made up of Keenan Smith, AIA and Lee
Anne Kirby, ASLA to assist the City in completing the study. The initial draft of the Mariner's
Mile Design Framework was finished in July of 1998. The original committee had sunset, and
the draft Design Framework underwent extensive review and revision with participation from the
Mariner's Mile Business Owners Association. Staff and the consultants presented Design
Framework to the City Council at a study session on June 27, 2000 prior to a workshop held on July
22, 2000 to provide the general public an opportunity to review the plan. Staff has been actively
working with the Business Owners Association and the authors of the Design Framework over
the past six months to revise the Design Framework and create the necessary implementing
ordinances.
Mariner' Mile Strategic Vision & Design Framework
Amendment No. 906
October 10, 2000 Page 2
Strategic Vision and Design Framework
The final draft of the planning document is attached as Exhibit No. 1. The vision for Mariner's Mile
includes the following ideas:
• Improving the auto - reliant strip areas.
• Promoting a vibrant public waterfront.
• Creating Mariner's Village as a pedestrian friendly shopping area in the core of the area
around Riverside Drive and Tustin Avenue
• Upgrading the public realm through the use of entry signs, flags, enhanced street
furnishings, etc.; upgrading private development through enhanced zoning standards for
signs, landscaping, lighting, etc.
• District -wide cooperative systems related to parking availability.
The draft Design Framework describes these ideas in detail and contains policies to guide future
improvement of the district. The Design Framework is intended to be a general policy document
that will be advisory in nature, and projects, public and private, will be evaluated against it before
approval. The City's consultant and primary author of the Design Framework, Mr. Keenan Smith,
will be available to elaborate upon the various planning and design concepts during the hearing if
requested.
Amendment No. 906 - Implementation
Within the Mariner's Mile Specific Plan area, the City has implemented the Site Plan Review
process which requires Planning Commission review of project where there is an increase of 25 %
of the gross floor area or 2,500 square feet in area, whichever is less. This process is general in
nature as no guidelines or specific findings were included. Other specific plan areas such as
Cannery Village have design and development guidelines, but no review process to ensure they are
followed. The study area includes the existing Mariner's Mile Specific Area Plan and the properties
on Coast Highway east of the area to the back bay bridge, excluding Bayshores. Staff has prepared
amendments to Chapter 20.42, Specific Plan District #5, Mariner's Mile which will implement the
Design Framework as it affects private property. In order to implement these same private property
regulations to the easterly extension of the study area, staff has proposed a new overlay district
within a new chapter of the Zoning Code: Chapter 20.57 Mariner's Mile Overlay. The amendments
will effect the following development standards: landscaping, lighting, urban design, fencing &
walls, equipment screening, street access and signs. No changes to the permitted uses, floor area
limits or allowable building heights are proposed within the proposed Design Framework or
implementing ordinance amendments.
Landscaping - The new landscape provisions will require a minimum 4 -foot wide hedge
and palm row along Coast Highway, Tustin and Riverside Avenues. This continuous hedge and
palm row will link the various properties together in a cohesive manner and add to the sense of
place. Additionally, interior parking lot landscaping standards will be included to require 1 tree for
every 4 spaces. This hedge and palm row and interior landscaping will be mandatory requirements.
Mariner' Mile Strategic Vision & Design Framework
Amendment No. 906
October 10, 2000 Page 3
Lastly, the new standards include a recommended planting palette, and a mandatory requirement for
landscape and irrigation plans and ongoing maintenance of the plantings and irrigation systems.
Lighting - The proposed lighting standards provide more protection for surrounding
properties in that they will require that all exterior lighting be contained on site and that exterior
lighting not create a nuisance. Additionally, lighting standards will be limited to a maximum of 20
feet which will help in reducing glare. These lighting standards will be mandatory design features.
Urban Design — While no architectural theme is established, design and architecture must
be found compatible with the surrounding area and be sensitive to views from above. Roof
mounted equipment must be incorporated within the design or be adequately screened.
Additionally, designing developments to a pedestrian scale in the village area is encouraged in order
to promote the pedestrian village environment. Access to the waterfront is stressed and encouraged
but no changes to existing easement and improvement requirements are proposed.
Fencing - New fencing and wall standards are proposed as mandatory requirements. Chain
link fencing along Coast Highway and residential types of wooden fencing will not be permitted.
Desired fencing types such as wrought iron or PVC are permitted. Low block walls and retaining
walls that provided visual interest are also specified. Lastly, the limited use of chain link fencing
with or without screening is permitted for areas not directly visible. Existing fences and walls made
nonconforming will be required to conform when properties redevelop or when a fence or wall
needs replacement.
Utilities and Mechanical Equipment — New requirements are proposed where new utility
connections and their accessory equipment such as transformers, utility vaults, terminal boxes,
meter cabinets etc. be placed underground unless determined by the Public Works Department that
undergrounding is physically infeasible. If facilities are above ground, they will be located in the
least visible location possible and screened from public view. Existing utilities and equipment will
be required to conform when a site redevelops or substantially remodels in accordance with the
Development Plan Review discussed below.
Street Access and Lot Consolidation - Limited street access is identified as a goal due to the
high number of curb cuts presently existing, and lot consolidation is encouraged. No incentive is
proposed to encourage lot consolidation as there has been a conscious attempt not to increase
development potential or density of the area. Lot consolidation will assist redevelopment of smaller
parcels, hopefully creating common driveways and parking areas and parcels more suitable for
development.
Signs — Signage within the district was identified as an important element contributing to
the perception of the area. The Design Framework suggests the development of consistent sign
regulations in an effort to improve the visual quality. A major focus is to have the sign area be
proportional to the overall sign height and to have the signs incorporate distinct design features.
Graphic images of the desired designs are included within both the Design Framework and
proposed ordinances. The Design Framework's proportional sign area concept will make the sign
area smaller than what can be approved under existing regulations. Additionally, the height of signs
within the proposed village area are encouraged to be at a pedestrian scale (15 feet). The sign
Mariner' Mile Strategic Vision & Design Framework
Amendment No. 906
October 10, 2000 Page 4
standards contained within the amended and new section of the code will supersede many of the
existing sign regulations. They will prohibit roof mounted signs or wall mounted signs that project
above the roofline, permanent banner signs, painted window signs or "soap" signs, multi - tenant
pole signs or "ladder" signs, changeable copy or "marquee" signs and painted signs. The location,
size and number of wall signs is also specified and regulated more closely. Lastly, an amortization
provision is included where any sign made nonconforming will be required to be removed or made
conforming within 15 years. Earlier termination will be required under specific circumstances
where the sign is relocated or the site is redeveloped. The proposed amendment includes a "heritage
review" process where a nonconforming sign can be evaluated, and if the Planning Commission
finds the sign to have merit, the sign could remain.
Development Plan Review - The proposed amendment also creates a Development Plan
review process for the study area that will replace the Site Plan Review process currently in effect
within Mariner's Mile. The Development Plan process will require the Planning Director to review
plans for new or altered development that proposes a 25% or 2,500 square feet increase in area,
signs, renovated landscaping and lighting plans. The standard for review will be consistency with
the Zoning Code and Design Framework. Presently, the Site Plan Review has the same applicability
and requires Planning Commission review with minimal guidance as to its purpose or standard of
review. The jurisdiction of the review process was debated by the Mariner's Mile Business
Association, staff and consultants, and it was determined that the review authority should rest with
the Planning Director due to the level of detail and guidance provided by the Strategic Vision &
Design Framework. The Planning Commission concurred with this change. When a Use Permit
application is associated with a Development Plan, the Planning Commission will retain
jurisdiction. As with all administrative processes, a Development Plan may be referred to, appealed
to, or called up by the Planning Commission and/or City Council for review.
Environmental Review
Staff has evaluated this planning study and amendment and finds that it is defined as a project
pursuant to the California Environmental Quality Act (CEQA). 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. Staff finds that the project is categorically exempt pursuant
to Section 15305 (Class 5, Minor Alterations in Land Use Limitation) of the California
Environmental Quality Act Implementing Guidelines. 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 mitigation measures applied as necessary.
Conclusion & Recommendation
The Mariner's Mile Strategic Vision and Design Framework will provide the City, property
owners and developers with guidance in shaping the future direction for the Mariner's Mile area.
The guiding principle behind the work that has been completed is a desire to improve the area
and make Mariner's Mile a more vibrant and aesthetically pleasing part of the community. The
policies and standards developed promote this goal and were formulated with an eye to what can
Mariner' Mile Strategic Vision & Design Framework
Amendment No. 906
October 10, 2000 Page 5
be achieved in the area given the existing conditions. The Planning Commission and staff
believes that the Design Framework provides good guidance for future development and
redevelopment in Mariner's Mile. The proposed amendment provides a system for the City to
ensure the Design Framework is implemented without limiting private property right or the
flexibility of owners to design projects appropriate for their individual properties.
Submitted by:
SHARON Z. WOOD
Assistant age.
Exhibits
1. Strategic Vision & Design Framework.
Prepared by:
JAMES W. CAMPBELL
Senior Planner
1�,4� r4,f�� 0 LV
2. Revised Chapter 20.42 Mariner's Mile Specific Plan.
(Added text shown thus: added text, deleted text shown thus: deleted tem)
3. Proposed Chapter 20.57 Mariner's Mile Overlay District.
4. Resolution No. 2000-
5. Ordinance No. 2000-
F:\USERS\PIMSHAREDV WC=pbelMlariners Mile \Council Report 10- 10- OO.doc
Mariner' Mile Strategic Vision & Design Framework
Amendment No. 906
October 10, 2000 Page 6
MARINER'S MILE
NEWPORT BEACH, CALIFORNIA
STRATEGIC VISION
0
DESIGN FRAMEWORK
I
MARINER'S MILE
NEWPORT BEACH, CALIFORNIA
STRATEGIC VISION
0
DESIGN FRAMEWORK
CITY LIGHTS DESIGN ALLIANCE
Keenan E. Smith, AIA
Lee Anne Kirby, ASLA- Kirby & Company
City of Newport Beach
October 4, 2000
l�
MARINER'S MILE CONTENTS
PAGE
INTRODUCTION: THE CALL FOR A DESIGN FRAMEWORK 5
0.10
CHARGE AND PURPOSE
0.20
MARINER'S MILE TODAY
0.30
ONE PAST, MULTIPLE FUTURES
• STRATEGIC VISION
FOR MARINER'S MILE 13
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
• DESIGN FRAMEWORK FOR MARINER'S MILE 25
2.00
PLANNING AND URBAN DESIGN
2.10
PHYSICAL FRAMEWORK
2.20
ENTRY FEATURES
2.30
MARINER'S VILLAGE
2.40
THE WATERFRONT
2.50
PACIFIC COAST HIGHWAY
2.60
STREET NAMES
2.70
LAND USE CONSIDERATIONS
3.00 LANDSCAPE 39
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 WALL LANDSCAPE
3.60 PARKING LOT LANDSCAPES
3.70 BLUFF LANDSCAPE
3.80 DOVER DRIVE/BACK BAY BRIDGE INTERSECTION TREATMENT
4.00 SIGNAGE 47
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
10/4/00 PAGE 3 1
MARINERS MILE CONTENTS
5.00 ARcHrrECTURE 56
5.10 SPEcmc ARcHrrEcruRAL RECOMMENDATIONS
5.20 COLOR AND MATERIALS PALETTE
5.30 LIGHTING
5.40 EQUIPMENT
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
10/4/00 PACE 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 PACE 5 13
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 Iq
MARINERS 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.
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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 I /�
J
INTRODUCTION
MARINERS 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 or been 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, even dangerous. 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 I
MARINER'S MILE
f)
g)
h)
i)
J)
INTRODUCTION
New franchise businesses are designed to "stick out" not "fit in ".
Automobile activity, and auto - oriented businesses predominate.
The district is not pedestrian friendly: walking is unpleasant and crossing Pacific
Coast Highway is difficult or dangerous.
The local post office has been displaced by a postal distribution center.
Recent restaurant closures, such as Windows on the Bay, Autobistro & Chili's.
10/4/00 PAGE 9 11
INTRODUCTION
MARINERS FILE
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 q
MARINERS MILE INTRODUCTION
0.30 ONE PAST, MULTIPLE FUTURES
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 PAGE I I I (1
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 maybe 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 .STRATEGIC VISION
A STRATEGIC VISION FOR MARINERS MILE
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.
Tmiq B.6
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FIG. 1.1 MARINER'S MILE AUTO RELIANT STRIP
10/4/00 PAGE 13 )i
STRATEGIC VISION
MARINERS 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 forauto- oriented
businesses (i.e. requiring better quality buildings and landscaping to "fit in" with
Mariner's Mile).
PAGE 14 10/4/00 7 A
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MARINER'S MILE STRATEGIC VISION
1.30 STRENGTHENING THE CORE: CREATING "MARINER'S VILLAGE"
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.
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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 PAGE 17 5
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STRATEGIC VISION
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.
PACE 18 1 0/4/00 5 G
MARINER'S MILE STRATEGIC VISION
1A0 UPGRADING THE PUBLIC REALMS ENTRIES, STREETSCAPE AND LANDSCAPE
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 A ' I
STRATEGIC VISION MARINERS 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 Manner'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.
PAGE 20 10/4/00 � K
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.
1014100 PAGE 21 h I
STRATEGIC VISION MARINERS MILE
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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.
PACE 22 10/4/00 � h
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
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10/4/00 PACE 23 3
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.
PAGE 24 10/4/00 ��
MARINER'S MILE
A DESIGN FRAMEWORK FOR MARINERS MILE
Design Framework Goals and Objectives
DESIGN FRAMEWORK
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 forMariner'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
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
33
MARINER'S 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 following related design features:
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.
The following graphic is for illustrative purposes only.
1014100 PAGE 27 G
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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. The above graphic depicts a conceptual signage design for illustrative
purposes only.
PACE 28 10 14100 3
MARINERS MILE
DESIGN FRAMEWORK
2.23 Installation of a redesigned, lighted `Welcome to Mariner's Mile' sign as a new
monument sign within the intersection landscape at Dover Drive facing north-
bound Pacific Coast Highway traffic.
2.24 The planting of Red Bougainvillea as the signature colorin massed plantings with
clusters of palms at the two main entries of Mariner's Mile.
10/4/00 PAGE 29 2
DESIGN FRAMEWORK
MARINERS MILE
PAGE 30
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.
10,4,00 3K,
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.
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10/4/00 PACE 31 � M
DESIGN FRAMEWORK
2.40 TIE WATERFRONT
MARINER'S FILE
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
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 south of the
Arches Bridge.
PAGE 32 10/4/00 L f r
MARINERS 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.
1014100 PAGE 33 I
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.
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FIG. 2.5 PACIFIC COAST HIGHWAY ACCESS
PACE 34 10/4/00
MARINERS MILE DESIGN FRAMEWORK
Specific recommendations related to mitigating the impact of Pacific Coast Highway through
Mariner's Mile are outlined below:
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).
10/4/00 PACE 35 2
DESIGN FRAMEWORK
2.60 .STREET NAMES
MARINER'S MILE
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.
PACE 36 10/4/00 , /q
MARINER'S MILE
2.70 LAND USE CONSIDERATIONS
DESIGN FRAMEWORK
Mariner's Mile is closely surrounded by and easily visible from several existing neighborhoods:
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
10/4/00 PACE 37 95
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 formulti- tenant
properties.
PACE 38 10/4/00 lj p
MARINER'S 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.
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FIG. 3.1 LANDSCAPE FRAMEWORK
1014100 PAGE 39 q j
DESIGN FRAMEWORK
MARINERS 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.
PAGE 40 10/4/00 L� �/
MARINER'S MILE DESIGN FRAMEWORK
3.20 PACIFIC COAST HIGHWAY EDGE LANDSCAPE
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.
4' CLEAR MIN.
6' CLEAR RECOMMENDED
PRIVATE PROPER'L'Y
PALM:
WASHINGTONIA ROBUSTA
HEDGE:
LIGUSTRUM HEDGE
RIGHT -OF -WAY
VARIES
PUBLIC RIGHT -OF -WAY
FIG. 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.
1014100 PAGE 41 U o
DESIGN FRAMEWORK
MARINERS MILE
3.21 Tree: Washingtonia robusta (Mexican Fan Palm) with an 8' trunk and a
subdrainage system at 18 feet on center for the total linear feet of street frontage
including driveways. Where infeasible due to physical obstructions, palms can
be moved slightly or clustered in groups of three (3) minimum as long as the
number of palms installed is equal to 18 feet on center for the total frontage of the
property including driveways.
Retain existing Eucalyptus trees when possible. If Eucalyptus trees are added or replaced Eucalyp-
tus 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 H' (Tall Fescue) sod.
3.30 RIVERSIDE/TUSTIN AVENUE LANDSCAPE
PACE 42 10/4/00 6�
MARINER'S MILE
DESIGN FRAMEWORK
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 `Barbara Karst' and Bougainvillea `San Diego Red' at feet
on center in front of the wall if space available, or behind the wall.
In tighter conditions use Ficus pundla (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
MARINER'S 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 iceplantfrom 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 9
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) Top of Bluff: Plant a minimumof 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
Ceanothus g. h. 'Yankee Point'
Yankee Point Ceanothus
2' -3' ht.
On
Coprosma kirkii
NCN
1' -3' ht.
Center
1. Trees & Palms:
Myoporum
2' ht.
4'
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"
ill. Groundulane:
Baccharis p. 'Twin Peaks'
Dwarf Chaparral Broom
1' -3' ht.
8' to 10'
Ceanothus g. h. 'Yankee Point'
Yankee Point Ceanothus
2' -3' ht.
8' to 10'
Coprosma kirkii
NCN
1' -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
1014100 PAGE 45 53
DESIGN FRAMEWORK MARINERS MILE
3.80 Dover Drive/Back Bay Bridge Intersection Treatment
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 5q
MARINER'S MILE
4.00 SIGNAGE
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.
Oblective: 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 PACE 47
55
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 6
MARINERS 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 signcopyon apanelmounted
to a dark- colored background as shown in Fig. 4.7.
10/4/00 PAGE 49 �5 q
DESIGN FRAMEWORK
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MARINERS MILE
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FIG. 4.4 POLE SIGN DESIGN PROTOTYPE
PAGE 50
10/4/00
5K
MARINER'S MILE
4,q---- - - - - -
FIG. 4.5
10/4/00
MULTI - TENANT SIGN DESIGN PROTOTYPE
DESIGN FRAMEWORK
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PAGE 51 r p
DESIGN FRAMEWORK
MARINER'S MILE
FIG. 4.6 SINGLE - TENANT MONUMENT SIGN DESIGN PROTOTYPE
PAGE 52
10/4/00 p
MARINER'S MILE DESIGN FRAMEWORK
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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 1014100 p,
MARINER'S MILE DESIGN FRAMEWORK
4.80 THEME SIGNS
The following types of thematic signs are permitted on Mariner's Mile:
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 PACE 55 ��
DESIGN FRAMEWORK
5.00 ARCHITECTURE
MARINER'S MILE
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 Manner'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 ARCMECTURE 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 in" 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 1014100 �, 4
MARINERS 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/] andscape 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.
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.
10 /4/00 PAGE57 /
DESIGN FRAMEWORK
MARINER'S MILE
For multiple -color schemes, a balanced and proportional color system is recommended:
a) Base Building: Predominately Neutral hues and shades (90% of building,
minimum).
b) Contrasting Trim Elements: Dark or Light shades (uptol0 %ofbuilding,
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
PAGE 58 1014100 /
MARINER'S MILE
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 characterofMariner's Mile
could enhance the overall character of Mariner's Mile.
10/4/00 PAGE 59 0
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
PAGE 60 10/4/00 G
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MARINER'S MILE
5.30 LIGHTING
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.
1014100 PAGE 61 � I
DESIGN FRAMEWORK
MARINER'S MILE
5.40 EQUIPMENT
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 1014100 rp
MARINER'S MILE
5.50 WALLS AND FENCES
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:
10/4/00 PACE 63 1 }
DESIGN FRAMEWORK
5.52 Walls
MARINER'S MILE
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 atrear 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). May be 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.
PAGE 64 10/4/00
/
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 PACE 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 REFERENCES 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)
PAGE 66 10/4/00 /� tj
CHAPTER 20.42
SPECIFIC PLAN DISTRICT 05
MARINER'S MILE
Sections:
Page 20.42 -1
Specific Plan District #5
Mariner's Mile
20.42.010
Establishment of Specific Plan District (Mariners Mile)
20.42.020
Purpose
20.42.030
Applicability
20.42.040
Land Use Regulations
20.42.050
Property Development Regulations
20.41055
Mariner's Mile Sign Regulations
20.42.060
Site Development Plan Review Required
20.42.010 Establishment of Specific Plan District (Mariner's Mile)
The provisions of this chapter shall apply to all parcels within the boundaries of Specific Plan
District #5, Mariner's Mile, established by Ordinance 1718 and shown on Districting Map No. 4.
20.42.020 Purpose
This chapter establishes a specific plan district to guide the orderly development and
improvement of that area of the City of Newport Beach which is located east of Newport
Boulevard, west of the county owned property used as a Sea Scout Base, north of Lower Newport
Bay, and generally south of the base of the bluffs northerly of Coast Highway. It is the purpose
of this chapter to implement the goals and policies of the Newport Beach General Plan and the
Local Coastal Program, Land Use Plan and establish consistency between these documents and
the Zoning Ordinance in the Mariner's Mile area. Specifically, these planning documents
contain provisions which indicate the desire on the part of the City to encourage marine service
businesses, visitor - serving facilities, local service retail, encourage a pedestrian orientation of the
area, provide public physical and visual access to the bay, preserve and enhance the character of
scenic highways and drives and city view parks in the area, and provide safe and convenient
vehicular circulation and access to businesses.
The development standards contained in this Specific plan are intended to implement these
objectives by providing a system whereby certain land uses are encouraged through an incentive
system, and competing objectives can be balanced based upon the overall goals of the
community. Therefore, specific land use, intensity and design criteria are set forth in the review
framework of the site development plan review, use permit and variance processes, where the
Planning Director and Planning Commission will exercise their its discretion on a
00/00/00
Exhibit No. 2 �-
Page 20.42 -2
Specific Plan District #5
Mariner's Mile
project -by- project basis to result in development which provides for the overall community needs
as set forth herein.
The permitted land uses and accompanying design guidelines and development standards provide
for the orderly and equitable development of property within the Mariner's Mile area. Areas on
the bayward side of Coast Highway are designated 'Recreational and Marine Commercial." This
designation encourages a continuation of marine- oriented and visitor- serving uses, maintains the
marine theme and character of the area, and encourages public physical and visual access to the
bay. The marine- oriented and coastal- dependent uses on the bayfront are encouraged by
establishing a system of incentives to property owners to maintain these uses. The area inland of
Coast Highway is designated for "Retail and Service Commercial" use. This area is intended to
serve as an active pedestrian - oriented retail area with a wide range of visitor - serving,
neighborhood commercial and marine - related uses permitted.
The City Council has adopted a document entitled "Mariner's Mile Strategic Vision and Desi
ramework (Design Framework)" which provides several recommendations for sound planni
and urban design. These policy recommendations include new entry features, the development
I n urban village between Riverside and Tustin Avenues, improving waterfront access, cohesi
landscape treatments along major streets, consideration of renaming Riverside and Tus
',Avenue and general land use compatibility. This design framework shall be used as a guide
the community, property owners, city staff and policy makers in the development a
consideration of activities within the Mariner's Mile area. The Design Framework is not intend
to establish absolute standards, but existing and proposed development and activities will
Mariner's Mile area should adhere_ to the recommendations of the Design Framework to i
maximum extent feasible!v�
area identified in the Mariner's Mile Design Framework as the "Mariner's Village" aror
intersection of Pacific Coast Highway and Riverside and Tustin Avenues, is the core
iner's Mile. The City's long -term goal for this area is to reinforce its potential to become
-t of Mariner's Mile as an active pedestrian- oriented retail district. In order to realize i
vial, the appearance, liveliness and sense of place should be enhanced by promot
rovements to private development and the public realm, a_ nd generally encouraging a stron
-strian orientation by the following means'
retail
lot swap /consolidations, to facilitate development such as
retail center with an
a
g a parking strategy, such as the establishment of_ a__Mariner's
and the encouragement of more common narking lotsl
nnronn�
.�5
�Y,
Page 20.42 -3
Specific Plan District #5
Mariner's Mile
E. By finding a new location for United States Postal Service Distribution Center so that the
site can have a less truck- oriented use while retain_ ing the retail portion of the post office
jn_Mariner's Village.:
20.42.030 Applicability
The provisions of this seetion chapter shall apply to all property in the Mariner's Mile Specific
Plan District.
A. Construction of Buildings Regulated. No building, structure or sign shall be
erected, reconstructed or structurally altered in any manner nor shall any building
or land be used for any purpose, other than as permitted by, and in conformance
with this Plan and all other ordinances, laws, policies and maps referred to therein.
Where other sections of the Municipal Code conflict with any provision of this
Plan, the provisions of this Specific Plan shall take precedence.
B. Architecture and Site Planning Objectives. Responsible urban design is a primary
goal of the Mariner's Mile Specific Plan Area. Designs should respect their
'surroundings. The architecture and site plans of all Development Plans shall be
found compatible with well designed surrounding properties. Site planning
should accommodate the larger design concepts of the Mariner's Mile Design
Framework (Urban Design, Landscape). Buildings should orient to the street in
the Village areas and when surrounded by parking. Roofs and roof elements
should respect views from above and in an aesthetically pleasing manner. Roof
top mechanical equipment shall be concealed in a coordinated fashion or be
located within the building or structure. Overall site planning shall also promote
pedestrian connections and pedestrian amenities within the village area, and
provide public access to the water along the bay. Building and structures should
adhere to the Color and Materials Palette identified in the Mariner's Mile Design
Framework.
20.42.040 Land Use Regulations
A. Land Use Designations. The following land use designations are established:
1. Retail and Service Commercial. SP -5 (RSC) District. This designation
encourages the continuation of "marine- oriented" uses and the "marine"
theme or character of the area; encourages mutually supportive businesses,
a continuity of shopping and pedestrian orientation, and prohibits uses,
which would interrupt this continuity; and minimizes the number of curb
cuts on Coast Highway.
2. Recreational and Marine Commercial, SP -5 (RMC) District. This
designation establishes a priority system to guide development on sites on
oorooioo
,g
Page 20.42 -4
Specific Plan District #5
Mariner's Mile
the bay by encouraging a continuation of marine - oriented and visitor -
serving uses, maintaining the marine theme and character of the area, and
encourages public physical and visual access to the bay.
The designations, locations, and boundaries of these uses are delineated upon the
map entitled "Mariner's Mile - Specific Plan District, City of Newport Beach,"
which plan map and all information and notations thereon are hereby made a part
of this section by reference.
B. The following schedule establishes the land uses defined in Chapter 20.05 as
permitted or conditionally permitted in the Mariner's Mile Specific Plan District,
and includes special requirements, if any, applicable to specific uses. The letter
"P" designates use classifications permitted in the Mariner's Mile Specific Plan
District. The letter "L" designates use classifications subject to certain limitations
prescribed under the "Additional Use Regulations" which follows. The letters
"UP" designate use classifications permitted on approval of a use permit, as
provided in Chapter 20.91. The letters "PD/U" designate use classifications
permitted on approval of a use permit issued by the Planning Director, as provided
in Chapter 20.91. The letters "P/UP" designate use classifications which are
permitted when located on the site of another permitted use, but which require a
use permit when located on the site of a conditional use. Letters in parentheses in
the "Additional Regulations" column refer to "Additional Use Regulations"
following the schedule. Where letters in parentheses are opposite a use
classification heading, referenced regulations shall apply to all use classifications
under the heading.
Mariner's Mile Specific Plan District: Land Use Regulations
P = Permitted
UP = Use Permit
PD/U = Use permit issued by the Planning Director
L = Limited (see Additional Use Regulations)
- --
Not Permitted
RSC RMC Additional
PUBLIC AND SEMI- PUBLIC
(A), (B), (C),
(D)
CLUBS AND LODGES
UP
- --
-YACHT CLUBS
- --
UP
(I), (J), (M)
CULTURAL INSTITUTIONS
UP
L -2
(M)
DAY CARE, GENERAL
UP
- --
GOVERNMENT OFFICES
UP
- --
MARINAS
- --
P
(I), (J)
RELIGIOUS ASSEMBLY
UP
- --
UTILITIES, MINOR
P
P
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Page 20.42 -5
Specific Plan District #5
Mariner's Mile
Mariner's Mile Specific Plan District: Land Use Regulations
P = Permitted
UP = Use Permit
PD/U = Use pernit Issued by the Planning Director
L = Limped (see Additional Use Regulations)
- --
Not Permitted
00/00/00
,/f
RSC
RMC
Additional
Regulations
COMMERCIAL USES
(A), (B), (C),
(D)
ANIMAL SALES AND SERVICES
- ANIMAL GROOMING
PD/U
- --
- ANIMAL HOSPITALS
UP
- --
- ANIMAL RETAIL SALES
PD/U
L -5
ARTISTS' STUDIOS
P
L-4
(H)
BANKS /SAVINGS AND LOANS
P
- --
-WITH DRIVE- UP/DRIVE THROUGH SERVICE
UP
- --
CATERING SERVICES
P
P
COMMERCIAL RECREATION AND ENTERTAINMENT
UP
UP
(H), (M)
EATING AND DRINKING ESTABLISHMENTS
UP
UP
-FULL SERVICE, HIGH TURNOVER
UP
UP
(E), (H), (M)
-FULL SERVICE, LOW TURNOVER
UP
UP
(E), (H), (M)
-FULL SERVICE, SMALL SCALE
PD/U
PD/U
(E), (H), (M)
-TAKE -OUT SERVICE
UP
UP
(E), (H), (M)
- TAKE -OUT SERVICE, LIMITED
PD/U
PD/U
(E), (H), (M)
- ACCESSORY
P
P
(E), (H), (M)
-BARS AND COCKTAIL LOUNGES
UP
UP
(E), (H), (M)
MARINE SALES AND SERVICES
(I), (I)
-BOAT CHARTER, RENTAL, AND SALES
P
P
(I), (I)
-BOAT STORAGE
- --
P
(I), (I)
-BOAT YARDS
P
P
(I), (I)
- MARINE SERVICE STATION
PD/U
PD/U
(I), (I)
- RETAIL MARINE SALES
P
P
(I), (I)
OFFICES, BUSINESS AND PROFESSIONAL
P
L -1
PERSONAL IMPROVEMENT SERVICES
PD/U
L -2
(H)
PERSONAL SERVICES
P
L -4
-DRY CLEANERS
UP
L4
-DRY CLEANERS (COLLECTION ONLY)
UP
L-4
- MASSAGE ESTABLISHMENTS
UP
L-2
(F)
-SELF SERVICE LAUNDRIES
UP
L -4
RETAIL SALES
P
P
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Page 20.42 -6
Specific Plan District #5
Mariner's Mile
Mariner's Mile Specific Plan District: Land Use Regulations
P = Permitted
UP = Use Permit
PD/U = Use pernit issued by the Planning Director
L = Limited (see Additional Use Replations)
- --
Not Permitted
INDUSTRIAL
INDUSTRY, CUSTOM
INDUSTRY, LIMITED
INDUSTRY, MARINE - RELATED
ACCESSORY USES
ACCESSORY STRUCTURES AND USES
TEMPORARY USES
- -- L-4
--- L-4
UP UP
P/UP P/UP
CHRISTMAS TREE/PUMPKIN SALES L -7 L -7
OUTDOOR STORAGE & DISPLAY, TEMPORARY P P
REAL ESTATE OFFICES, TEMPORARY L -7 L -7
Mariner's Mile Specific Plan District: Additional Land Use Regulations
(A), (B), (C),
(D)
(A), (B), (C),
(D)
(A), (B), (C),
(D)
(B)
(D)
(B)
L -I Marine- related facilities permitted as an incentive use; other facilities in this use
classification permitted when in conjunction with an incentive use under the provisions of
Section 20.60.080: Marine Incentive Uses.
L-2 Marine - related facilities permitted with a use permit as an incentive use; other facilities in
this use classification permitted with a use permit when in conjunction with an' incentive
use under the provisions of Section 20.60.080: Marine Incentive Uses.
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r(
RSC
RMC
Additional
Regulations
TRAVEL SERVICES
P
L -1
VEHICLE/EQUIPMENT SALES AND SERVICES
- VEHICLE/EQUIPMENT SALES AND RENTALS
UP
- --
- COMMERCIAL PARKING FACILITY
PD/U
PD /U
- SERVICE STATIONS
UP
- --
(G), (M)
- VEHICLE/EQUIPMENT REPAIR
L -6
- --
VISITOR ACCOMMODATIONS
-BED AND BREAKFAST INNS
PD/U
PD/U
- HOTELS, MOTELS AND TIME - SHARES
UP
UP
(K)
INDUSTRIAL
INDUSTRY, CUSTOM
INDUSTRY, LIMITED
INDUSTRY, MARINE - RELATED
ACCESSORY USES
ACCESSORY STRUCTURES AND USES
TEMPORARY USES
- -- L-4
--- L-4
UP UP
P/UP P/UP
CHRISTMAS TREE/PUMPKIN SALES L -7 L -7
OUTDOOR STORAGE & DISPLAY, TEMPORARY P P
REAL ESTATE OFFICES, TEMPORARY L -7 L -7
Mariner's Mile Specific Plan District: Additional Land Use Regulations
(A), (B), (C),
(D)
(A), (B), (C),
(D)
(A), (B), (C),
(D)
(B)
(D)
(B)
L -I Marine- related facilities permitted as an incentive use; other facilities in this use
classification permitted when in conjunction with an incentive use under the provisions of
Section 20.60.080: Marine Incentive Uses.
L-2 Marine - related facilities permitted with a use permit as an incentive use; other facilities in
this use classification permitted with a use permit when in conjunction with an' incentive
use under the provisions of Section 20.60.080: Marine Incentive Uses.
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Page 20.42 -7
Specific Plan District #5
Mariner's Mile
Lr3 Permitted when in conjunction with an incentive use under the provisions of Section
20.60.080: Marine Incentive Uses.
L -4 Permitted with a use permit when in conjunction with an incentive use under the
provisions of Section 20.60.080: Marine Incentive Uses.
L -5 Permitted with a use permit issued by the Planning Director when in conjunction with an
incentive use under the provisions of Section 20.60.080: Marine Incentive Uses.
L -6 Permitted when ancillary to an existing Vehicle/Equipment Sales and Service use within
the specific plan area.
L -7 Subject to the approval of the Planning Director.
(A) See Section 20.60.025: Relocatable Buildings.
(B) See Section 20.60.015: Temporary Structures and Uses.
(C) See Section 20.60.050: Outdoor Lighting.
(D) See Section 20.60.105: Outdoor Storage & Display.
(E) See Chapter 20.82: Eating and Drinking Establishments.
(F) See Chapter 20.87: Massage Establishments.
(G) See Chapter 20.80: Automobile Service Stations.
(H) See Section 20.60.085: Uses Requiring City Manager Approval.
(1) See Section 20.60.070: Waterfront Development Regulations.
(J) See Section 20.60.080: Marine Incentive Uses.
(K) See Chapter 20.84: Time Share Developments.
(L) Special event permit required, see Chapter 5.10 of the Municipal Code.
(M) See Chapter 20.89: Alcoholic Beverage Outlets.
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Page 20A2 -8
Specific Plan District #5
Mariner's Mile
20.42.050 Property Development Regulations
The following schedule prescribes development regulations for the Mariner's Mile Specific Plan
District. The columns prescribe basic requirements for permitted and conditional uses. Letters
in parentheses in the "Additional Regulations" column reference regulations following the
schedule or located elsewhere in this code.
Mariner's Mile Specific Plan District: Property Development Regulations
RSC RMC Additional Regulations
Minimum Lot Area (sq. ft.) 10,000 10,000 (A)
Minimum Lot Width (ft.) 50 50 (A)
Minimum Yards
Front (ft.)
5;10(+12) 5;10
(B), (C), (D), (E), (F)
Side (ft.)
- -- - --
(B), (D), (F)
- Abutting a residential district (ft.)
5 - --
B), (D), (F)
Rear
- -- - --
(B), (D), (F)
- Abutting a residential district (ft.)
5
(B), (D), (E), (F)
Public Access.to Newport Bay.
(D)
Bulkheads
10 10
(G)
Maximum Height (ft.)
26 26
(H), (I), (J)
Floor Elevation
(K)
Maximum Floor Area Limit
0.50 0.50
(L)
Landscaping
(M)
Off - Street Parking and Loading
(N)
Non - Conforming Structures and Uses
(0)
Dedication of right -of -way
(P)
Signs
CSi}
Fences and Walls
(RJ
— - - -- – --. . w. . .; ..- - - ---.
Utilities & Ground unted Equipment
jS)
Vehicular Access & Lot - Consolidation
f)
Lighting
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Page 20.42 -9
Specific Plan District #5
Mariner's Mile
Mariner's Mile Specific Plan District: Additional Property Development Regulations
(A) See Section 20.60.040: Development on Substandard Lots and Across Property Lines.
(B) See Section 20.60.030: Extensions Into Yards.
(C) SP -5 (RMC) District. A minimum of 50 percent of any lot frontage abutting Coast
Highway shall provide a building setback of not less than 10 feet from Coast Highway
right -of -way while the remaining 50 percent of the lot frontage shall provide a setback not
less than 5 feet from the right -of -way line of Coast Highway.
SP -5 (RSC) District. A 12 foot wide setback along the northerly side of Coast Highway
shall be maintained for potential future highway widening to an ultimate width of 112
feet. A minimum of 50 percent of any lot frontage abutting Coast Highway shall provide
a building setback of not less than 10 feet from the above 12 foot setback line while the
remaining 50 percent of the lot frontage shall provide a setback not less than 5 feet from
the above 12 foot setback.
(D) SP -5 (RMC) District. In approving a site - development plan Feview --or granting a use
permit for development on a site with frontage along the bay, the Planning Director or
Planning Commission shall require the dedication of vertical (between Coast Highway
and the Bay) and lateral (along the Bay) public access easements, except where adequate
public access already exists or where the provision of access is inconsistent with public
safety or the protection of fragile coastal resources. The following standards shall be
applied to all lateral and vertical public access easements:
1. Public access easements shall be a minimum of 10 feet in width.
2. Public access easements may be provided within required setback areas and view
corridors.
3. All dedicated public access easements shall be recorded with the Orange County
Recorders Office in a manner satisfactory to the Public Works Department.
(E) No structure or other intrusions shall be permitted except for landscaping, decks, paving,
architectural features and signs.
(F) The Planning Commission or Planning Director may establish setbacks in granting a use
permit or development site plan review approval.
(G) SP -5 (RMC) District. Bulkhead setback shall provide for the minimum public access
required herein along the bulkhead. Additional building setbacks may be required by the
Planning Commission in granting a use permit or site plan review approval.
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Page 20.42 -10
Specific Plan District #5
Mariner's Mile
All bulkheads shall be constructed to an elevation of 9 feet above mean low water level
(6.27 feet above mean sea level).
(H) See Chapter 20.65: Height Limits.
(1) The height limit for all buildings and other structures on a site shall be 26 feet. However,
this height limit.may be exceeded, up to a maximum of 35 feet with a use permit,
providing that the Planning Commission, in granting such a use permit, finds that all of
the following criteria are met:
1. SP -5 (RMC) District.
a. The development will provide for both public physical and visual access to
the bay within the limits that public safety is insured and private property
protected.
b. The increased building height would result in increased public visual open
space and views than would result from compliance with the basic height
limit. Particular attention shall be given to the location and orientation of
the structure on the lot, the percentage of ground coverage, and the
treatment of all setback and open areas.
C. The increased building height would result in a more desirable
architectural treatment of the building and a stronger and more appealing
visual character of the area within the general theme of a marine
environment.
d. The increased building height would not result in undesirable or abrupt
scale relationships being created between the structure and existing
developments or public spaces. Particular attention shall be given to the
total bulk of the structure including both horizontal and vertical
dimensions.
e. The increase in height shall in no case result in a floor area exceeding the
floor area permitted by Chapter 20.63 and this chapter.
2. SP -5 (RSC1 District.
a. The increased building height would result in more public visual open
space and views than would result from compliance with the basic height
limit. Particular attention shall be given to the location and orientation of
the structure on the lot, the percentage of ground coverage, and on the
treatment of all setback and open areas.
ooiooroo
X11
Page 20.42 -11
Specific Plan District #5
Mariner's Mile
b. The increased building height would result in a more desirable
architectural treatment of the building and a stronger and more appealing
visual character of the area, within a general theme of the marine
environment.
C. The increased building height would not result in undesirable or abrupt
scale relationships being created between the structure and existing
developments or public spaces. Particular attention shall be given to the
total bulk of the structure including both horizontal and vertical
dimensions.
d. The increased height shall in no case result in a floor area exceeding the
floor area permitted by Chapter 20.63 and this chapter.
(J) For the purpose of measuring height, the grade shall be natural grade, or 9 feet above
mean low water level (6.27 feet above mean sea level), whichever is higher.
(K) SP -5 (RMC) District. Finished floor elevation for all new structures or addition to an
existing structure(s) other than floor area used for parking, shall be 9 feet above mean low
water level (6.27 feet above mean sea level).
(L) The total gross floor area and building bulk limits specified in Chapter 20.63 shall apply
to all structures. For purposes of this Chapter, the 12 foot setback required for potential
future highway widening shall be included in the calculation of buildable area for
purposes of determining gross floor area and building bulk limits. The setback shall be
included in gross floor area and building bulk calculations even if some or all of the
setback, or any interest therein, has been dedicated to the City. Use permits to exceed the
base floor area ratio limits of Chapter 20.63 may be approved pursuant to Section
20.63.040 (C).
(44) A fi
10
of cn a 1
nime
afea of
-fii
the
of pereealm of the
required setbaek fiem
payed porfiming area and a mi-Aimem pereent
Coast Highway, shall be devoted to planting areas.
Pxha n
of trees is eneouraged.
All required planting shall have areas
width e€-3feet,
be
tly installed t:en
and shall pfevided
with apc rcm$ioFxv xSxinxca�iii'6&cxrnr3j.scoxxx.
(M) Landscape areas shall be provided as follows
1. West Coast Highway, Tustin & Riverside Avenue — a minimum 4 -foot wide
planting area (excluding any planter curbs) measured from the back of sidewalk to
parking lot or building shall be provided on each property that fronts Coast
Highway, Tustin Avenue and Riverside Avenue. This continuous planter area
shall be required across the entire frontage of the property except where either
buildings at back of walk or driveways are existing and are to remain and shall,
contain a continuous hedge and palm trees. The hedge shall consist of Ligustnim
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Page 20.42 -12
Specific Plan District #5
Mariner's Mile
_ .— .- ..._._._.- .- _.__.___'._ __...........-_ ___.--.._....._ _.- .........___...o___.. —..___._- _.r___.._.. -__... _.._.._. to
"Texanum" (Texas Privet) planted a minimum of 30 inches on center and are to
a minimum of 30 inches in height. Palm trees shall be Washingtonia robust
Zexican Fan Palm) with a minimum of 8 foot trunk height and subdrainage
stem. The minimum number of palm trees shall be calculated by dividing the
tal street frontage by 18 feet. The palm trees shall be located every 18 feet on
nter, and where infeasible due to physical obstructions, they may be moved o
ustered with a minimum of three trees per cluster.
Uncovered parking spaces on -grade shall have interior landscaping in the form
�ne (1) tree per every 4 parking spaces. Palm trees should be used for propert
located adjacent to the Bav and shade trees should be used for inland Dropertiesf
minimum of 50 percent of the area of
all be devoted to landscape areasf
Landscaping of bluff areas, property line walls and medians should be consistent
With the recommendations contained within the Mariner's Mile Design
6. All planting areas shall be provided with a permanent underground
�prinkler irrigation system of a design_ suitable for the type and arranges
plant materials selected;
planting areas shall have a minimum inside dimension of 4 feet and pa
planters shall be a minimum of 25 square feet excluding protective curt
areas in a parking lot not used for driveways,
_._._.._.__._ ......._. __ ..._........._.._ ...___ ............. ..._......_.......____._.._.__. .------- ------ .._._...
plant materials shall conform to or exceed the plant quality standards of
;t edition of American Standard for Nursery Stock published by_ the Amen_
ociation of Nurserymen, or the equivalent!
0. ___.Planting areas adjacent to vehicular activity shall be protected . by a
concrete curb or similar permanent barrier?
1. Landscaping shall be located so as
utdscape materials and irrigation systems shall be maintained in accordai
the approved landscape and irrigation plans. All landscaped areas shall
twined in a, healthy and .. growing _condition..and - shall _receive regular pruni
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Specific Plan District #5
Mariner's Mile
fertilizing, mowing and trimming. All landscaped areas shall be kept free of
'weeds and debris. All irrigation systems shall be kept operable, including
adjustments, replacements, repairs, and cleaning as part of regular maintenance.
The property owner shall execute and record a restrictive covenant and agreement
'which grants assurance to the City that the landscaping and irrigation system_is
p qT! rly maintained in accordance with the _aroved plans)
3_ Landscape planting and irrigation plans and specifications shall be submitted by
the applicant and approved _by the Planning Director prior to the issuance of a
building permit;
(N) Off - street parking spaces shall be provided as set forth in Chapter 20.66: Off - Street
Parking and Loading; however, off - street parking for all floor area/building bulk of any
structure subject to the front setback requirements specified in this section that exceeds
0.5 times the buildable area of the site exclusive of all setbacks may be waived by the
Planning Commission, or City council on appeal, upon a finding there will be no adverse
impact on parking in the area and the provision of the additional parking on site would
create a hardship.
(0) Notwithstanding the provisions of Chapter 20.62, minor additions to a nonconforming
residential structure or use may be allowed, provided that such addition will not impact
upon any public view through or over the site, and provided further that such addition
will not extend beyond any existing balcony nor result in a greater number of dwelling
units within the project.
(P) SP -5 (RSC) District. No dedication of right -of -way along the north side of Coast
Highway shall be required pursuant to Chapter 13.05 of the Municipal Code, or as a
condition to any parcel map or use permit, for any project that strictly complies with the
highway setback requirements unless all of the following conditions have been satisfied:
I. The proposed project contributes to the need to widen Pacific Coast Highway to
Master Plan standards; and
2. The project would generate more than 300 average daily trips; and
3. The proposed project exceeds 25,000 square feet of additional gross floor area
(assumes a base FAR use - minimum and maximum FAR uses shall be adjusted
accordingly). No additional dedication shall be required for any parcel which, as
of the December 22, 1993, has dedicated all or a portion of the setback, or any
interest therein, to the City for road widening purposes.
Nothing in this subsection shall affect the duty of a property owner to dedicate land
and/or construct circulation system improvements pursuant to the provisions of the
:11171D71111
I
Page 20.42 -14
Specific Plan District #5
Mariner's Mile
Traffic Phasing Ordinance (Chapter 15.40 of the Municipal Code), or to pay fees required
by the Fair Share Traffic Contribution Ordinance (Chapter 15.38 of the Municipal Code).
EQ See Section 20.42.055, Mariner's Mile Si n_R lations
Walls and Fences. Upgrading the quality and developing a family of walls and fences
,recommended for Mariner's Mile to provide a consistent and high - quality image. Wa
land fences located within required yards shall be consistent with the requirements
Section 20.60.030, Extensions into Yards. In all cases, walls and fencing shall not ere;
a sight distance problem as determined by the Citv Traffic Engineer;
1. Fences Allow
Coast Highway frontage: Wrought iron or PVC fencing not exceeding
feet in height. Recommended colors: Dark Navy Blue, Black, Dark Gr
Refer to the Design Framework, Section 5.60 Walls and Fences fo;
Side and rear yards and lot -line conditions: Wrought Iron or PVC fen,
or Vinyl- coated chain link (with or without attached fabric screening)
exceeding 6 feet in height. Recommended colors: Dark Navy Blue, BI
2.— Fences no rmitte .
a. .__ _ _Chain-link fencing is not permitted_ along_ the street frontage of any,
property within Mariner's Mile
bu___ Razor -Wire fencing!
Fences not allowed under Subsection 1, Fences Allot/ el
3. _Walls Allowed
is Coast Highway frontage: Low walls not to exceed 3 feet in
wall may be extended to a maximum height of 6 feet provided
rea above 3 feet is constructed of wrought iron or PVC fencing
le and rear yards and lot -line conditions: Low walls not to ea
height. This wall may be extended to a maximum height of 6
)vided that the area above 3 feet is constructed of wrought irc
- �.. _._ .... . ......... - -- - ...... - - -- -- ------ -- -- __Solid walls up to 8 feet in height provided that they are
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Page 20.42 -15
Specific Plan District #5
Mariner's Mile
A. Retaining walls shall incorporate split -face block or poured -in -place concrete with
a sandblasted, bush - hammered or textured form-liner finish. Crib -wall systems
with intimated, landscaping are alsocermitted
_ Walls notpermitted
a. Solid walls over 3 feet in height are not permitted along the Coast
�hghway frontage of any property on Mariner's Mile or within the
required front yard setback of any property:
b. Walls topped with barbed wire, razor -wire fencing, sheet metal or broken
C. Sheet metal enclosures (except at_ trash areas at rear of properties);
d. Walls no-
ot allowed under Subsections 3, Walls Allowed and Subsection 4,
Retaining walls_
(S� _ Utilities and Ground Mounted Equipment
New utility connections shall be placed underground unless the Public Works Department
determines that undergrounding the connection is physically infeasible. Appurtenant and
associated utility equipment such as transformers, utility vaults, terminal boxes, meter
cabinets shall be placed underground unless the Public Works Department determines
that undergrounding the appurtenant and associated equipment is physically infeasible. If,
appurtenant and associated utility equipment cannot be placed underground, the
equipment shall be located in the lease visible location practical and screened from public
View on -site and off -site by fencing or landscaping to the satisfaction of the Planning
Director. All ground- mounted equipment including, but not limited to backflow
preventers, vents, air handlers, generators, boilers, trash bins, transformers shall be
screened from view behind and fully below the top of a screen wall or a solid hedge.
Screen walls shall be of same or similar material as adjacent building walls and covered
with vines when possible. Chain link fencing with slats is not permitted,
Vehicular Access & Lot Consolidation
New vehicular access driveways on Coast Highway should be avoided or minimized in
order to minimize potentially hazardous turning movements on and off Coast Highway,
Developments are strongly encouraged to- consolidate lots and provide shared access with
adjacent properties whenever possible:
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Page 20.42 -16
Specific Plan District #5
Mariner's Mile
(U) _ -- Lighting
rior on -site lighting shall be shielded and confined within site boundaries. No du
or glare are permitted to shine onto public streets or adjacent sites or create a put
trice. "Walpak" type fixtures are not permitted. Parking lot lighting shall have z
iff fixtures and "shoebox" lights are preferred. The use of low level lighting
tinate walkways, landscape accent lighting and building accent lighting
nraged. Light standards shall not exceed 20 feet measured from natural grade!
2041055 Sign
All
Mile are encouraged to conform to
the greatest extent possible, signs for each site should be limited to
ifiNing businesses. giving directions for on -site circulation and urovidinz ]
on any sign (i.e.,
Sign copy should be located no closer than one half letter height to any sign edge
other line of copy to provide sufficient blank_ space around the letters for the sign
4, orary Banners are allowed, subject to City_�ermit requirements
_Temp — -
5._ Lighted stgns_are allowed= subject o City _ordinance requirements;
All signs within the Mariner's
Chanter 20.67 excent as svecif
area
— - -- en____ -- - - -- -
jl. Pole Signs, Multi- Tenant Signs and SingleTTant Monument Signs'
One (1) Pole Sign or Multi -tenant Sign or Single -tenant Monument Signs may b
permitted on a building site with a minimum of 50 linear feet of street frontage.
Additional signs may be considered for large building sites with a minimum of 30
iinear feet of street frontage through the submittal of an integrated comprehensiv
The maximum height of a pole, multi -tenant or single -tenant monument signs sha
be 25 feet above natural grade. Within the Mariner's Village Area except where
sign is located on Coast Highway, pole signs, multi -tenant signs or single -tenai
'monument signs should be designed to a pedestrian scale and the height should m
exceed 15 feet above natural _grade.
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Page 20.42 -17
Specific Plan District #5
Mariner's Mile
c. Pole Signs shall consist of distinct base, column and sign panel elements (refer to
Figure 1 — Pole Sign). Design and proportional relationships between sign elements
as shown in Figure 1 are important, although variations are possible. The height of
the base should be 25% of the total sign height. The sign shall incorporate a
decorative base cap and pole cap. Articulated poles are encouraged. The bottom of
the sign panel shall be clear of the natural grade walk by not less than 8 feet and
shall not overhang the public right -of -way greater than 2 feet subject to the approval
bf the Public Works Department. The maximum sign panel area shall be calculated
per Figure ., . —_ _ _ _
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- b pR1r1At�fkrt
Page 20.42 -18
Specific Plan District #5
Mariner's Mile
Lute. 0.
4F�NO�ia.,
M�na.�s
it rim w*w 0
I CEN9'n�r
'f 1,4NAGiC
• Lvco e>Pi.
�S6•w�eO.iP• i•
h*' AAE
I ''PW Papuri aN Art -�
Hex', S1ar1.M�E.o.s
y
AW1'ica+4�Cx+
pi 1.• !!+�►s�C.
Figure 1 -Pole sign
s
00/00/00
�y
C! 1
�,x
p v — HIC•Is4M'r-
__ - -- --
V_ — — — . — ..
Page 20.42 -19
Specific Plan District #5
Mariner's Mile
I- rm4Cww�rRY+
'f�4+h►'f' �
Ct�rN'f +'fY
AVV6Ad,, -rlr.
�W�mv"Vzr %
•fia�t.�rtt'� ens
— • ��r1oH..► -p
t•d•.� ,�1,ar1 tea.►
d:,C, tr o a s!6
r� .-t�99
Figure 2 — Multi- tenant sign
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A is
Page 20.42 -20
Specific Plan District #5
Mariner's Mile
i�
Will, OW
,I J
• 1 I.
SALU - wi°Poprr1Ht�
LtAriTOt: E4u41 r1��J+S
I N faae.pl.�T9 oty
�' a.
%c 1.1;
�' s �•7r�'i�.ms xt•5
_ Goo *f,
�•. — � • �AL. Z4,
(/. OPT_ Imo �,L
14ee /G A*o9c
Figure 3 — Single - tenant monument sign
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Page 20.42 -21
Specific Plan District #5
Mariner's Mile
d. Multi -tenant Signs shall be monument signs or flush - mounted on building walls
(refer to Figure 2 — Multi -Tenant Sign). Design and proportional relationships
between sign elements as shown in Figure 2 are important, although variations are
possible. Height of the base should be 16.67% of the total sign height. The width of
the sign panel should be 25% of the total sign height. The height of the primary sign
panel to be 25% of the total sign height and the secondary sign panels to be 25% of
the total sign height. The maximum sign panel area shall be calculated per Figure
--------------- _
e.__ Single -tenant monument signs may be permitted for the purpose of business
identification and shall comply with Subsection Id of this Section and Figure 3
although the sign may be monolithic without "reveals" and the base may be
eliminated if desired:
2._ Wall Signs. Wall Signs are permitted pursuant to Chapter 20.67 except as m_ odified
by this section:
a. No wall sign shall have a projection over public property greater than feet, nor
extend above any adjacent parapet or roof of the supporting building.
The area of a wall sign shall not exceed 1.5 square feet per linear business
frontage. Building frontage is the linear extent of a building or business, which
has frontage on either a street, parking area or walkway. Only one side of the
building facing the street, parking area or walkways shall be used to determine the
maximum sign area. A width of a wall sign may not exceed 70% of business
frontage or leasehold and the height of the sign may not exceed 75% of the height
of the fascia or portion of the wall between the _top of any windows and the a lowest
point of the roof.
c. The location of a wall sign shall be the center of the building entry frontage or'
leasehold for which the sign advertises. The location of wall signs is depicted in
Figure 4 — Wall Sign Location. Alternate locations may be approved if the',
Director of Planning finds the location is compatible with the design of the
building and site.,
d._ One sign per street frontage or parking lot frontage per business is allowed, with a
maximum of 3 signs per business. Within multi -tenant buildings, one (1) wall sign'
may be permitted per business. Major Tenants with more than 2,000 square feet of
floor area within a multi - tenant building may be permitted - additional wall signs
by the Planning Director;
e. In addition to the wall signs permitted under this section, multi -tenan t buildings
shall be permitted a building directory wall sign . listing tenants, not exceeding 25
square feet.
-
3. Projecting signs are permitted pursuant to Chapter 20.67;
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Page 20.42 -22
Specific Plan District #5
Mariner's Mile
a
70% of leasehold — maximum width
b
75% of fascia — maximum height
x
Equal dimensions
y
Equal dimensions
Figure 4 — Wall sign location
Figure 5 — Leasing or marketing sign
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Page 20.42 -23
Specific Plan District #5
Mariners Mile
Leasing or mar keting signs shall be non - illuminated ground signs or wall signs that
Iconvey basic information about the sale, leasing or construction activities of buildings
or properties. Basic information should be limited to the name of the owner, broker;
contractor, manager and/or agent, the area of the suite or property and a one
number or other contact information:
a. One 1 sip
ermitted per building site;
-.._..e..._. c.) _1? _ _.I_ g_ --
b. -size: Twenty (20) square feet
c.—Recommended Design: A ground level sign with sign copy on a panel mounted to
;a dark-color background as depicted in Figure 5 — Leasing or marketing sign;
5. Signs Not Permitted: The following signs are not permitted and existing signs of this
type are to be removed in accordance with this Chapter: signs not permitted by
existing signage ordinance, roof mounted signs or wall mounted signs that project
above the roofline, permanent banner signs, painted window signs or "soap" signs;
multi- tenant pole _signs or 'ladder" signs, changeable copy or "marquee" signs and
painted signs:
6. All signs permitted under this Chapter are subject to the criteria set forth in Chapter
20.67 and shall be consistent with the Mariner's Mile Design Framework. Where a
conflict exists between this Chapter and Chapter 20.67, the provisions of this Chapter
shall take precedence.
7. All signs shall be required to obtain all necessary ministerial permits from the
Planning Department and Building Department prior to installation;
8: For large building sites with a minimum of 300 linear feet of street frontage, an
integrated, comprehensive sign program that generally respects the Mariner's Mile
Design Framework and is compatible with the site and its surroundings may be
submitted to the Planning Director for review.
�. All signs shall be removed or modified to conform to the requirements of this Chapter'
within fifteen (15) years from the effective date of this Chapter unless the sign is
identified as a Heritage Sign or an exception permit is approved . by the City,
a_ Notwithstanding any other provision of this Section, any nonconforming sign that
would otherwise be prohibited by this Chapter shall be removed or modified to,
conform to the requirements of this Chapter upon any of the following;
(1) If the owner, outside of a change in copy, requests permission to remodel a
sign or expands or enlarges the building by 25% or 2,500 square feet;
whichever is less. For purposes of this subsection, remodel does not include
normal repair or maintenance of a sign. Normal repair and maintenance shall
I t
91
Page 20.42 -24
Specific Plan District #5
Mariner's Mile
lude structural alterations to the sign or
extend the useful life of the sign beyon
to date of this Chavter.r--
2L the thIf a owner of a site redevelops the ropet or seeks relocation of the signl
the sign has been more than fifty percent destroyed, and the destruction
her than facial copy replacement, and display is__not repaired will
Cff the to ry and the owner of the agree to its removal on aZiven date:
_-_- -- -_------- -.... —... _._-.._._..- ------ ______.._.- _._.._.__.—__ ig -
the use of the sign has ceased, or the structure upon which the sign
:ated has been abandoned by its owner. for a neriod of not less than nine
sign is or may become a
the sien constitutes a traffic hazard not
or by acts of the Citv, as determined by the
tage Signs. The designation of a sign as a heritage sign is intended to all
.onforrning signs that otherwise would be required to be removed pursuant
Chapter to remain if the sign or the establishment associated with the sign ;
rmined to have historical or local identity significance to the City of Newp
Application and Review authority. Application for heritage sign status may
�ubmitted by the business owner or property owner for review by the Planni
Commission. The Planning Commission shall review all applications a
or
to
Sign Criteria. The Planning Commission may designate a sign as
sign if the sign is the type of sign that would be subject to remov
to this Chanter and it meets the followine criteria
Historically Significant. A sign is historically significant if the sil
was erected or created before 1970 and is either representative of
significant sign - making technique or style of a historic era
represents entities or establishments that are an important part
oOiDaoo
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Page 20.42 -25
Specific Plan District #5
Mariner's Mile
(ii) Local Identity Significance. A sign is significant to local identity if the
.pign was erected or created at any time and represents entities or
establishments that reinforce a commonly recognized sense of local
identity or character for a particular locality of Newport Beach.
Qb ?The sign is visuall y signifi cant in one of the following rewards:
(i) The sign possess a uniqueness and charm because it has aged
gracefully
- - - - -- — — — -
Cii) The sign remains a classic example of craftsmanship or style of the
period when it was constructed and uses materials in an exemplary
— - --
,(ih)The sign compliments its architectural surroundings or is particularly,
,well integrated into the structure-
.-- -- - - — -- — —
(iv)The sign is an inventive representation of-the use, name, or logo of the
building or business:
(v) The sign is located on buildings or properties with buildings that have
been designated as historic landmarks or have been listed in the City's
Historic Resources Inventory,'
(3) Procedure for Designation of Heritage Signs. City staff shall review each
application for heritage sign status on a case -by -case basis to assess whether
the sign meets the criteria for designation as a heritage sign. Based on this
review, staff shall prepare findings and recommendations to the Planning
Commission regarding their assessment and the application's merit regarding
the designation. The Planning Commission shall review staff_ findings and
recommendations at a noticed public hearing;
The Planning Commission may direct staff to undertake additional analysis to
assess whether a sign should receive heritage sign status. The Planning
ommission may also direct staff to undertake additional analysis of any sign
aClready designated as a heritage sign. Staffs additional analyses and
recommendations shall be available for public review and comment prior to
the Planning Commission's subsequent meeting for review and action on a
heritage sign.
Upon due consideration of staff's findings and recommendations plus all
public testimony and comment, the Plan_ nin Co_m_m_is_sion_ _May_ approve or
designation of heritage sign status;
00/00100
20.42.060
13
Page 20.42 -26
Specific Plan District #5
Mariners Mile
peals. The applicant or other affected party may appeal the Planning
mmission's decision regarding designation or denial of heritage sign status
the City Council. Any appeal must be filed within fourteen days of the
mmission's action and must be accompanied by the current administrative
icessing fee. The City Council shall hear /review all appeals at the earliest
ctical date. and the decision of the Citv Council upon such anneal shall be
atton of Heritage Signs. Designated heritage signs may be not I
cally altered except for routine cleaning and general maintenance. Sui
ing and maintenance shall be consistent with the preservation of t]
cter or defining features of the sign in all respects. A designated Herita;
may be removed if desired. If a designated heritage sign is removed, i
ige status shall be revoked. If the character or defining features of
nated heritage sign are altered, its designation as a heritage sign shall 1
:ed and the Sign shall be removed. Where applicable, the sign may i
Pied to conform to the requirements of this Chapter
Site iievelopmeni Plan Review Required
General. The City Council finds, determines and declares that tbs.. ter.
servation and enhancement of the Mariner's Mile area through the consi;
lication of sound urban design principles and the promotion of thoughtful
eful design while allowing creative flexibility as described in the De
mework is desirable. Therefore, new or substantially altered development
reviewed for consistency with adopted design polices contained within
riner's Mile Design Framework in order implement the goals and objectiv
the Design Framewark_and _Specific Area Plan and preserve and promote the
health, safety, and general welfare of the community by achieving the following
purposes.
1. To assure that development of properties in Specific plan areas will not
preclude attainment of the General Plan and Specific plan objectives and
policies.
2. To protect and preserve the value of properties and to encourage high
quality development thereof in Mariner's Mile where adverse effects could
result from inadequate and poorly planned landscaping and from failure to
preserve where feasible natural landscape features, open spaces, and the
like, and will result in the impairment of the benefits of occupancy and use
of existing properties in such area.
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Specific Plan District #5
Mariner's Mile
3. To ensure that the public benefits derived from expenditures of public
funds for improvement and beautification of streets and public facilities
within Specific plan area shall be protected by the exercise of reasonable
controls over the layout and site location characteristics of private
buildings, structures and open spaces.
4. To promote the maintenance of superior site location characteristics
adjoining Coast Highway, a thoroughfare of city wide importance; to
ensure that the community benefits from the natural terrain, harbor and
ocean; and to preserve and stabilize the grounds adjoining said
thoroughfare, and to preserve and protect the property values in said areas.
$. Application. Site Development Plan review and approval shall be_ obtained from
the Planning, Director prior to the issuance of a building permit for any exterior
.��rk in aeeOFdanee with the pr-evisions of Chapter- 20.92, @*eept that this
approval shall enl y4 ° �for any new building to be constructed, or existing
building to be reconstructed or remodeled to increase the gross floor area by 3925
percent or 2,500 square feet whichever is less, sign approval or initiation of
landscaping rehabilitation. An Application for a Development Plan shall be filed
in a manner consistent with_the requirements contained in _Chapter 20.90:
Application Filing and Fees.
C. Review. The Planning Director or his/her authorized representative shall review
any plans, applications or other information for consistency with the adopted
Mariner's Mile Design Framework and other applicable ordinances and policies.
The Planning Director shall approve a Development Plan only if the project is
found to be consistent with the Design Framework and applicable ordinances and
policies. The Planning Director shall have the discretion to refer any Development
Plan to the Planning Commission for consideration and decision.
20.41065 - Notice and Public Hearing
A_. Public Hearings. The Planning Director or Planning Commission shall hold a,
public hearing on an application for a Development Plan. A public hearing is not
required on applications for minor changes to existing signs including replacing a
sign panel or applications that solely propose landscape rehabilitation,
B. _ Time of Hearing. Upon the receipt, in proper form, of any application filed
pursuant to this chapter, a time and place for a public hearing shall be fixed, to be
held not less than 10 days nor more than 60 days thereafter:
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Specific Plan District #5
Mariner's Mile
_Rec uired Notice)
led or Delivered Notice. At least 10 days prior to the hearing, not
1 be mailed to the applicant and all owners of property within 300 ft
uding intervening rights -of -way and waterways, of the boundaries
site, as shown on the last equalized assessment roll or, alternative
a such other records as contain more recent addresses. It shall be
onsibility of the applicant to obtain and provide to the City the nan
addresses of owners as required by this section f
Notice. Notice shall be posted in not less than 2
on or close to the DroDerty at least 10 days Drior to the 1
D. Contents of Notice. The notice of public hearing shall cont nn
2. A statement of the time, place, and purpose of the public hearing
3. _ __ A reference to application materials on file for detailed information,
statement that anv interested person or
mtinuance. Upon the date set for a public hearing before the Planning Direcl
Planning Commission, the Director or Commission may continue the hearing
other date without giving further notice thereof if the date of the contiu
arine is announced in oven meetine?
20.42.070 _- `_Rights of Appeal and Calls for Review,
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Page 20.57 -1
MM Overlay District
CHAPTER 20.57
MM
MARINERS MILE OVERLAY DISTRICT
Sections:
20.57.010
Effect and Purpose of Chapter
20.57.020
Districting Map Indicator
20.57.030
Architecture and Site Planning
20.57.040
Property Development Regulations
20.57.050
Development Plan Review Required
20.57.055
Notice and Public Hearing
20.57.060
Rights of Appeal and Review
20.57.010 Effect and Purpose of Chapter
The provisions of this chapter shall apply to all nonresidential parcels that front Coast Highway from
the eastern boundary of Specific Plan #5, Mariner's Mile to the Back Bay Bridge. It is the purpose
of this chapter to implement the goals and policies of the Newport Beach General Plan and
implement the Mariner's Design Framework. All applicable provisions of Title 20 of the Municipal
Code shall apply except as modified by this Chapter. Where conflict arises with the provisions of
this Chapter and other provisions of Title 20, the provisions of this Chapter shall take precedence.
20.57.020 Districting Map Indicator
The MM Overlay District may be combined with any base district, and shall be shown on the
Districting Map with an " -MM" designator.
20.57.030 Architecture and Site Planning
Responsible urban design is a primary goal of the Mariner's Mile Specific Plan Area Designs should
respect their surroundings. The architecture and site plans of all Development Plans shall be found
compatible with well designed surrounding properties. Site planning should accommodate the larger
design concepts of the Mariner's Mile Design Framework (Urban Design, Landscape). Buildings
should orient to the street in the Village areas and when surrounded by parking. Roofs and roof
elements should respect views from above and in an aesthetically pleasing manner. Roof top
mechanical equipment shall be concealed in a coordinated fashion or be located within the building
or structure. Overall site planning shall also promote pedestrian connections and pedestrian
amenities within the village area, and provide public access to the water along the bay. Building and
structures should adhere to the Color and Materials Palette identified in the Mariner's Mile Design
Framework.
Exhibit No. 3 00M00
Page 20.57 -2
NW Overlay District
20.57.040 Property Development Regulations
A. Landscape areas shall be provided in accordance with Chapter 20.42 except subsection (M)
3 is not applicable.
B. Walls and Fences shall be regulated in accordance with Chapter 20.42.
C. Utilities and Ground Mounted Equipment shall be regulated in accordance with Chapter
20.42.
D. Vehicular Access & Lot Consolidation. New vehicular access driveways on Coast Highway
should be avoided or minimized in order to minimize potentially hazardous turning
movements on and off Coast Highway. Developments are strongly encouraged to consolidate
lots and provide shared access with adjacent properties whenever possible.
E. Lighting. Exterior on -site lighting shall be shielded and confined within site boundaries. No
direct rays or glare are permitted to shine onto public streets or adjacent sites or create a
public nuisance. "Walpak" type fixtures are not permitted. Parking lot lighting shall have
zero cut -off fixtures and "shoebox" lights are preferred. The use of low level lighting to
illuminate walkways, landscape accent lighting and building accent lighting is encouraged.
Light standards shall not exceed 20 feet measured from natural grade.
F. Signs shall be regulated in accordance with Chapter 20.42.
20.57.050 Development Plan Review Required
A. General. The City Council finds, determines and declares that the preservation and
enhancement of the Mariner's Mile area through the consistent application of sound urban
design principles and the promotion of thoughtful and tasteful design while allowing creative
flexibility as described in the Design Framework is desirable. Therefore, new or substantially
altered development shall be reviewed for consistency with adopted design polices contained
within with the Mariner's Mile Design Framework in order implement the goals and
objective of the Design Framework and preserve and promote the health, safety, and general
welfare of the community by achieving the following purposes.
To assure that development of properties in Mariner's Mile Overlay Area will not
preclude attainment of the General Plan objectives and policies.
2. To protect and preserve the value of properties and to encourage high quality
development thereof in Mariner's Mile Overlay Area where adverse effects could result
from inadequate and poorly planned development and from failure to preserve where
feasible natural landscape features, open spaces, and the like, and will result in the
impairment of the benefits of occupancy and use of existing properties in such area.
3. To ensure that the public benefits derived from expenditures of public funds for
6DHIID'J'
Page 20.57 -3
MM Overlay District
improvement and beautification of streets and public facilities within Mariner's Mile
Overlay Area shall be protected by the exercise of reasonable controls over the layout and
site location characteristics of private buildings, structures and open spaces.
4. To promote the maintenance of superior site location characteristics adjoining Coast
Highway, a thoroughfare of city wide importance; to ensure that the community benefits
from the natural terrain, harbor and ocean; and to preserve and stabilize the grounds
adjoining said thoroughfare, and to preserve and protect the property values in said areas.
B. Application. Development Plan review and approval shall be obtained from the Planning
Director prior to the issuance of a building permit for any exterior work for any new building
to be constructed, or existing building to be reconstructed or remodeled to increase the gross
floor area by 25 percent or 2,500 square feet whichever is less, sign approval or initiation of
landscaping rehabilitation. An Application for a Development Plan for a shall be filed in a
manner consistent with the requirements contained in Chapter 20.90: Application Filing and
Fees.
C. Review. The Planning Director or his/her authorized representative shall review any plans,
applications or other information for consistency with the adopted Mariner's Mile Design
Framework and other applicable ordinances and policies. The Planning Director shall only
approve a Development Plan if the project is found to be consistent with the Design
Framework and applicable ordinances and policies. The Planning Director shall have the
discretion to have the Planning Commission consider any development plan.
20.57.055 Notice and Public Hearing
A. Public Hearings. The Planning Director or Planning Commission shall hold a public hearing
on an application for a Development Plan. A public hearing is not required on applications
for minor changes to existing signs including replacing a sign panel or applications that
solely propose landscape rehabilitation.
B. Time of Hearing. Upon the receipt, in proper form, of any application filed pursuant to this
chapter, a time and place for a public hearing shall be fixed, to be held not less than 10 days
nor more than 60 days thereafter.
C. Required Notice.
1. Mailed or Delivered Notice. At least 10 days prior to the hearing, notice shall be mailed
to the applicant and all owners of property within 300 feet, excluding intervening rights -
of -way and waterways, of the boundaries of the site, as shown on the last equalized
assessment roll or, alternatively, from such other records as contain more recent
addresses. It shall be the responsibility of the applicant to obtain and provide to the City
the names and addresses of owners as required by this section.
2. Posted Notice. Notice shall be posted in not less than 2 conspicuous places on or close
to the property at least 10 days prior to the hearing.
00/00/00
Page 20.57 -4
MM Overlay District
D. Contents of Notice. The notice of public hearing shall contain:
1. A description of the location of the project site and the purpose of the application;
2. A statement of the time, place, and purpose of the public hearing;
3. A reference to application materials on file for detailed information;
4. A statement that any interested person or authorized agent may appear and be heard.
E. Continuance. Upon the date set for a public hearing before the Planning Director or Planning
Commission, the Director or Commission may continue the hearing to another date without
giving further notice thereof if the date of the continued hearing is announced in open
meeting.
20.57.060 Rights of Appeal and Review
Appeals and calls for review of decisions of the Planning Director or Planning Commission
regarding the implementation of this Chapter shall be governed by Chapter 20.95.
00/00/00
RESOLUTION NO. 2000-
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.
Exhibit No. 4
%r
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.
2- )
{1
�n
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
NOES, COUNCIL MEMBERS
ABSENT COUNCIL MEMBERS
MAYOR
ATTEST:
CITY CLERK
,4
ORDINANCE No. 2000-
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
NEWPORT BEACH ADOPTING AMENDMENT NO. 906 WHICH
AMENDS CHAPTER 20.42 AFFECTING THE MARINER'S MILE
SPECIFIC AREA PLAN (SP#5), ESTABLISHES CHAPTER 20.57 AND
COMBINES THE MARINER'S MILE OVERLAY MAP DESIGNATOR
TO THE ZONING DESIGNATION OF CERTAIN NON - RESIDENTIAL
PROPERTIES EAST OF THE MARINER'S MILE 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.
Exhibit No. 5
-G 7_
110
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:
1. 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
1,�
Alterations in Land Use Limitation) of the California Environmental Quality Act
Implementing Guidelines.
THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY ORDAIN AS
FOLLOWS:
SECTION 1: Chapter 20.42 of the City of Newport Beach Municipal Code shall be
revised as provided in Exhibit "A ".
SECTION 2: Chapter 20.57 of the City of Newport Beach Municipal Code shall read as
shown in Exhibit "B ".
SECTION 3: Districting Map Nos. 6 & 23 are hereby amended by combining the
Mariner's Mile Overlay map designator ( -MM) to the zoning designation of all non - residential and
mixed use properties fronting West Coast Highway located east of the Mariner's Mile Specific Plan
and the Back Bay Bridge, as indicated in Exhibit "C ".
SECTION 4: The Mayor shall sign and the City Clerk shall attest to the passage of this
Ordinance. This Ordinance shall be published once in the official newspaper of the City, and the
same shall become effective thirty (30) days after the date of its adoption.
This Ordinance was introduced at a regular meeting of the City Council of the City of
Newport Beach held on October 10, 2000, and adopted on the 24th day of October, 2000, by the
following vote, to wit:
AYES, COUNCIL MEMBERS
NOES, COUNCIL MEMBERS
ABSENT COUNCIL MEMBERS
MAYOR
CITY CLERK
14
);)
Sections:
20.42.010
20.42.020
20.42.030
20.42.040
20.42.050
20.42.055
20.42.060
Page 20.42 -1
Specific Plan District #5
Mariner's Mile
CHAPTER 20.42
SPECIFIC PLAN DISTRICT #5
MARINER'S MILE
Establishment of Specific Plan District (Mariners Mile)
Purpose
Applicability
Land Use Regulations
Property Development Regulations
Mariner's Mile Sign Regulations
Development Plan Review Required
20.42.010 Establishment of Specific Plan District (Mariner's Mile)
The provisions of this chapter shall apply to all parcels within the boundaries of Specific Plan
District #5, Mariner's Mile, established by Ordinance 1718 and shown on Districting Map No. 4.
20.42.020 Purpose
This chapter establishes a specific plan district to guide the orderly development and
improvement of that area of the City of Newport Beach which is located east of Newport
Boulevard, west of the county owned property used as a Sea Scout Base, north of Lower Newport
Bay, and generally south of the base of the bluffs northerly of Coast Highway. It is the purpose
of this chapter to implement the goals and policies of the Newport Beach General Plan and the
Local Coastal Program, Land Use Plan and establish consistency between these documents and
the Zoning Ordinance in the Mariner's Mile area. Specifically, these planning documents
contain provisions which indicate the desire on the part of the City to encourage marine service
businesses, visitor - serving facilities, local service retail, encourage a pedestrian orientation of the
area, provide public physical and visual access to the bay, preserve and enhance the character of
scenic highways and drives and city view parks in the area, and provide safe and convenient
vehicular circulation and access to businesses.
The development standards contained in this Specific plan are intended to implement these
objectives by providing a system whereby certain land uses are encouraged through an incentive
system, and competing objectives can be balanced based upon the overall goals of the
community. Therefore, specific land use, intensity and design criteria are set forth in the review
framework of the development plan review, use permit and variance processes, where the
Planning Director and Planning Commission will exercise their discretion on a project -by- project
10/24/2000
Page 20.42 -2
Specific Plan District #5
Mariners Mile
basis to result in development which provides for the overall community needs as set forth
herein.
The permitted land uses and accompanying design guidelines and development standards provide
for the orderly and equitable development of property within the Mariner's Mile area. Areas on
the bayward side of Coast Highway are designated 'Recreational and Marine Commercial." This
designation encourages a continuation of marine- oriented and visitor - serving uses, maintains the
marine theme and character of the area, and encourages public physical and visual access to the
bay. The marine- oriented and coastal- dependent uses on the bayfront are encouraged by
establishing a system of incentives to property owners to maintain these uses. The area inland of
Coast Highway is designated for "Retail and Service Commercial' use. This area is intended to
serve as an active pedestrian - oriented retail area with a wide range of visitor- serving,
neighborhood commercial and marine- related uses permitted.
The City Council has adopted a document entitled "Mariner's Mile Strategic Vision and Design
Framework (Design Framework)" which provides several recommendations for sound planning
and urban design. These policy recommendations include new entry features, the development of
an urban village between Riverside and Tustin Avenues, improving waterfront access, cohesive
landscape treatments along major streets, consideration of renaming Riverside and Tustin
Avenue and general land use compatibility. This design framework shall be used as a guide for
the community, property owners, city staff and policy makers in the development and
consideration of activities within the Mariner's Mile area. The Design Framework is not intended
to establish absolute standards, but existing and proposed development and activities within
Mariner's Mile area should adhere to the recommendations of the Design Framework to the
maximum extent feasible.
The area identified in the Mariner's Mile Design Framework as the "Mariner's Village" around
the intersection of Pacific Coast Highway and Riverside and Tustin Avenues, is the core of
Mariner's Mile. The City's long -term goal for this area is to reinforce its potential to become the
heart of Mariner's Mile as an active pedestrian - oriented retail district. 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 orientation by the following means:
A. By developing a vocabulary of elements such as streetscape, street furnishings, and
sidewalks.
B. By encouraging lot swap /consolidations, to facilitate development such as a new
cohesively developed retail center with an anchor tenant.
C. By actively soliciting local- serving tenants such as a market, cafes, drug store, and
specialty retail.
D. By implementing a parking strategy, such as the establishment of a Mariner's Mile
Parking District and the encouragement of more common parking lots.
10/24/2000
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Page 20.42 -3
Specific Plan District #5
Mariners Mile
E. By finding a new location for United States Postal Service Distribution Center so that the
site can have a less truck- oriented use while retaining the retail portion of the post office
in Mariner's Village.
20.42.030 Applicability
The provisions of this chapter shall apply to all property in the Mariner's Mile Specific Plan
District.
A. Construction of Buildings Regulated. No building, structure or sign shall be
erected, reconstructed or structurally altered in any manner nor shall any building
or land be used for any purpose, other than as permitted by, and in conformance
with this Plan and all other ordinances, laws, policies and maps referred to therein.
Where other sections of the Municipal Code conflict with any provision of this
Plan, the provisions of this Specific Plan shall take precedence.
B. Architecture and Site Planning Objectives. Responsible urban design is a primary
goal of the Mariner's Mile Specific Plan Area. Designs should respect their
surroundings. The architecture and site plans of all Development Plans shall be
found compatible with well designed surrounding properties. Site planning
should accommodate the larger design concepts of the Mariner's Mile Design
Framework (Urban Design, Landscape). Buildings should orient to the street in
the Village areas and when surrounded by parking. Roofs and roof elements
should respect views from above and in an aesthetically pleasing manner. Roof
top mechanical equipment shall be concealed in a coordinated fashion or be
located within the building or structure. Overall site planning shall also promote
pedestrian connections and pedestrian amenities within the village area, and
provide public access to the water along the bay. Building and structures should
adhere to the Color and Materials Palette identified in the Mariner's Mile Design
Framework.
20.42.040 Land Use Regulations
A. Land Use Designations. The following land use designations are established:
1. Retail and Service Commercial, SP -5 (RSC) District. This designation
encourages the continuation of "marine- oriented" uses and the "marine"
theme or character of the area; encourages mutually supportive businesses,
a continuity of shopping and pedestrian orientation, and prohibits uses,
which would interrupt this continuity; and minimizes the number of curb
cuts on Coast Highway.
2. Recreational and Marine Commercial SP -5 (RMC) District. This
designation establishes a priority system to guide development on sites on
10/24/2000
1-Y 7-
`I J
Page 20.42 -4
Specific Plan District #5
Mariner's Mile
the bay by encouraging a continuation of marine- oriented and visitor -
serving uses, maintaining the marine theme and character of the area, and
encourages public physical and visual access to the bay.
The designations, locations, and boundaries of these uses are delineated upon the
map entitled "Mariner's Mile - Specific Plan District, City of Newport Beach,"
which plan map and all information and notations thereon are hereby made a part
of this section by reference.
B. The following schedule establishes the land uses defined in Chapter 20.05 as
permitted or conditionally permitted in the Mariner's Mile Specific Plan District,
and includes special requirements, if any, applicable to specific uses. The letter
"P" designates use classifications permitted in the Mariner's Mile Specific Plan
District. The letter "L" designates use classifications subject to certain limitations
prescribed under the "Additional Use Regulations" which follows. The letters
"UP" designate use classifications permitted on approval of a use permit, as
provided in Chapter 20.91. The letters "PDRY designate use classifications
permitted on approval of a use permit issued by the Planning Director, as provided
in Chapter 20.91. The letters "P/UP" designate use classifications which are
permitted when located on the site of another permitted use, but which require a
use permit when located on the site of a conditional use. Letters in parentheses in
the "Additional Regulations" column refer to "Additional Use Regulations"
following the schedule. Where letters in parentheses are opposite a use
classification heading, referenced regulations shall apply to all use classifications
under the heading.
Mariner's Mile Specific Plan District: Land Use Regulations
P = Permitted
UP = Use Permit
PD/U = Use permit issued by the Planning Director
L = limited (see Additional Use Regulations)
- --
Not Pmrnined
t/.
RSC
RMC
Additional
Regulations
PUBLIC AND SEMI - PUBLIC
(A), (B), (C),
(D)
CLUBS AND LODGES
UP
- --
-YACHT CLUBS
- --
UP
(I), (J), (M)
CULTURAL INSTITUTIONS
UP
L -2
(M)
DAY CARE, GENERAL
UP
- --
GOVERNMENT OFFICES
UP
- --
MARINAS
P
(I), (J)
RELIGIOUS ASSEMBLY
UP
- --
UTILITIES, MINOR
P
P
10/24/2000
4r
t/.
Page 20.42 -5
Specific Plan District #5
Mariner's Mile
Mariner's Mile Specific Plan District: Land Use Regulations
P = Permitted
UP = Use Permit
PD(U = Use permit issued by the Planning Director
L = Limited (see Additional Use Regulations)
- -- = Not Pennitted
10/24/2000
- K
RSC
RMC
Additional
Regulations
COMMERCIAL USES
(A), (B), (C),
(D)
ANIMAL SALES AND SERVICES
- ANIMAL GROOMING
PD/U
- --
- ANIMAL HOSPITALS
UP
- --
- ANIMAL RETAIL SALES
PD/U
L -5
ARTISTS' STUDIOS
P
L -4
(H)
BANKS /SAVINGS AND LOANS
P
-WITH DRIVE- UP/DRIVE THROUGH SERVICE
UP
- --
CATERING SERVICES
P
P
COMMERCIAL RECREATION AND ENTERTAINMENT
UP
UP
(H), (M)
EATING AND DRINKING ESTABLISHMENTS
UP
UP
-FULL SERVICE, HIGH TURNOVER
UP
UP
(E), (H), (M)
-FULL SERVICE, LOW TURNOVER
UP
UP
(E), (H), (M)
-FULL SERVICE, SMALL SCALE
PD/U
PD/U
(E), (H), (M)
-TAKE -OUT SERVICE
UP
UP
(E), (H), (M)
- TAKE -OUT SERVICE, LIMITED
PD/U
PD/U
(E), (H), (M)
- ACCESSORY
P
P
(E), (H), (M)
-BARS AND COCKTAIL LOUNGES
UP
UP
(E), (H), (M)
MARINE SALES AND SERVICES
(I), (J)
-BOAT CHARTER, RENTAL, AND SALES
P
P
(I), (J)
-BOAT STORAGE
- --
P
(I), (J)
-BOAT YARDS
P
P
(I), (J)
- MARINE SERVICE STATION
PD/U
PD/U
(I), (J)
- RETAIL MARINE SALES
P
P
(I), (J)
OFFICES, BUSINESS AND PROFESSIONAL
P
L -I
PERSONAL IMPROVEMENT SERVICES
PD/U
L -2
(H)
PERSONAL SERVICES
P
L_4
-DRY CLEANERS
UP
L-4
-DRY CLEANERS (COLLECTION ONLY)
UP
L-4
- MASSAGE ESTABLISHMENTS
UP
L -2
(F)
-SELF SERVICE LAUNDRIES
UP
L-4
RETAIL SALES
P
P
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Page 20.42 -6
Specific Plan District #5
Mariners Mile
Mariner's Mile Specific Plan District; Land Use Regulations
P = Permitted
UP = Use Permit
PD/U = Use Permit issued by the Planning Dirxtor
L = Limited (sx Additional Use Regulations)
- --
Not Permitted
INDUSTRIAL (A), (B), (C),
(D)
INDUSTRY, CUSTOM - -- L-4
INDUSTRY, LIMITED - -- L -4
INDUSTRY, MARINE- RELATED UP UP
ACCESSORY USES
RSC
RMC
Additional
Regulations
TRAVEL SERVICES
P
L-1
(D)
VEHICLE/EQUIPMENT SALES AND SERVICES
P/UP
P/UP
- VEHICLE/EQUIPMENT SALES AND RENTALS
UP
- --
(A), (B), (C),
- COMMERCIAL PARKING FACILITY
PD/U
PD/U
(D)
- SERVICE STATIONS
UP
- --
(G), (M)
-VEHICLE/EQUIPMENT REPAIR
L -6
- --
(D)
VISITOR ACCOMMODATIONS
L -7
L -7
(B)
-BED AND BREAKFAST INNS
PD/U
PD/U
- HOTELS, MOTELS AND TIME - SHARES
UP
UP
(K)
INDUSTRIAL (A), (B), (C),
(D)
INDUSTRY, CUSTOM - -- L-4
INDUSTRY, LIMITED - -- L -4
INDUSTRY, MARINE- RELATED UP UP
ACCESSORY USES
(A), (B), (C),
(D)
ACCESSORY STRUCTURES AND USES
P/UP
P/UP
TEMPORARY USES
(A), (B), (C),
(D)
CHRISTMAS TREE/PUMPKIN SALES
L -7
L -7
(B)
OUTDOOR STORAGE & DISPLAY, TEMPORARY
P
P
(D)
REAL ESTATE OFFICES, TEMPORARY
L -7
L -7
(B)
Mariner's Mile Specific Plan District: Additional Land Use Regulations
L -1 Marine- related facilities permitted as an incentive use; other facilities in this use
classification permitted when in conjunction with an incentive use under the provisions of
Section 20.60.080: Marine Incentive Uses.
L -2 Marine- related facilities permitted with a use permit as an incentive use; other facilities in
this use classification permitted with a use permit when in conjunction with an incentive
use under the provisions of Section 20.60.080: Marine Incentive Uses.
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Page 20.42 -7
Specific Plan District #5
Mariners Mile
L-3 Permitted when in conjunction with an incentive use under the provisions of Section
20.60.080: Marine Incentive Uses.
L -4 Permitted with a use permit when in conjunction with an incentive use under the
provisions of Section 20.60.080: Marine Incentive Uses.
L-5 Permitted with a use permit issued by the Planning Director when in conjunction with an
incentive use under the provisions of Section 20.60.080: Marine Incentive Uses.
L -6 Permitted when ancillary to an existing Vehicle/Equipment Sales and Service use within
the specific plan area.
L -7 Subject to the approval of the Planning Director.
(A) See Section 20.60.025: Relocatable Buildings.
(B) See Section 20.60.015: Temporary Structures and Uses.
(C) See Section 20.60.050: Outdoor Lighting.
(D) See Section 20.60.105: Outdoor Storage & Display.
(E) See Chapter 20.82: Eating and Drinking Establishments.
(F) See Chapter 20.87: Massage Establishments.
(G) See Chapter 20.80: Automobile Service Stations.
(H) See Section 20.60.085: Uses Requiring City Manager Approval.
(I) See Section 20.60.070: Waterfront Development Regulations.
(J) See Section 20.60.080: Marine Incentive Uses.
(K) See Chapter 20.84: Time Share Developments.
(L) Special event permit required, see Chapter 5.10 of the Municipal Code.
(M) See Chapter 20.89: Alcoholic Beverage Outlets.
10/24/2000
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Page 20.42 -5
Specific Plan District #5
Mariner's Mile
20.42.050 Property Development Regulations
The following schedule prescribes development regulations for the Mariner's Mile Specific Plan
District. The columns prescribe basic requirements for permitted and conditional uses. Letters
in parentheses in the "Additional Regulations" column reference regulations following the
schedule or located elsewhere in this code.
Mariner's Mile Specific Plan District: Property Development Regulations
RSC RMC Additional Regulations
Minimum Lot Area (sq. ft.) 10,000 10,000 (A)
Minimum Lot Width (ft.) 50 50 (A)
Minimum Yards:
Front (ft.)
Side (ft.)
- Abutting a residential district (ft.)
Rear
- Abutting a residential district (ft.)
Public Access to Newport Bay
Bulkheads
Maximum Height (ft.)
Floor Elevation
Maximum Floor Area Limit
Landscaping
Off - Street Parking and Loading
Non - Conforming Structures and Uses
Dedication of right -of -way
Signs
Fences and Walls
Utilities & Ground Mounted Equipment
Vehicular Access & Lot Consolidation
Lighting
5;10(+12) 5;10 (B), (C), (D), (E), (F)
10/24/2000
)�U
(B), (D), (F)
5 ---
B), (D), (F)
(B), (D), (F)
5 - --
(B), (D), (E), (F)
(D)
10 10
(G)
26 26
(H), (I), (J)
(K)
0.50 0.50
(L)
(M)
(N)
(0)
(P)
(Q)
(R)
(S)
(T)
(U)
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Specific Plan District #5
Mariner's Mile
Mariner's Mile Specific Plan District: Additional Property Development Regulations
(A) See Section 20.60.040: Development on Substandard Lots and Across Property Lines.
(B) See Section 20.60.030: Extensions Into Yards.
(C) SP -5 (RMC) District. A minimum of 50 percent of any lot frontage abutting Coast
Highway shall provide a building setback of not less than 10 feet from Coast Highway
right -of -way while the remaining 50 percent of the lot frontage shall provide a setback not
less than 5 feet from the right -of -way line of Coast Highway.
SP -5 (RSC) District. A 12 foot wide setback along the northerly side of Coast Highway
shall be maintained for potential future highway widening to an ultimate width of 112
feet. A minimum of 50 percent of any lot frontage abutting Coast Highway shall provide
a building setback of not less than 10 feet from the above 12 foot setback line while the
remaining 50 percent of the lot frontage shall provide a setback not less than 5 feet from
the above 12 foot setback.
(D) SP -5 (RMC) District. In approving a development plan or granting a use permit for
development on a site with frontage along the bay, the Planning Director or Planning
Commission shall require the dedication of vertical (between Coast Highway and the
Bay) and lateral (along the Bay) public access easements, except where adequate public
access already exists or where the provision of access is inconsistent with public safety or
the protection of fragile coastal resources. The following standards shall be applied to all
lateral and vertical public access easements:
Public access easements shall be a minimum of 10 feet in width.
2. Public access easements may be provided within required setback areas and view
corridors.
All dedicated public access easements shall be recorded with the Orange County
Recorders Office in a manner satisfactory to the Public Works Department.
(E) No structure or other intrusions shall be permitted except for landscaping, decks, paving,
architectural features and signs.
(F) The Planning Commission or Planning Director may establish setbacks in granting a use
permit or development plan review approval.
(G) SP -5 (RMC) District. Bulkhead setback shall provide for the minimum public access
required herein along the bulkhead. Additional building setbacks may be required by the
Planning Commission in granting a use permit or site plan review approval.
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Specific Plan District #5
Mariner's Mile
All bulkheads shall be constructed to an elevation of 9 feet above mean low water level
(6.27 feet above mean sea level).
(H) See Chapter 20.65: Height Limits.
(I) The height limit for all buildings and other structures on a site shall be 26 feet. However,
this height limit may be exceeded, up to a maximum of 35 feet with a use permit,
providing that the Planning Commission, in granting such a use permit, finds that all of
the following criteria are met:
SP -5 (RMC) District.
a. The development will provide for both public physical and visual access to
the bay within the limits that public safety is insured and private property
protected.
b. The increased building height would result in increased public visual open
space and views than would result from compliance with the basic height
limit. Particular attention shall be given to the location and orientation of
the structure on the lot, the percentage of ground coverage, and the
treatment of all setback and open areas.
C. The increased building height would result in a more desirable
architectural treatment of the building and a stronger and more appealing
visual character of the area within the general theme of a marine
environment.
d. The increased building height would not result in undesirable or abrupt
scale relationships being created between the structure and existing
developments or public spaces. Particular attention shall be given to the
total bulk of the structure including both horizontal and vertical
dimensions.
e. The increase in height shall in no case result in a floor area exceeding the
floor area permitted by Chapter 20.63 and this chapter.
2. SP -5 (RSC) District.
a. The increased building height would result in more public visual open
space and views than would result from compliance with the basic height
limit. Particular attention shall be given to the location and orientation of
the structure on the lot, the percentage of ground coverage, and on the
treatment of all setback and open areas.
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Specific Plan District #5
Mariners Mile
b. The increased building height would result in a more desirable
architectural treatment of the building and a stronger and more appealing
visual character of the area, within a general theme of the marine
environment.
C. The increased building height would not result in undesirable or abrupt
scale relationships being created between the structure and existing
developments or public spaces. Particular attention shall be given to the
total bulk of the structure including both horizontal and vertical
dimensions.
d. The increased height shall in no case result in a floor area exceeding the
floor area permitted by Chapter 20.63 and this chapter.
(J) For the purpose of measuring height, the grade shall be natural grade, or 9 feet above
mean low water level (6.27 feet above mean sea level), whichever is higher.
(K) SP -5 (RMQ District. Finished floor elevation for all new structures or addition to an
existing structure(s) other than floor area used for parking, shall be 9 feet above mean low
water level (6.27 feet above mean sea level).
(L) The total gross floor area and building bulk limits specified in Chapter 20.63 shall apply
to all structures. For purposes of this Chapter, the 12 foot setback required for potential
future highway widening shall be included in the calculation of buildable area for
purposes of determining gross floor area and building bulk limits. The setback shall be
included in gross floor area and building bulk calculations even if some or all of the
setback, or any interest therein, has been dedicated to the City. Use permits to exceed the
base floor area ratio limits of Chapter 20.63 may be approved pursuant to Section
20.63.040 (C).
(M) Landscape areas shall be provided as follows:
West Coast Highway, Tustin & Riverside Avenue — a minimum 4 -foot wide
planting area (excluding any planter curbs) measured from the back of sidewalk to
parking lot or building shall be provided on each property that fronts Coast
Highway, Tustin Avenue and Riverside Avenue. This continuous planter area
shall be required across the entire frontage of the property except where either
buildings at back of walk or driveways are existing and are to remain and shall
contain a continuous hedge and palm trees. The hedge shall consist of Ligusrrum
j. "Texanum" (Texas Privet) planted a minimum of 30 inches on center and are to
be a minimum of 30 inches in height. Palm trees shall be Washingronia robusra
(Mexican Fan Palm) with a minimum of 8 foot trunk height and subdrainage
system. The minimum number of palm trees shall be calculated by dividing the
total street frontage by 18 feet. The palm trees shall be located every 18 feet on
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Specific Plan District #5
Mariner's Mile
center, and where infeasible due to physical obstructions, they may be moved or
clustered with a minimum of three trees per cluster.
2. Uncovered parking spaces on -grade shall have interior landscaping in the form of
one (1) tree per every 4 parking spaces. Palm trees should be used for properties
located adjacent to the Bay and shade trees should be used for inland properties.
3. A minimum of 50 percent of the area of the required setback from Coast Highway
shall be devoted to landscape areas.
4. The plant selections should be consistent with the adopted Mariner's Mile Design
Framework.
5. Landscaping of bluff areas, property line walls and medians should be consistent
with the recommendations contained within the Mariner's Mile Design
Framework.
6. All planting areas shall be provided with a permanent underground automatic
sprinkler irrigation system of a design suitable for the type and arrangement of the
plant materials selected.
7. All planting areas shall have a minimum inside dimension of 4 feet and parking
lot planters shall be a minimum of 25 square feet excluding protective curb.
8. All areas in a parking lot not used for driveways, maneuvering areas, parking
stalls and walks, shall be permanently landscaped.
9. All plant materials shall conform to or exceed the plant quality standards of the
latest edition of American Standard for Nursery Stock published by the American
Association of Nurserymen, or the equivalent.
10. Planting areas adjacent to vehicular activity shall be protected by a continuous
concrete curb or similar permanent barrier.
11. Landscaping shall be located so as not to impede vehicular sight distance to the
satisfaction of the Traffic Engineer.
12. All landscape materials and irrigation systems shall be maintained in accordance
with the approved landscape and irrigation plans. All landscaped areas shall be
maintained in a healthy and growing condition and shall receive regular pruning,
fertilizing, mowing and trimming. All landscaped areas shall be kept free of
weeds and debris. All irrigation systems shall be kept operable, including
adjustments, replacements, repairs, and cleaning as part of regular maintenance.
The property owner shall execute and record a restrictive covenant and agreement
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Specific Plan District #5
Mariners Mile
which grants assurance to the City that the landscaping and irrigation system is
properly maintained in accordance with the approved plans.
13. Landscape planting and irrigation plans and specifications shall be submitted by
the applicant and approved by the Planning Director prior to the issuance of a
building permit.
(N) Off - street parking spaces shall be provided as set forth in Chapter 20.66: Off - Street
Parking and Loading; however, off - street parking for all floor area/building bulk of any
structure subject to the front setback requirements specified in this section that exceeds
0.5 times the buildable area of the site exclusive of all setbacks may be waived by the
Planning Commission, or City council on appeal, upon a finding there will be no adverse
impact on parking in the area and the provision of the additional parking on site would
create a hardship.
(0) Notwithstanding the provisions of Chapter 20.62, minor additions to a nonconforming
residential structure or use may be allowed, provided that such addition will not impact
upon any public view through or over the site, and provided further that such addition
will not extend beyond any existing balcony nor result in a greater number of dwelling
units within the project.
(P) SP -5 (RSC) District. No dedication of right -of -way along the north side of Coast
Highway shall be required pursuant to Chapter 13.05 of the Municipal Code, or as a
condition to any parcel map or use permit, for any project that strictly complies with the
highway setback requirements unless all of the following conditions have been satisfied:
1. The proposed project contributes to the need to widen Pacific Coast Highway to
Master Plan standards; and
2. The project would generate more than 300 average daily trips; and
3. The proposed project exceeds 25,000 square feet of additional gross floor area
(assumes a base FAR use - minimum and maximum FAR uses shall be adjusted
accordingly). No additional dedication shall be required for any parcel which, as
of the December 22, 1993, has dedicated all or a portion of the setback, or any
interest therein, to the City for road widening purposes.
Nothing in this subsection shall affect the duty of a property owner to dedicate land
and/or construct circulation system improvements pursuant to the provisions of the
Traffic Phasing Ordinance (Chapter 15.40 of the Municipal Code), or to pay fees required
by the Fair Share Traffic Contribution Ordinance (Chapter 15.38 of the Municipal Code).
(Q) See Section 20.42.055, Mariner's Mile Sign Regulations
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Specific Plan District #5
Mariner's Mile
(R) Walls and Fences. 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. Walls
and fences located within required yards shall be consistent with the requirements of
Section 20.60.030, Extensions into Yards. In all cases, walls and fencing shall not create
a sight distance problem as determined by the City Traffic Engineer.
Fences Allowed.
a. Coast Highway frontage: Wrought iron or PVC fencing not exceeding 6
feet in height. Recommended colors: Dark Navy Blue, Black, Dark Green.
Refer to the Design Framework, Section 5.60 Walls and Fences for
recommended fence design.
b. Side and rear yards and lot -line conditions: Wrought Iron or PVC fencing
or Vinyl- coated chain link (with or without attached fabric screening) not
exceeding 6 feet in height. Recommended colors: Dark Navy Blue, Black,
Dark Green.
2. Fences not permitted.
a. Chain -link fencing is not permitted along the street frontage of any
property within Mariner's Mile.
b. Razor -Wire fencing.
Fences not allowed under Subsection 1, Fences Allowed.
3. Walls Allowed.
a. Pacific Coast Highway frontage: Low walls not to exceed 3 feet in height.
This wall may be extended to a maximum height of 6 feet provided that
the area above 3 feet is constructed of wrought iron or PVC fencing.
b. Side and rear yards and lot -line conditions: Low walls not to exceed 3 feet
in height. This wall may be extended to a maximum height of 6 feet
provided that the area above 3 feet is constructed of wrought iron, PVC
fencing or vinyl- coated chain link (with or without fabric screen).
Solid walls up to 8 feet in height provided that they are setback 15 feet
from street property lines.
4. Retaining walls shall incorporate split -face block or poured -in -place concrete with
a sandblasted, bush - hammered or textured form -liner finish. Crib -wall systems
with integrated, landscaping are also permitted.
5. Walls not permitted.
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Specific Plan District #5
Mariner's Mile
a. Solid walls over 3 feet in height are not permitted along the Coast
Highway frontage of any property on Mariner's Mile or within the
required front yard setback of any property.
b. Walls topped with barbed wire, razor -wire fencing, sheet metal or broken
glass.
C. Sheet metal enclosures (except at trash areas at rear of properties).
d. Walls not allowed under Subsections 3, Walls Allowed and Subsection 4,
Retaining walls.
(S) Utilities and Ground Mounted Equipment
New utility connections shall be placed underground unless the Public Works Department
determines that undergrounding the connection is physically infeasible. Appurtenant and
associated utility equipment such as transformers, utility vaults, terminal boxes, meter
cabinets shall be placed underground unless the Public Works Department determines
that undergrounding the appurtenant and associated equipment is physically infeasible. If
appurtenant and associated utility equipment cannot be placed underground, the
equipment shall be located in the lease visible location practical and screened from public
view on -site and off -site by fencing or landscaping to the satisfaction of the Planning
Director. All ground- mounted equipment including, but not limited to backflow
preventers, vents, air handlers, generators, boilers, trash bins, transformers shall be
screened from view behind and fully below the top of a screen wall or a solid hedge.
Screen walls shall be of same or similar material as adjacent building walls and covered
with vines when possible. Chain link fencing with slats is not permitted.
(T) Vehicular Access & Lot Consolidation
New vehicular access driveways on Coast Highway should be avoided or minimized in
order to minimize potentially hazardous turning movements on and off Coast Highway.
Developments are strongly encouraged to consolidate lots and provide shared access with
adjacent properties whenever possible.
(U) Lighting
Exterior on -site lighting shall be shielded and confined within site boundaries. No direct
rays or glare are permitted to shine onto public streets or adjacent sites or create a public
nuisance. "Walpak" type fixtures are not permitted. Parking lot lighting shall have zero
cut -off fixtures and "shoebox" lights are preferred. The use of low level lighting to
illuminate walkways, landscape accent lighting and building accent lighting is
encouraged. Light standards shall not exceed 20 feet measured from natural grade.
10/24/2000
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Page 20.42 -16
Specific Plan District #5
Matinees Mile
20.42.055 Signs
A. All signs in Mariner's Mile are encouraged to conform to the following five general
criteria:
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.
2. Advertising is discouraged on any sign (i.e., product/service information, prices and
sale information, phone numbers, website addresses).
3. 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. Temporary Banners are allowed, subject to City permit requirements
5. Lighted signs are allowed, subject to City ordinance requirements.
B. All signs within the Mariner's Mile Specific Plan area (SP -5 District) shall be subject to
Chapter 20.67 except as specified by the following requirements:
1. Pole Signs, Multi -Tenant Signs and Single -Tenant Monument Signs.
a. One (1) Pole Sign or Multi - tenant Sign or Single -tenant Monument Signs may be
permitted on a building site with a minimum of 50 linear feet of street frontage.
Additional signs may be considered for large building sites with a minimum of 300
linear feet of street frontage through the submittal of an integrated comprehensive
sign program subject to approval by the Planning Director.
b. The maximum height of a pole, multi -tenant or single -tenant monument signs shall
be 25 feet above natural grade. Within the Mariner's Village Area except where a
sign is located on Coast Highway, pole signs, multi -tenant signs or single -tenant
monument signs should be designed to a pedestrian scale and the height should not
exceed 15 feet above natural grade.
c. Pole Signs shall consist of distinct base, column and sign panel elements (refer to
Figure 1 — Pole Sign). Design and proportional relationships between sign elements
as shown in Figure 1 are important, although variations are possible. The height of
the base should be 25% of the total sign height. The sign shall incorporate a
decorative base cap and pole cap. Articulated poles are encouraged. The bottom of
the sign panel shall be clear of the natural grade walk by not less than 8 feet and
shall not overhang the public right -of -way greater than 2 feet subject to the approval
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Page 20.42 -17
Specific Plan District #5
Mariner's Mile
of the Public Works Department. The maximum sign panel area shall be calculated
per Figure 1.
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Page 20.42 -18
Specific Plan District #5
Mariner's Mile
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Page 20.42 -19
Specific Plan District #5
Mariners Mile
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Page 20A2 -20
Specific Plan District #5
Mariners Mile
d. Multi -tenant Signs shall be monument signs or flush - mounted on building walls
(refer to Figure 2 — Multi - Tenant Sign). Design and proportional relationships
between sign elements as shown in Figure 2 are important, although variations are
possible. Height of the base should be 16.67% of the total sign height. The width of
the sign panel should be 25% of the total sign height. The height of the primary sign
panel to be 25% of the total sign height and the secondary sign panels to be 25% of
the total sign height. The maximum sign panel area shall be calculated per Figure 2.
e. Single - tenant monument signs may be permitted for the purpose of business
identification and shall comply with Subsection Id of this Section and Figure 3
although the sign may be monolithic without "reveals" and the base may be
eliminated if desired.
2. Wall Signs. Wall Signs are permitted pursuant to Chapter 20.67 except as modified
by this section.
a. No wall sign shall have a projection over public property greater than 2 feet, nor
extend above any adjacent parapet or roof of the supporting building.
b. The area of a wall sign shall not exceed 1.5 square feet per linear business
frontage. Building frontage is the linear extent of a building or business, which
has frontage on either a street, parking area or walkway. Only one side of the
building facing the street, parking area or walkways shall be used to determine the
maximum sign area. A width of a wall sign may not exceed 70% of business
frontage or leasehold and the height of the sign may not exceed 75% of the height
of the fascia or portion of the wall between the top of any windows and the lowest
point of the roof.
c. The location of a wall sign shall be the center of the building entry frontage or
leasehold for which the sign advertises. The location of wall signs is depicted in
Figure 4 — Wall Sign Location. Alternate locations may be approved if the
Director of Planning finds the location is compatible with the design of the
building and site.
d. One sign per street frontage or parking lot frontage per business is allowed, with a
maximum of 3 signs per business. Within multi - tenant buildings, one (1) wall sign
may be permitted per business. Major Tenants with more than 2,000 square feet of
floor area within a multi - tenant building may be permitted additional wall signs
by the Planning Director.
e. In addition to the wall signs permitted under this section, multi - tenant buildings
shall be permitted a building directory wall sign listing tenants, not exceeding 25
square feet.
3. Projecting signs are permitted pursuant to Chapter 20.67.
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Page 20.42 -21
Specific Plan District #5
Mariner's Mile
X
a
70 % of leasehold — maximum width
b
75% of fascia — maximum height
x
Equal dimensions
y
Equal dimensions
Figure 4 — Wall sign location
Figure 5 — Leasing or marketing sign
—Y
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Specific Plan District #5
Mariner's Mile
4. Leasing or marketing signs shall be non - illuminated ground signs or wall signs that
convey basic information about the sale, leasing or construction activities of buildings
or properties. Basic information should be limited to the name of the owner, broker,
contractor, manager and/or agent, the area of the suite or property and a phone
number or other contact information.
a. Number: One (1) sign permitted per building site.
b. Size: Twenty (20) square feet
c. Recommended Design: A ground level sign with sign copy on a panel mounted to
a dark color background as depicted in Figure 5 — Leasing or marketing sign.
5. Signs Not Permitted: The following signs are not permitted and existing signs of this
type are to be removed in accordance with this Chapter: signs not permitted by
existing signage ordinance, roof mounted signs or wall mounted signs that project
above the roofline, permanent banner signs, painted window signs or "soap" signs,
multi- tenant pole signs or "ladder" signs, changeable copy or "marquee" signs and
painted signs.
6. All signs permitted under this Chapter are subject to the criteria set forth in Chapter
20.67 and shall be consistent with the Mariner's Mile Design Framework. Where a
conflict exists between this Chapter and Chapter 20.67, the provisions of this Chapter
shall take precedence.
7. All signs shall be required to obtain all necessary ministerial permits from the
Planning Department and Building Department prior to installation.
8. For large building sites with a minimum of 300 linear feet of street frontage, an
integrated, comprehensive sign program that generally respects the Mariner's Mile
Design Framework and is compatible with the site and its surroundings may be
submitted to the Planning Director for review.
9. All signs shall be removed or modified to conform to the requirements of this Chapter
within fifteen (15) years from the effective date of this Chapter unless the sign is
identified as a Heritage Sign or an exception permit is approved by the City.
a Notwithstanding any other provision of this Section, any nonconforming sign that
would otherwise be prohibited by this Chapter shall be removed or modified to
conform to the requirements of this Chapter upon any of the following:
(1) If the owner, outside of a change in copy, requests permission to remodel a
sign or expands or enlarges the building by 25% or 2,500 square feet,
whichever is less. For purposes of this subsection, remodel does not include
normal repair or maintenance of a sign. Normal repair and maintenance shall
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Specific Plan District #5
Mariner's Mile
not include structural alterations to the sign or its supporting members that
would extend the useful life of the sign beyond fifteen (15) years from the
effective date of this Chapter.
(2) If the owner of a site redevelops the property or seeks relocation of the sign.
(3) If the sign has been more than fifty percent destroyed, and the destruction is
other than facial copy replacement, and the display is not repaired within
ninety days of the date of its destruction.
(4) If the City and the owner of the sign agree to its removal on a given date.
(5) If the use of the sign has ceased, or the structure upon which the sign is
located has been abandoned by its owner, for a period of not less than ninety
days.
(6) If the sign is or may become a danger to the public or is unsafe as determined
by the Building Official.
(7) If the sign constitutes a traffic hazard not created by relocation of streets or
highways or by acts of the City, as determined by the Traffic Manager.
b. Heritage Signs. The designation of a sign as a heritage sign is intended to allow
nonconforming signs that otherwise would be required to be removed pursuant to
this Chapter to remain if the sign or the establishment associated with the sign are
determined to have historical or local identity significance to the City of Newport
Beach in accordance with the standards established in this Section.
(1) Application and Review authority. Application for heritage sign status may be
submitted by the business owner or property owner for review by the Planning
Commission. The Planning Commission shall review all applications and
approve or disapprove heritage sign status pursuant to this Section.
(2) Heritage Sign Criteria. The Planning Commission may designate a sign as a
heritage sign if the sign is the type of sign that would be subject to removal
pursuant to this Chapter and it meets the following criteria:
(a) The sign is either historically significant or significant to local identity as
defined herein:
(i) Historically Significant. A sign is historically significant if the sign
was erected or created before 1970 and is either representative of a
significant sign - making technique or style of a historic era or
represents entities or establishments that are an important part of
Newport Beach history.
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Specific Plan District #5
Mariner's Mile
(ii) Local Identity Significance. A sign is significant to local identity if the
sign was erected or created at any time and represents entities or
establishments that reinforce a commonly recognized sense of local
identity or character for a particular locality of Newport Beach.
(b) The sign is visually significant in one of the following regards:
(i) The sign possess a uniqueness and charm because it has aged
gracefully.
(ii) The sign remains a classic example of craftsmanship or style of the
period when it was constructed and uses materials in an exemplary
way.
(iii)The sign compliments its architectural surroundings or is particularly
well integrated into the structure.
(iv)The sign is an inventive representation of the use, name, or logo of the
building or business.
(v) The sign is located on buildings or properties with buildings that have
been designated as historic landmarks or have been listed in the City's
Historic Resources Inventory.
(3) Procedure for Designation of Heritage Signs. City staff shall review each
application for heritage sign status on a case -by -case basis to assess whether
the sign meets the criteria for designation as a heritage sign. Based on this
review, staff shall prepare findings and recommendations to the Planning
Commission regarding their assessment and the application's merit regarding
the designation. The Planning Commission shall review staff findings and
recommendations at a noticed public hearing.
The Planning Commission may direct staff to undertake additional analysis to
assess whether a sign should receive heritage sign status. The Planning
Commission may also direct staff to undertake additional analysis of any sign
already designated as a heritage sign. Staffs additional analyses and
recommendations shall be available for public review and comment prior to
the Planning Commission's subsequent meeting for review and action on a
heritage sign.
Upon due consideration of staffs findings and recommendations plus all
public testimony and comment, the Planning Commission may approve or
deny designation of heritage sign status.
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Specific Plan District #5
Mariner's Mile
(4) Appeals. The applicant or other affected party may appeal the Planning
Commission's decision regarding designation or denial of heritage sign status
to the City Council. Any appeal must be filed within fourteen days of the
Commission's action and must be accompanied by the current administrative
processing fee. The City Council shall hearheview all appeals at the earliest
practical date, and the decision of the City Council upon such appeal shall be
final.
(5) Alteration of Heritage Signs. Designated heritage signs may be not be
physically altered except for routine cleaning and general maintenance. Such
cleaning and maintenance shall be consistent with the preservation of the
character or defining features of the sign in all respects. A designated Heritage
Sign may be removed if desired. If a designated heritage sign is removed, its
heritage status shall be revoked. If the character or defining features of a
designated heritage sign are altered, its designation as a heritage sign shall be
revoked and the sign shall be removed. Where applicable, the sign may be
modified to conform to the requirements of this Chapter.
20.42.060 Development Plan Review Required
A. General. The City Council finds, determines and declares that the preservation
and enhancement of the Mariner's Mile area through the consistent application of
sound urban design principles and the promotion of thoughtful and tasteful design
while allowing creative flexibility as described in the Design Framework is
desirable. Therefore, new or substantially altered development shall be reviewed
for consistency with adopted design polices contained within the Mariner's Mile
Design Framework in order implement the goals and objective of the Design
Framework and Specific Area Plan and preserve and promote the health, safety,
and general welfare of the community by achieving the following purposes.
1. To assure that development of properties in Specific plan areas will not
preclude attainment of the General Plan and Specific plan objectives and
policies.
2. To protect and preserve the value of properties and to encourage high
quality development thereof in Mariner's Mile where adverse effects could
result from inadequate and poorly planned landscaping and from failure to
preserve where feasible natural landscape features, open spaces, and the
like, and will result in the impairment of the benefits of occupancy and use
of existing properties in such area.
3. To ensure that the public benefits derived from expenditures of public
funds for improvement and beautification of streets and public facilities
within Specific plan area shall be protected by the exercise of reasonable
10/24 / /2000
�/
3I
Page 20.42 -26
Specific Plan District #5
Mariner's Mile
controls over the layout and site location characteristics of private
buildings, structures and open spaces.
4. To promote the maintenance of superior site location characteristics
adjoining Coast Highway, a thoroughfare of city wide importance; to
ensure that the community benefits from the natural terrain, harbor and
ocean; and to preserve and stabilize the grounds adjoining said
thoroughfare, and to preserve and protect the property values in said areas.
B. Application, Development Plan review and approval shall be obtained from the
Planning Director prior to the issuance of a building permit for any exterior work
for any new building to be constructed, or existing building to be reconstructed or
remodeled to increase the gross floor area by 25 percent or 2,500 square feet
whichever is less, sign approval or initiation of landscaping rehabilitation. An
Application for a Development Plan shall be filed in a manner consistent with the
requirements contained in Chapter 20.90: Application Filing and Fees.
C. Review. The Planning Director or his/her authorized representative shall review
any plans, applications or other information for consistency with the adopted
Mariner's Mile Design Framework and other applicable ordinances and policies.
The Planning Director shall approve a Development Plan only if the project is
found to be consistent with the Design Framework and applicable ordinances and
policies. The Planning Director shall have the discretion to refer any Development
Plan to the Planning Commission for consideration and decision.
20.42.065 Notice and Public Hearing
A. Public Hearings. The Planning Director or Planning Commission shall hold a
public hearing on an application for a Development Plan. A public hearing is not
required on applications for minor changes to existing signs including replacing a
sign panel or applications that solely propose landscape rehabilitation.
B. Time of Hearing. Upon the receipt, in proper form, of any application filed
pursuant to this chapter, a time and place for a public hearing shall be fixed, to be
held not less than 10 days nor more than 60 days thereafter.
C. Required Notice.
1. Mailed or Delivered Notice. At least 10 days prior to the hearing, notice
shall be mailed to the applicant and all owners of property within 300 feet,
excluding intervening rights -of -way and waterways, of the boundaries of
the site, as shown on the last equalized assessment roll or, alternatively,
from such other records as contain more recent addresses. It shall be the
10/24/2000
Page 20.42 -27
Specific Plan District #5
Mariners Mile
responsibility of the applicant to obtain and provide to the City the names
and addresses of owners as required by this section.
2. Posted Notice. Notice shall be posted in not less than 2 conspicuous
places on or close to the property at least 10 days prior to the hearing.
D. Contents of Notice. The notice of public hearing shall contain:
1. A description of the location of the project site and the purpose of the
application;
2. A statement of the time, place, and purpose of the public hearing;
3. A reference to application materials on file for detailed information;
4. A statement that any interested person or authorized agent may appear and
be heard.
E. Continuance. Upon the date set for a public hearing before the Planning Director
or Planning Commission, the Director or Commission may continue the hearing to
another date without giving further notice thereof if the date of the continued
hearing is announced in open meeting.
20.42.070 Rights of Appeal and Calls for Review
Appeals and calls for review of decisions of the Planning Director or Planning
Commission regarding the implementation of this Chapter shall be governed by Chapter
20.95.
10/24/2000
f �`�1
Page 20.57 -1
MM Overlay District
CHAPTER 20.57
MM
MARINERS MILE OVERLAY DISTRICT
Sections:
20.57.010
Effect and Purpose of Chapter
20.57.020
Districting Map Indicator
20.57.030
Architecture and Site Planning
20.57.040
Property Development Regulations
20.57.050
Development Plan Review Required
20.57.055
Notice and Public Hearing
20.57.060
Rights of Appeal and Review
20.57.010 Effect and Purpose of Chapter
The provisions of this chapter shall apply to all nonresidential parcels that front Coast Highway from
the eastern boundary of Specific Plan #5, Mariner's Mile to the Back Bay Bridge. It is the purpose
of this chapter to implement the goals and policies of the Newport Beach General Plan and
implement the Mariner's Design Framework. All applicable provisions of Title 20 of the Municipal
Code shall apply except as modified by this Chapter. Where conflict arises with the provisions of
this Chapter and other provisions of Title 20, the provisions of this Chapter shall take precedence.
20.57.020 Districting Map Indicator
The MM Overlay District may be combined with any base district, and shall be shown on the
Districting Map with an " -MM" designator.
20.57.030 Architecture and Site Planning
Responsible urban design is a primary goal of the Mariner's Mile Specific Plan Area. Designs should
respect their surroundings. The architecture and site plans of all Development Plans shall be found
compatible with well designed surrounding properties. Site planning should accommodate the larger
design concepts of the Mariner's Mile Design Framework (Urban Design, Landscape). Buildings
should orient to the street in the Village areas and when surrounded by parking. Roofs and roof
elements should respect views from above and in an aesthetically pleasing manner. Roof top
mechanical equipment shall be concealed in a coordinated fashion or be located within the building
or structure. Overall site planning shall also promote pedestrian connections and pedestrian
amenities within the village area, and provide public access to the water along the bay. Building and
structures should adhere to the Color and Materials Palette identified in the Mariner's Mile Design
Framework.
10/24/2000
�}•Z
� �_jD
Page 20.57 -2
MM Overlay District
20.57.040 Property Development Regulations
A. Landscape areas shall be provided in accordance with Chapter 20.42 except subsection (M)
3 is not applicable.
B. Walls and Fences shall be regulated in accordance with Chapter 20.42.
C. Utilities and Ground Mounted Equipment shall be regulated in accordance with Chapter
20.42.
D. Vehicular Access & Lot Consolidation. New vehicular access driveways on Coast Highway
should be avoided or minimized in order to minimize potentially hazardous turning
movements on and off Coast Highway. Developments are strongly encouraged to consolidate
lots and provide shared access with adjacent properties whenever possible.
E. Lighting. Exterior on -site lighting shall be shielded and confined within site boundaries. No
direct rays or glare are permitted to shine onto public streets or adjacent sites or create a
public nuisance. "Walpak" type fixtures are not permitted. Parking lot lighting shall have
zero cut -off fixtures and "shoebox" lights are preferred. The use of low level lighting to
illuminate walkways, landscape accent lighting and building accent lighting is encouraged.
Light standards shall not exceed 20 feet measured from natural grade.
F. Signs shall be regulated in accordance with Chapter 20.42.
20.57.050 Development Plan Review Required
A. General. The City Council finds, determines and declares that the preservation and
enhancement of the Mariner's Mile area through the consistent application of sound urban
design principles and the promotion of thoughtful and tasteful design while allowing creative
flexibility as described in the Design Framework is desirable. Therefore, new or substantially
altered development shall be reviewed for consistency with adopted design polices contained
within with the Mariner's Mile Design Framework in order implement the goals and
objective of the Design Framework and preserve and promote the health, safety, and general
welfare of the community by achieving the following purposes.
To assure that development of properties in Mariner's Mile Overlay Area will not
preclude attainment of the General Plan objectives and policies.
2. To protect and preserve the value of properties and to encourage high quality
development thereof in Mariner's Mile Overlay Area where adverse effects could result
from inadequate and poorly planned development and from failure to preserve where
feasible natural landscape features, open spaces, and the like, and will result in the
impairment of the benefits of occupancy and use of existing properties in such area.
3. To ensure that the public benefits derived from expenditures of public funds for
10/_4/2000
y � l�
Page 20.57 -3
MM Overlay District
improvement and beautification of streets and public facilities within Mariner's Mile
Overlay Area shall be protected by the exercise of reasonable controls over the layout and
site location characteristics of private buildings, structures and open spaces.
4. To promote the maintenance of superior site location characteristics adjoining Coast
Highway, a thoroughfare of city wide importance; to ensure that the community benefits
from the natural terrain, harbor and ocean; and to preserve and stabilize the grounds
adjoining said thoroughfare, and to preserve and protect the property values in said areas.
B. Application. Development Plan review and approval shall be obtained from the Planning
Director prior to the issuance of a building permit for any exterior work for any new building
to be constructed, or existing building to be reconstructed or remodeled to increase the gross
floor area by 25 percent or 2,500 square feet whichever is less, sign approval or initiation of
landscaping rehabilitation. An Application for a Development Plan for a shall be filed in a
manner consistent with the requirements contained in Chapter 20.90: Application Filing and
Fees.
C. Review. The Planning Director or his/her authorized representative shall review any plans,
applications or other information for consistency with the adopted Mariner's Mile Design
Framework and other applicable ordinances and policies. The Planning Director shall only
approve a Development Plan if the project is found to be consistent with the Design
Framework and applicable ordinances and policies. The Planning Director shall have the
discretion to have the Planning Commission consider any development plan.
20.57.055 Notice and Public Hearing
A. Public Hearings. The Planning Director or Planning Commission shall hold a public hearing
on an application for a Development Plan. A public hearing is not required on applications
for minor changes to existing signs including replacing a sign panel or applications that
solely propose landscape rehabilitation.
B. Time of Hearing. Upon the receipt, in proper form, of any application filed pursuant to this
chapter, a time and place for a public hearing shall be fixed, to be held not less than 10 days
nor more than 60 days thereafter.
C. Required Notice.
1. Mailed or Delivered Notice. At least 10 days prior to the hearing, notice shall be mailed
to the applicant and all owners of property within 300 feet, excluding intervening rights -
of -way and waterways, of the boundaries of the site, as shown on the last equalized
assessment roll or, alternatively, from such other records as contain more recent
addresses. It shall be the responsibility of the applicant to obtain and provide to the City
the names and addresses of owners as required by this section.
2. Posted Notice. Notice shall be posted in not less than 2 conspicuous places on or close
to the property at least 10 days prior to the hearing.
10/24/2000_
j4Z
Page 20.57 -4
MM Overlay District
D. Contents of Notice. The notice of public hearing shall contain:
1. A description of the location of the project site and the purpose of the application;
2. A statement of the time, place, and purpose of the public hearing;
3. A reference to application materials on file for detailed information;
4. A statement that any interested person or authorized agent may appear and be heard.
E. Continuance. Upon the date set for a public hearing before the Planning Director or Planning
Commission, the Director or Commission may continue the hearing to another date without
giving further notice thereof if the date of the continued hearing is announced in open
meeting.
20.57.060 Rights of Appeal and Review
Appeals and calls for review of decisions of the Planning Director or Planning Commission
regarding the implementation of this Chapter shall be governed by Chapter 20.95.
10/24/2000
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10/04/00 10:12 FAX 949 6508274 M.H. Sherman Co.
ARDELL INVESTMENT COMPANY
2077 WEST COAST HIGHWAY
POST OFFICE BOX 1715
NEWPORT BEACH, CALIFORNIA 92659
1949) 642 -1676
VIA FASCIMILE
Ms. LaVonne M. Harkless, City Clerk
City of Newport Beach
3300 Newport Blvd.
Newport Leach, CA 92658
October 3, 2000
Re: City Council Meeting to be held October 10, 2000
Dear Ms. I-Iarkless:
16002
'C0 OUT -,? :';;C, :19
The enclosed letter concerns the Mariner's Mile Strategic Vision & Design Framework
and Amendment No. 906 to be heard by the Newport Beach City Council at its October
10, 2000 meeting. Please iticlud.e this letter with the package going to the Council
Members for such meeting.
Thank you.
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enclosures
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Sincerely,
D.T. Daniels
10/04/00 10 :12 FAX 949 6508274 M.H. Sherman Co.
ARDELL INVESTMENT COMPANY
2077 WEST COAST HIGHWAY
POST OFFICE BOX 1715
NEWPORT BEACH, CALIFORNIA 92659
(9A91 6A2 -1626
VIA U.S. MAIL & FACSIMILE October 3, 2000
City Council
City of Newport Beach
3300 Newport Blvd.
Newport Beach, CA 92658
Re: Mariner'i Mile Strategic Vision & Design Framework and Amendment No. 906
to Chapter 20.42 Mariner's Mile Specific Area Plan
Ladies and Gentlemen:
X11'
Ardell Investment Company owns approximately eight (8) acres within the Mariner's
Mile area of Newport Beach including a parcel with 700 lineal feet of frontage on
Newport Bay. Because of this ownership we are vitally interested in changes proposed to
the Mariner's Mile area under the Design Framework and Amendment No. 906.
A representative of Ardcll participated in the development of the Strategic Vision and
Design Framework and we are generally supportive of that document, However, this
letter is being submitted to go on record with our strong objection to the following items:
Mariner's Mile Strategic Vision & Design Framework - The Waterfront
In Section 1.21 the Strategic Vision proposes to "create a continuously designed
pedestrian environment, building north and south from public lands and Orange
County leaseholds (Bistro 201, the marina, OCC Sailing, Sea Scouts, Balboa Bay
Club)."
Section 2.41 of the Design Framework states: "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 manna across from Arches on the north."
Our concern is two -fold:
The imposition of the requirement for a pedestrian environment along the
Waterfront creates an unfair burden for waterfront property owners in that
privately -owned land would in effect be confiscated, without
compensation to the property owners, and without any type of offset by
way of increased building heights, density, etc, being considered to reflect
the economic loss which will be experienced by waterfront owners_
10/04/00 10:19 FAX 949 6508'174 hi-H. Sherman Co, WJciti4
City Council
October 3, 2000
Page Two
Section 2.41 appears to indicate that the continuous pedestrian
environment excludes this requirement for the City-owned Balboa Bay
Club property and the County-owned marina across from the Arches, uses
suggested as mandatory for privately owned parcels should surely be
mandatory for government owned parcels.
Amendment 906 Section (ND 1. under Section 20.42.050 Property Development
Regulations
It was the clear consensus of the committee working on the Amendment that this
Section would allow palm trees to be planted every eighteen (18) feet on center along
Coast Highway with the provision that they could be clustered with a minimum of
three (3) trees per cluster.
The final document indicates that only "where infeasible due to physical obstructions"
palm trees may be moved or clustered with minimum of three (3) trees per cluster.
We strongly object to the language "where infeasible due to physical. obstructions"
being a requirement for clustering.
We are very interested in seeing improvement in the future development of Mariner's
Mile. however, the two areas of concern outlined above are very important to us as
property owners and we strongly urge that there be less emphasis on a continuous
pedestrian environment along the Waterfront and that the ability to cluster palm trees,
with a minimum of three (3) trees per cluster, be allowed.
We thank you for the opportunity to share our views with you.
Sincerely,
Donald Haskell
President
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D.T. Daniels
Vice President
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