Newport hires consultant to help shape future of Mariner’s Mile
Traffic travels along the roughly 1-mile section of West Coast Highway in Newport Beach known as Mariner’s Mile.
Newport Beach leaders Tuesday took a step forward in their effort to revitalize Mariner’s Mile.
The City Council voted 6-0 to enter a $206,922 agreement with Santa Ana-based PlaceWorks, a community planning consulting firm, to study land use along the roughly 1-mile stretch of West Coast Highway between Newport Boulevard and Dover Drive. Councilman Marshall “Duffy” Duffield recused himself because his business, Duffy Electric Boat Co., is in the area.
In 2011, the council identified Mariner’s Mile as one of six zones in need of revitalization. Work in other areas, including Corona del Mar, Balboa and Lido villages, West Newport and Santa Ana Heights, has been underway for years.
However, a decision on how best to use the narrow Mariner’s stretch, which is hemmed in by bluffs on one side and Newport Harbor on the other, has long eluded city leaders.
The setting sun is pictured from Cliff Drive above the Mariner’s Mile stretch of West Coast Highway in Newport Beach.
Councilman Tony Petros emphasized the need to provide continuity for business owners along Mariner’s Mile.
“The problem with Mariner’s Mile right now is there’s a complete lack of certainty about what’s going on there,” he said.
City staff has indicated that some outside help is needed to navigate the revitalization effort.
PlaceWorks will interview Mariner’s Mile stakeholders to hear their ideas, evaluate what policies are working and which are not, review the parking management plan and determine how best to design the street for pedestrians and bicyclists, according to the contract.
The study is expected to take six to nine months and go to the Planning Commission and City Council for review.
Mariner’s Mile improvements have been on the minds of city officials for about a decade.
When the council was wrapping up an amendment to the city’s general plan — a document that guides development — in 2006, officials couldn’t reach consensus on the ratio of commercial to residential development on Mariner’s Mile, Councilman Ed Selich said.
“We never really did dig down into it,” he said. “Mariner’s Mile is a tough one. You have traffic issues, bayfront property that backs up against the bluffs, properties that don’t have a lot of depth on them, and various other challenges. There are a lot of issues that need to be resolved.”
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City staff believes the consultant will help solidify the vision.
Selich said before Tuesday’s meeting that the main issue is traffic circulation. Traffic is often stalled on the stretch — which has a mixture of two and three lanes — during peak commute times. The general plan shows West Coast Highway in that area eventually expanding to six lanes, which would help accommodate projected traffic increases.
However, the highway still would likely see significant slowing during high traffic times, according to Public Works Director Dave Webb.
“It’s always been a major transportation corridor,” he said. “For a long time we’ve heard concerns from residents about the traffic over there.”
A recently completed study by the Orange County Transportation Authority suggested that Newport Beach consider adding a pedestrian overcrossing near Riverside or Tustin avenues to improve walkability from the harborfront properties across West Coast Highway.
The study also suggested improving bicycle and pedestrian access by providing a continuous walkway on the highway’s harbor side.
Those projects could eventually be considered by the City Council.
Petros indicated during a study session before Tuesday’s meeting that he’s in favor of the roadway becoming six lanes, as outlined in the general plan, and adding lanes for bicyclists.
The area began as a nautical destination and has transformed over the past several decades into a haven for luxury car dealers, restaurants and yacht businesses.
However, land owners such as Manouch and Mark Moshayedi, who recently purchased Ardell Investment Co.’s property holdings along West Coast Highway, could play a major role in how the area changes, officials say.
In all, the Moshayedis own about 8 acres along Mariner’s Mile, much of which could be up for redevelopment in coming years.
Manouch Moshayedi urged the council not to expand the highway, saying more high-speed traffic through the area could make visitors nervous to turn in and out of driveways.
“Making a superhighway through Mariner’s Mile would eliminate viable retail opportunities,” he said.
Twitter: @HannahFryTCN
