Letters to the Editor

Resident and neighbor hopes that major issues will be considered for Mariners’ Mile project

Please consider the failures of the project and not just the fact that it “looks better.” Looks are great but consider how traffic will impact Newport Heights, how the project will affect the view from the beloved park above, how it will impact our bicyclists and kids riding bikes to the beach and to junior guards, where and how their overflow parking for visitors will be and how it will impact the above neighborhoods, as well as other points in the below list.

From what we have been able to gather from our limited exposure to information from the City, by previous concerted efforts – there has been marked improvements in architectural style but not one major issue asked by residents has been addressed!

–Failure to erect story poles to determine and analyze the project’s visual impacts from John Wayne Park.

–Denied access for survey to confirm Coastal Commission appeal zone.

–Failure to prepare a traffic/circulation and safety analysis for the surrounding neighborhood.

–Failure to address impacts to kids on bicycles using the 3’ ultimate width sidewalk on WCH. 

–Failure to discuss the future of WCH, the signal at Tustin Ave. (to be removed).

–Failure to analyze off-site parking impacts.

–Failure to provide a consistency analysis with the Local Coastal Program (a requirement of the Coastal Development Permit application).

–Failure to require CEQA environmental review or to evaluate environmental impacts to coastal resources (the second is a Coastal Development Permit requirement).

Personally, Mariners’ Mile is not the place for multi-unit housing as it is already maxed out on traffic and there is much overflow from the highway cutting through the heights to get to Westcliff and the Costa Mesa 17th Street shops.

This historic mile has always been the place for restaurants, small businesses and boat businesses including Viking Port since 1938. 

Please consider that the view from the above John Wayne Park overlooks the bay and the boats in the harbor. The park has always been a place for people to gather and, in most residents’ opinion, is the most valued perk of living in the Newport Heights and Cliff Haven neighborhoods. No one will put value on looking at the top of an apartment building.

Thank you for considering the local neighbors’ points of view.

Nancy Pedersen

Newport Beach

This local argues that not expanding Coast Highway will lead to more traffic in the neighborhoods

Protect Mariners’ Mile’s main focus is to remove traffic from PCH, which is a state highway. To achieve their goal, they want the city to narrow travel lanes and install traffic calming devices on PCH. The downside to their plan is many thousands of cars and trucks would be shifted from PCH to Newport Heights and Cliffhaven residential streets. 

Jim Kociuba

Newport Beach

Bottom line: more studying and collaborating to make proper 2510 W. Coast Highway decision

Residents and homeowners throughout Newport Beach share a common interest – to sustain and preserve the character and charm of our unique neighborhoods, villages and beachfront community. Two principles for guiding our neighborhoods and villages should be to enhance our community’s quality of life and do no harm. As stakeholders, we should be involved in the decisions that impact our quality of life, safety, health and welfare – in this case a Mariners’ Mile “Village” design in harmony with our community’s character and core values without adversely impacting the surrounding area.

Mariners’ Mile’s significance and impact must not be underestimated. Mariners’ Mile is a gateway destination along Newport Bay and the heart of our charming coastal community. It is a vital corridor providing access to the bay, beaches, schools, neighborhoods, business districts, hospital buildings and post offices. Mariners’ Mile is endowed with a waterfront that houses a large number of private boats, providing the physical and visual presence of a vibrant waterfront village, with unique opportunities for marina-oriented businesses, offering public and private access for all to enjoy.

A foundational responsibility of the City Council as elected representatives of the citizens of Newport Beach is to listen to the citizens, not just the demands and desires of developers – to build a community consensus with a clear vision to guide the responsible development of Newport Beach. Mariners’ Mile has been studied, evaluated, discussed and debated for decades – and still no consensus has emerged.

On February 18, 2021, during the hearing for 2510 West Coast Highway, the Planning Commission acknowledged the need for a Mariners’ Mile Master Plan. Also, during the April 27, 2021, City Council Review Session, Mayor Brad Avery stated, “We could do a better job from the very beginning of the planning process.” I agree.

Mark Moshayedi sponsored a community outreach Zoom meeting (on February 2) to discuss the proposed mixed-use development at 2510 W. Coast Hwy. (PA2019-249). This event was viewed by some as a positive step, as it provided some understanding of the project’s scope and design. Yet, many meeting attendees were deeply disappointed with the piecemeal consideration of only 2510 W. Coast Hwy., desiring insight into ALL the Moshayedi family’s proposed projects along Mariners’ Mile.

Considering the scope and significance of this proposed high-density project, a request was made to the City’s Community Development Department to host a public outreach workshop prior to the February 18th Planning Commission meeting. The purpose of the meeting would be to explain land use controls, staff’s findings and recommendations, and to answer questions from the public. Inexplicably, the City denied this request.

I described emerging trends, common ground and areas where agreement exists, presenting a vision, a course of action and a proven path forward for developing a Newport-style Mariners’ Mile “Village” in a letter sent to the City Council dated April 21, 2021. 

Lido Marina Village and Lido Village are excellent examples of what is possible when the city, developers and stakeholders work together. The process followed by the city in the development of Lido Marina Village, where formal community outreach workshops presented the Lido Marina Village design guidelines to all stakeholders, is a proven model, one that can be successfully duplicated for Mariners’ Mile, thereby preserving and enhancing the character and charm of the surrounding villages on Newport Beach Bay.

The majority of correspondences sent to the City Council prior to the April 27th City Council Review, as well as the presentations by community stakeholders during the hearing, were overwhelmingly against the proposed 2510 W. Coast Hwy Development Project – objecting to the high-density structure, oversized for the lot, and the incompatibility of the design and configuration. At the meeting, other than the developer’s team, not a single comment was in favor of the proposed development.

It is impossible to overstate the profound change 2510 W. Coast Hwy. and ALL proposed Moshayedi family development projects and future infrastructure changes will have on Mariners’ Mile. The cumulative land use for ALL the Moshayedi family future developments represents over one-third of Mariners’ Mile and will forever determine the future destiny of this scenic corridor.

2510 W. Coast Hwy. sets a precedent for the design, character, size and density of future projects being proposed along Mariners’ Mile. Since the April 27, 2021, City Council Review Session, Mark Moshayedi responded by modifying the outward appearance of the 2510 structure to be similar in design to buildings located in Lido Marina Village. The essential character, size and high density of the project with its potential adverse impact upon the surrounding communities remain. Thoughtful development is welcome – high density, heavy traffic and a walled-in bay front are not what the community wants.

A decision on 2510 W. Coast Hwy. is premature and must be postponed. An analysis of the total land use and scope of ALL the Moshayedi family proposed development projects on Mariners’ Mile must be made available to the community for consideration and discussion. Show how the whole thing works – identify benefits and potential adverse impacts upon the community’s ecosystem, including quality of life, health, safety and cost of city services, especially police and fire.

The Greenlight Initiative and the General Plan were the result of community consensus, and the intent of both should be adhered to along Mariners’ Mile and applied to the combined scope of all proposed and foreseeable future developments before any single project is approved. The expectations of the community in passing the Greenlight Initiative were lower density, reduced traffic and improved safety, thereby enhancing our community’s quality of life.

What is urgently needed is an analysis of the total land use and scope of ALL Moshayedi family proposed development, as well as ALL future infrastructure projects on Mariners’ Mile, as a prerequisite to the approval of any single piece of the total development. 2510 W. Coast Hwy. sets a precedent for the design, character, size and density of future projects being proposed along Mariners’ Mile.

City Council cannot make an informed decision whether to approve or disapprove the project until material facts are disclosed in City Council-sponsored community outreach workshops that include the criteria used, and underlying details showing compliance with governing laws and regulations in support of the City Staff’s findings and recommendations.

The City Council fought to establish a Harbor Commission. Lido Village was reborn and revitalized by the city with City Council support. The City Council has previously recognized the necessity of a comprehensive revitalization Master Plan for Mariners’ Mile “Village” but has thus far failed to follow through on its already agreed upon plans. How many members of the City Council will now proactively fight for the future of Mariners’ Mile? A comprehensive plan is a proven way for the city to establish framework necessary to identify and preserve the desired look and feel. Newport Beach community stakeholders need the City Council’s help and support.


–Postpone the decision on 2510 W. Coast Hwy. until the aggregate of all property development proposals, including road safety, road widening and infrastructure projects along West Coast Highway are evaluated as a whole, and definitely before a single project is approved.

–Establish a Mariners’ Mile Steering Committee, composed of stakeholders (Caltrans, property owners, local merchants and residents), to shape the future of Mariners’ Mile as a Newport-style “Village.”

–The City Council, Planning Commission and city staff must assure residents and business owners that the proposed use of 2510 W. Coast Hwy. and ALL Mariners’ Mile property development projects will be of Newport-style “Village” design that enhances the character and charm of the surrounding villages on Newport Beach, bay and harbor.

We earnestly request the development and enforcement of a comprehensive Mariners’ Mile “Village” plan, one in harmony with our community’s character, community norms and core values, to create and preserve the desired look, character, feel and density.

Specifically and urgently, please postpone a final decision on 2510 W. Coast Highway until all related property development proposals in this corridor are considered together – including road safety, road widening and other infrastructure projects – and ensure that the proposals comply with the master plan.

Patrick Gormley 

Newport Beach

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