Attachment A
Draft Study Session Presentation
2-7
RESULTS OF THE CORONA DEL MAR
COMMERCIAL CORRIDOR STUDY
Community Development Department
November 4, 2025
2-8
BACKGROUND AND PURPOSE OF STUDY
2 Identified Concerns from the Community:
• Planning and zoning framework for CdM is outdated
• Barriers resulting in limited private investment
• Parking concerns for residents and businesses
August 22, 2023, A-1 Item to discuss CdM Commercial Corridor September 26, 2023, Study Session to discuss possible study and its content Summer 2024, City launched comprehensive land use and mobility study to identify opportunities to enhance and improve the CdM commercial corridor 2-9
PROJECT AREA AND OBJECTIVES
3 • Develop zoning regulations unique to
CdM
• Reduce barriers to investment
• Implement parking solutions that
balance all users
• Enhance walkability & safety
• Determine feasibility of other
development opportunities
Marguerite Ave.
Poppy Ave.
Goldenrod Ave.
Avocado
Ave.
Marigold Ave.
MacArthur Blvd.
Iris Ave.
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STUDY PROCESS
4 Kick Off
• Project
Webpage
Launch
• Interest list
started
Background
Research &
Business
Engagement
• Extensive
background
research
• Case studies
• Mailers
• Door-to-Door
Engagement
Public
Engagement
• Roundtable
Interviews with
business
community
• Business
outreach follow-
up
• Public Open
House August
12th, 2025
• Follow up
Community
Meeting
October 7, 2025
Public Hearings
• Study Session
with City
Council
• Draft Zoning
Code updates
• Planning
Commission
Hearing
• City Council
Hearing
Implementation
• City to begin
implementing
the various
recommendations
from the Study
We Are Here
Summer
2024
Fall 2025 –
Winter 2026 Winter 2026Fall 2024-
Spring 2025
Spring – Fall
2025
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EXISTING CONDITIONS:
WHO VISITS THE CDM CORRIDOR?
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EXISTING CONDITIONS:
CDM CORRIDOR BUSINESS MIX
6 2-13
7 CASE STUDIES
Key Takeaways:
• CdM has a much lower percentage of food and beverage uses • Active uses like restaurants and entertainment encourage longer stays • Streetscape improvements foster a pedestrian environment • Land use regulations should be specific to the area and be pedestrian oriented • Suite of parking and mobility strategies is critical
Main Street Santa Monica
Coast Hwy. Laguna Beach
Belmont Shore Long Beach
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8 GOAL 1: LAND USE AND DESIGN
Action 1:
• Streamline preferred land uses (inc. outdoor dining)
• Consider residential opportunities
Action 2:
•Waive parking for preferred land uses (restaurants/retail) •Incentivize lot consolidation
Action 3:
• Establish design guidelines to set minimum standard (not style) Action 4:
• Prohibit uses that are not compatible with pedestrians or residential
o Carwashes, vehicle repair, drive-thru’s
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9 ACTION DETAILS FOR GOAL 1
Existing Zoning Proposed
Offices - Business, Medical,
Dental Permitted Permitted
Retail Sales Permitted Permitted
Automobile Uses –
Rental, Washing, Repair, Drive
Thru
Permitted/Minor Use
Permit Not Permitted*
Animal Services – Veterinary
Services
Conditional Use
Permit
Minor Use
Permit
Animal Services – Animal
Boarding/Kennels
Conditional Use
Permit Not Permitted
Service-Oriented Business
Personal Services (Nail
salons, barber/beauty shop)
Permitted/Minor Use
Permit
Permitted/Minor
Use Permit
Fitness Facility (under 2,000
SF) Permitted Permitted
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10 ACTION DETAILS FOR GOAL 1
Existing Zoning Proposed
Food and Beverage
Wine Tasting Room Not Allowed Minor Use Permit
Bar, Lounges, Nightclubs Conditional Use Permit Conditional Use Permit
Restaurant (no late hours) Permitted/Minor Use
Permit Director Level
Fast Casual Restaurant (no
alcohol) Minor Use Permit Director Level
Restaurant (w/late hours/live
entertainment/dancing) Conditional Use Permit Minor Use Permit Outdoor Dining
Use Permit
Amendment/Admin
Permit
Director Level
Residential Uses (2nd/3rd Floor) Not Allowed Permitted
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11 GOAL 2: PARKING AND ACCESS TO CORRIDOR
Action 1:
• Leverage technology to access available parking
Action 2:
• Lease private parking lots
Action 3:
• Expand local trolley/circulator to CdM year round
Action 4:
• Employee parking/shuttle
Action 5:
• Valet program for public or private property
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ACTION DETAILS FOR GOAL 2
Action 2: Lease Private Parking Lots
• Target banks and office buildings
• Unused during peak hours
• City typically pays for cleaning and
insurance
• Can be for public or employees
• Free or paid
• Reduces red tape for businesses
Action 5: Valet
• Valet can be offered by the City or
permitted through the City
• Queue on side streets
• Allows use of less desirable lots
• Double stacking of cars
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GOAL 3: SAFETY AND MOBILITY
Action 1:
• Intersection safety improvements
o MacArthur Boulevard/PCH and Orchid Avenue/PCH
Action 2:
• Bulbouts and crosswalk markings
Action 3:
• Bike Infrastructure
• Get cyclists and E-Bikes off sidewalks and Coast Highway 2-20
GOAL 4: CORRIDOR IDENTITY AND SENSE OF PLACE
Action 1:
• Map locations where outdoor dining is allowed
and find new areas for sidewalk extensions
Action 2:
• Wayfinding signage
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OUTREACH AND ENGAGEMENT
December 5, 2024, Business canvassing
February 24, 2025, Business roundtable
February 26, 2025, Business roundtable
July 17, 2025, CdM Residents’ Association presentation
July 29, 2025, Follow-up business roundtable
August 12, 2025, Community Open House
October 7, 2025, Follow-up community meeting
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RESULTS OF OUTREACH
Business Feedback:
• Parking is challenging for employees and customers
• Desire to streamline proposals and support food and beverage • Pedestrian safety
• Love the location and community events
• Concerns with limiting certain uses
Broader Community Feedback:
• Interest in outdoor dining and restaurants if compatible • Not supportive of housing on upper floors
• Afraid of losing existing businesses like tire shop/personal services • Reduce/prohibit drive-thrus and real estate offices
• Want potential parking impacts to residential addressed • Unsure about valet but really like private lot lease idea • Like bike infrastructure and pedestrian improvements
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CORRIDOR ATLAS
• Atlas is a master plan for the commercial
corridor
• Includes:
oBackground research
oCase studies
oOutreach
oRecommendations
oHow to implement
• Implement recommendations over time
oCode amendments
oDesigning infrastructure
improvements
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COUNCIL DIRECTION
SHOULD STAFF PURSUE:
Code Amendments
1. Change land use
permissions
2. Allow residential
3. Waive parking for
preferred uses
4. Incentives for lot
consolidation
5. Design guidelines
6. Valet ordinance for public
ROW
Programs
1. Private parking lot
leases
2. Signage and
technology solutions
3. Expansion of
trolley/local circulator
Public Improvements
1. Improving intersections
and crosswalks
2. Sidewalk extensions
and bulbouts
3. Designing bike
infrastructure to/along
5th Avenue
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THANK YOU
Liz Westmoreland, AICP, Principal Planner
Email: [email protected]
19 Joselyn Perez, Senior Planner
Email: [email protected]
Seimone Jurjis, Assistant City Manager
Email: [email protected]
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