2021_South_Beach_Refinement_Plan_Appendices_Final.pdf

South Beach / US 101 Refinement Plan Appendices

A. Opportunities and Constraints Report

B. Project Evaluation Process

C. Survey #1 Summary of Results

D. Survey #2 Summary of Results

E. Land Use Code Audit

Appendix A. Opportunities and Constraints Report

Newport South Beach Opportunities and Constraints Assessment

June 2021

Prepared for: Newport Urban Renewal Agency

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Table of Contents

1. PURPOSE & BACKGROUND

2. WHO DOES SOUTH BEACH SERVE?

3. PENINSULA AND US 101 INVESTMENT AREA

4. AIRPORT INVESTMENT AREA

5. WHAT FUNDING IS AVAILABLE TO SUPPORT REVITALIZATION?

6. CONCLUSION

APPENDIX A. STAKEHOLDER OUTREACH

APPENDIX B. RETAIL ANALYSIS

APPENDIX C. EXISTING CONDITIONS – ZONING, TRANSPORTATION, NATURAL HAZARDS

APPENDIX D. SEWER CONNECTION ALTERNATIVES

APPENDIX E. PACKAGE PUMP STATION

APPENDIX F. PACKAGE PLANT

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Appendix A: South Beach Refinement Plan – Opportunities and Constraints Report A-1

1. Purpose & Background

Nestled on the south side of the Yaquina Bay Bridge, Newport’s South Beach provides a distinct mix of regional institutions, recreational facilities, neighborhoods, and retail businesses. The area has come a long way since 1983, when the City of Newport established an urban renewal district in the area to address the lack of transportation connections, urban infrastructure, and public amenities. Since then, the Agency has helped to complete the area’s transportation network, fund the creation of a wastewater treatment plant, spur the development of the popular Oregon Coast Aquarium, and as of 2021, is in the process of making improvements to US 101 that will reconfigure key intersections to ease congestion. In addition to the Aquarium, the area features a mix of institutions, including the Hatfield Marine Science Center, OMSI’s Camp Gray, Oregon Coast Community College, Newport Municipal Airport, and the Port of Newport’s South Beach Marina and RV Park.

However, while the Agency has made progress in solidifying the area as a functional district within the city, several constraints remain:

§ While US 101 runs through the area as the key transportation spine, South Beach’s most charming attractions are hidden from view.

§ South Beach’s many bike paths provide an alternative to car transport, but the network feels patchy in places.

§ South Beach lacks a strong sense of place and could use landscaping and public art installments more effectively.

§ Invasive species are problem in South Beach, and current management is insufficient.

§ Residents, visitors, and employees in the area point to a lack of retail services in the area, requiring them to cross the Yaquina Bay Bridge for any good or service they might need.

§ Traffic congestion remains a concern, especially at 40th Street, which is poised to see growth as the Wilder residential area builds out.

§ At the southern end of the district, a lack of sewer infrastructure limits development opportunities on industrial and commercial properties near the Newport Municipal Airport.

The Agency is at an inflection point with between $5 million and $9 million left of funding capacity that it must award by the end of 2025. Its goal is to distribute funds in the most effective way possible to provide the greatest benefit to the tax base including area residents, visitors, and employees while also helping to remove development barriers on the remaining underutilized parcels in the area.

The purpose of this report is to serve as a background document that organizes key issues within South Beach alongside ideas for how to address the area’s constraints. The document

Appendix A: South Beach Refinement Plan – Opportunities and Constraints Report A-2 also provides a decision-making framework that helps to prioritize limited remaining urban renewal funding from 2022 to 2025. This document is the first step in a larger process that will ultimately recommend a prioritized list of projects for Agency investments, based on stakeholder feedback and technical analysis.

Urban Renewal Plan Objectives

The objectives1 of the South Beach Urban Renewal Plan (1983) are to:

§ Preserve forest, water, wildlife, and other natural resources

§ Identify sites for public uses such as the OSU Marine Science Center

§ Complete a Port facilitated marine recreation area

§ Encouraging marine oriented activities on the northern Shorelands

§ Assure the development of complementary uses adjacent to the Airport

§ Plan new sewer, water, and transportation capacity

§ Allocate a major part of South Beach to heavy commercial and light industrial uses

Project concepts for the final phase of Urban Renewal Investments must be consistent with these objectives.

US 101 through the area is set to see a significant upgrade in 2021. Most of the parcels that front this busy highway in South Beach are service businesses or vacant lots.

1 Substantial Amendment Five to the South Beach Urban Renewal Plan 5 The Benkendorf Associates Corp September 2008, City of Newport, Oregon Urban Renewal Agency

The South Beach Urban Renewal Plan was created to reduce or eliminate blighted conditions in South Beach, including:

Sub-standard street improvements, rights of way, and traffic signalization and management

Incomplete pedestrian/bicycle circulation systems and Tsunami evacuation routes

Inadequate water storage capacity and distribution lines

Undersized or absent sanitary sewer collection service lines

Incomplete winter storm water management systems

Inadequate neighborhood recreation facilities and open space

Source: South Beach Urban Renewal Plan Amendment 5

Appendix A: South Beach Refinement Plan – Opportunities and Constraints Report A-3

2021 Investment Priorities

Since the urban renewal area has been around for close to 40 years, the refinement plan acknowledges the progress the Urban Renewal Agency has made in achieving its objectives as well as the changed conditions and user base in the area. The Urban Renewal Agency has established the following investment priorities for the 2021 refinement plan to establish a framework for how the Agency will prioritize project investments in the remaining life of the urban renewal area. They are based on conversations to date with stakeholders, the Staff Technical Advisory Committee (composed of key public works, planning, and management staff), and the Agency. They also reflect broader City priorities as part of the Newport Vision 2040.

1. Promote a sense of place for residents and visitors that reflects the South Beach identity.

2. Improve connectivity for bicyclists and pedestrians to South Beach destinations.

3. Attract new development that can meet the service and retail needs of South Beach residents.

4. Invest in overcoming market and development barriers on underutilized or vacant sites.

5. Reduce sewer, water, and transportation infrastructure barriers to enable job creation on industrial lands near the airport.

6. Invest in improvements that promote long-term community resiliency to address tsunami, flooding, and earthquake hazards.

Exhibit 1 compares the original plan’s objectives with the Agency’s investment priorities for 2021.

Aquarium Village offers an eclectic blend of makerspaces and businesses serving visitors such as gift shops and restaurants.

Appendix A: South Beach Refinement Plan – Opportunities and Constraints Report A-4

Exhibit 1. Urban Renewal Plan Objectives and 2021 Investment Priorities 1983 Urban Renewal Plan Objective*

Any URA investment must meet at least one of these objectives.

2021 Refinement Plan Investment Priorities Key priorities for Agency investments, based on current conditions and users of South Beach to meet the urban renewal plan objectives.

1. Preserve forest, water, wildlife and other natural resources

• Objective met through land use planning process.

2. Identify sites for public uses such as the OSU Marine Science Center

Objective met

3. Complete a Port facilitated marine recreation area

Objective met

4. Encouraging marine oriented activities on the northern Shorelands

Objective met

5. Assure the development of complementary uses adjacent to the Airport

• Improve connectivity for bicyclists and pedestrians to South Beach destinations.

• Reduce sewer, water, and transportation infrastructure barriers to enable job creation on industrial lands near the airport.

• Invest in improvements that promote long-term community resiliency to address tsunami, flooding, and earthquake hazards.

6. Plan new sewer, water, and transportation capacity

7. Allocate a major part of South Beach to heavy commercial and light industrial uses

• Promote a sense of place for residents and visitors that reflects the South Beach identity.

• Attract new development that can meet the service and retail needs of South Beach residents.

• Invest in overcoming market and development barriers on underutilized or vacant sites.

Source: South Beach Urban Renewal Plan Amendment 5.

Investment Areas

South Beach features two interconnected but distinct geographies which have different investment needs. In this report, we have divided South Beach into two investment areas:

§ The Peninsula/US 101 Investment Area is home to the area’s major institutions, attracts visitors from around the United States and Beyond, and also is home to the area’s retail establishments and hotels.

§ The Airport Investment area includes the Municipal Airport, but it also publicly and privately owned land that is zoned for industrial development.

Exhibit 2 provides an overview of the two investment areas.

The City and Urban Renewal Agency are interested in helping South Beach to contribute to the overall vision for Newport:

“In 2040, the Greater Newport Area is an enterprising, livable community that feels like home to residents and visitors alike.

We have carefully planned for growth with well-maintained infrastructure, affordable housing for all income levels, robust public transportation, diverse shopping opportunities, and distinct, walkable districts and neighborhoods.”

Source: Newport Vision 2040 https://www.newportoregon.gov/dept/cdd/doc uments/Vision2040/Vision2040_Brochure.pdf

Appendix A: South Beach Refinement Plan – Opportunities and Constraints Report A-5

Exhibit 2. Investment Areas

Peninsula and

US 101

Investment Area (Section 3)

Airport Investment Area (Section 4)

Appendix A: South Beach Refinement Plan – Opportunities and Constraints Report A-6

Approach and Methods

We used multiple methods to understand the current opportunities and constraints for revitalization and development in South Beach:

§ Market Analysis: To understand who South Beach serves, we conducted market research using data gathered from ESRI Business Analyst, U.S. Census OnTheMap, CoStar, and South Beach State Park. Due to the size and location of South Beach, it is challenging to obtain data that accurately reflects current market conditions in the area, so we relied heavily on stakeholder outreach to fill in the gaps.

§ Plan Review: We also researched local plans to ensure that our work was informed by, and coordinated with, these local plans which included the Transportation and Growth Management (TGM) Refinement Plan and the Sewer Master Plan among others.

§ Stakeholder Outreach: We conducted interviews with a variety of stakeholders in Spring 2021. The interviewees represent local business and property owners, real estate brokers and developers, community members, and economic development professionals. These interviews helped us understand current market conditions in South Beach as well as community priorities and key opportunities and constraints for development and associated investments.

ECONorthwest and SERA Architects interviewed the following individuals and committees in April 2021. Additional interviews will take place with other stakeholders starting in July 2021.

Exhibit 3. Stakeholder Interview List

Interviewee Affiliation Alan Wells Commericial Real Estate Broker Bret Fox Developer Bob Cowen Hatfield Marine Science Center Paula Miranda Port of Newport Ann Armstrong OMSI's Camp Gray/Yaquina Bay Economic Foundation Bonnie Serkin Developer Jeff Bertuleit Bertuleit Donald J Trustee Carrie Lewis Oregon Coast Aquarium Mark Watkins Property Owner

Airport Committee Public Arts CommitteeCommittees

Appendix A: South Beach Refinement Plan – Opportunities and Constraints Report A-7

2. Who Does South Beach Serve?

This section summarizes key demographic, economic, and visitor trends in South Beach. It identifies sources of demand for future commercial development along the US 101 and serves as a basis for identifying which investments the urban renewal agency should make with its remaining funding capacity. It provides an overview of the current development conditions rather than an in-depth market analysis for the area.

South Beach is home to a variety of landmarks and institutions with a diverse employment base. There are also a variety of residential neighborhoods in the area, including RV parks with a high rate of turnover and a population that peaks in the summer months. In addition, the area serves thousands of visitors each year at the Aquarium and its ancillary uses, the Hatfield Center for Marine Science, South Beach State Park, and water-serving uses at the marina, boat launch, and fishing pier.

Residents

South Beach is home to a relatively small share of Newport’s overall permanent population, but many residents may not be captured in official data.2

In 2020, the estimated population in South Beach was 961, and is projected to grow by 7% to 1,031 people in 2025.3 Newport overall has a population of 10,396, which is projected to grow by 4% to 10,803 over the same 5-year period. The full population base of South Beach may not be captured in official population estimates, because many residents are temporary, with a permanent address elsewhere.

§ South Beach’s population is generally older than Newport’s population, with a median age of 55 and compared to Newport’s 45.

§ The average household size in South Beach is smaller (2.04) than Newport (2.27). There are about 470 households in South Beach and 4,431 in Newport overall.

2 Those that live in transitory locations, such as RV parks and campgrounds, are not captured in the data. However, the Census Bureau has increased their efforts to include this population, and the 2020 Census should provide a more accurate picture of this population.

3 ESRI population data and projections based on US Census data for South Beach (Census Block Group 9512.002) and Newport (Place)

This section relies primarily on data from ESRI Business Analyst as well as South Beach State Park visitor data, and U.S.

Census On the Map data.

Appendix A: South Beach Refinement Plan – Opportunities and Constraints Report A-8

§ Households in South Beach have a higher median income than Newport overall ($80,093

vs. $50,062). Nearly 17% of South Beach’s population makes less than $25,000, while about 36% make over $100,000.

Student Housing

The Marine Studies Program at the Hatfield Marine Science Center is expanding its housing which will increase the number of residents that rely on alternative transportation options.

The Marine Hatfield Science Center, which currently has on-site housing for up to 100 students, instructors and researchers is expanding its housing to accommodate an additional 300 students off-site on a 5-acre property in the Wilder community which is outside of the tsunami inundation zone. As noted in stakeholder interviews, more than half the student population lack cars and are reliant on carpools, public transit, and biking/walking. These students currently must cross the bridge to access many services, including groceries and restaurants, which requires planning and coordination. Stakeholders indicated that to ensure student safety it is important to provide services that students can access via multimodal methods, including places where students can walk or bike that are nearby and well lit.

Wilder

Wilder is a growing community in South Beach that is attracting a younger, workforce-oriented population including families with children.

Wilder is a new neighborhood in South Beach that currently has forty houses as well as twenty-eight apartments and a commercial building. This neighborhood is designed to be a sustainable, walkable neighborhood that is developed in phases, with each phase being developed as the need for new housing grows. Twenty-six new houses are expected to be built in Wilder this year. However, it will likely be decades for full buildout. Wilder is attracting a wide demographic to South Beach, including younger, workforce-oriented couples and families with children. While outside of the Urban Renewal Boundary, residents of Wilder will contribute to and benefit from South Beach services.

Workers

South Beach has a diverse employment base. As of 2018, the US Census reported about 773 employees in the South Beach area. The top industry in South Beach is Educational Services, which makes up 19% of total jobs, mainly at the Hatfield Marine Science Center and the Oregon Coast Community College. Arts, Entertainment, and Recreation is the second largest industry followed by Manufacturing, Public Administration, and Accommodation and Food Services.

Rogue Brewery has its world headquarters in Newport which includes a two-story brewpub, a distillery, barrel works and a tasting room.

According to stakeholders, the brewery has an interest in expanding.

Appendix A: South Beach Refinement Plan – Opportunities and Constraints Report A-9

Exhibit 4. South Beach Employment by Industry, 2018 Source. United States Census On the Map, Census Block 9512.002

Sector/Industry Jobs % of Total Jobs

Educational Services 146 19% Arts, Entertainment, and Recreation 98 13% Manufacturing 94 12% Public Administration 88 11% Accommodation and Food Services 85 11% Retail Trade 58 8% Other Services (excluding Public Administration) 50 6% Professional, Scientific, and Technical Services 44 6% Wholesale Trade 27 3% Real Estate and Rental and Leasing 22 3% Construction 21 3% Transportation and Warehousing 14 2% Admin, Support, Waste Management and Remediation 14 2% Health Care and Social Assistance 10 1% Information 1 0.1% Agriculture, Forestry, Fishing, and Hunting 1 0.1% Total 773 100%

South Beach imports workers who may benefit from additional services proximate to their workplace. Most workers commute into South Beach from Newport and beyond. Given the stated expansion plans of several major employers, the number of regular daytime visitors is likely to increase. These workers may benefit from additional services proximate to their workplace.

Appendix A: South Beach Refinement Plan – Opportunities and Constraints Report A-10

Most workers in South Beach commute into the area for work.

740 people commute into South Beach for work, and 344 people living in South Beach commute out of the area for work. 33 people live and work in South Beach.

Exhibit 5. Commuting Flows, South Beach, 2018 Source: United States Census On the Map, Census Block 9512.002

73% of workers who commute from the north travel less than 10 miles to work compared to 16% to the south.

Exhibit 6. Distance/Direction from Home for South Beach Workers, Source: United States Census On the Map, Census Block 9512.002

About 42% of people who work in South Beach travel 10 miles or less to get to work About 30% of people travel over 50 miles to work in South Beach.

Exhibit 7. Distance from Home for South Beach Workers, 2018 Source: U.S. Census Bureau, Census On the Map.

42%

<10 mi

13%

10-24 mi

15%

25-50mi

30%

>50 mi

Appendix A: South Beach Refinement Plan – Opportunities and Constraints Report A-11

Marine Science and Research Employment

§ Hatfield Marine Science Center (HMSC) is Oregon State University’s coastal campus and functions as an oceanographic research base for six state and federal agencies.

According to stakeholder interviews, the center employs between 400-450 people although there are plans in place to expand the center which would increase the number of employees.

§ National Oceanic and Atmospheric Administration (NOAA) is a U.S. government agency that studies the conditions of oceans, the atmosphere, and major waterways.

Four primary NOAA-based research centers are located on the HMSC campus.

According to stakeholder interviews there are approximately 100 scientists and staff working at these centers with an additional 75 on NOAA ships.

§ The Oregon Coast Aquarium is a top tourist attraction and educational resource for the state committed to promoting ocean literacy, conservation, and animal rehabilitation.

According to Carrie Lewis, Oregon Coast Aquarium president and CEO, the aquarium typically employs around 100 people, with closer to 130 in the summer months. As of Spring 2021, the aquarium employed around 50 people, but numbers are expected to return to normal in the future.

Students

South Beach is a center for educational services within Newport. The Oregon Coast Community College (OCCC) serves around 2,000 students and 45 faculty.4 Of those students, 20% are full-time, and 80% are part-time. In addition, the Hatfield Center for Marine Science houses more than 300 students and researchers.5

Visitors

South Beach has several attractions and events that draw visitors to the area. Understanding what brings visitors to South Beach can help the Urban Renewal Agency invest in projects that will improve visitor experience in the future.

South Beach State Park

South Beach State Park attracts visitors year-round, with the highest number of visitors in July and August. November is typically the slowest month for park visitation. Nearly 100,000 people visit the park on average in July. The State Park also contains about 314 year-round campsites6

4 Oregon Coast Community College Fast Facts, 2018. https://oregoncoast.edu/wp-content/uploads/2018/04/FastFacts_040418c.pdf 5 Oregon Secretary of State Blue Book – Hatfield Center for Marine Science. https://sos.oregon.gov/blue-book/Pages/cultural/science-hatfield.aspx 6 Oregon State Parks website. Retrieved 5/05/2021 https://stateparks.oregon.gov/index.cfm?do=park.profile&parkId=149

Appendix A: South Beach Refinement Plan – Opportunities and Constraints Report A-12 and accommodates about 1,300 guests per night on weekends in the summer (June through September) and about 850 guests per night on weekdays.7

Exhibit 8. Average Monthly Visits to South Beach State Park, 2016 - 20198 Source: Oregon Parks and Recreation Department, visitation data

Port Facilities

The Port currently owns and operates a marina, boat launch, two RV parks, and a fish cleaning station. The RV parks contain 144 fully equipped campsites (many designed for large RVs) and 80 dry campsites. An interview with the Port indicated that many people stay the whole summer in the RV Park with the length of stay capped at six months. Many of those staying at the RV Park also have a boat and enjoy having the marina nearby with its approximately 522 slips. Much of the peninsula’s western side is covered by parking lots which serve recreational uses associated with the marina and RV park. These lots are also used for community events including the annual Seafood and Wine festival which attracts about 20,000 visitors per year.9 Parking is challenging in the area and becomes an even bigger problem during Halibut season and during the Seafood and Wine festival with people parking in nearby lots or along the road.

7 Goettel & Associates inc. 2013. Newport Safe Area “Safe haven Hill” Benefit-Cost Analysis Report. – While these numbers are from 2013, this was the most consolidated readily available data we could find, and conditions have not changed significantly.

8 2020 data was not included in the analysis due to COVID which caused variation in visitation patterns 9 https://www.coastexplorermagazine.com/features/newport-seafood-and-wine-festival-features-oregons-bounty

47,731

56,787

74,378

64,953 70,401 73,549

99,275

89,654

74,001

52,424

42,197

64,306

20,000

40,000

60,000

80,000

100,000

120,000

Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec

Appendix A: South Beach Refinement Plan – Opportunities and Constraints Report A-13

Oregon Coast Aquarium

The Oregon Coast Aquarium is a one of South Beach’s top tourist attractions as well as an educational resource, drawing between 375,000 and 450,000 visitors annually, 40,000 of which are students.10 The aquarium has plans to make capital improvements including adding a children's play area as well as increasing vantage points to the estuary and creating an amphitheater near the nature trail. They also have a new admissions annex currently under construction, which will allow for expansion of their lobby, cafe and bistro, exhibits and galleries which could draw more visitors throughout the year. A future phase of improvements, currently slated for 2022, will include the construction of a wildlife rehabilitation center south of the existing aquarium facilities along Ferry Slip Rd.

OMSI’s Camp Gray

OMSI’s Coastal Discovery Center at Camp Gray is a 20-acre marine science camp located adjacent to South Beach State Park. The camp provides residential three- or five-day experiences March 1st through Halloween with programs for 2nd graders all the way up through high school. The camp accommodates 3,000 to 5,000 students (and chaperones) annually with its busiest months April through May where it reaches its capacity of 150 visitors per night. The camp currently uses about half of its 20-acre property and would like to expand both its visitor and staff housing in the future.

Hatfield Marine Science Center

The Hatfield Marine Science Center also operates a Visitor Center which includes exhibits, hands-on activities, and other opportunities to learn about marine animals and coastal issues.

This Center attracts about 150,000 visitors annually.11

10 Stakeholders provided the annual visitation numbers. The number of students was retrieved from the Aquarium’s website on 5/10/2021 https://aquarium.org/about/ 11 Marine Science Center website. Retrieved on 05/12/2021 from https://seagrant.oregonstate.edu/visitor-center

Appendix A: South Beach Refinement Plan – Opportunities and Constraints Report A-14

3. Peninsula and US 101 Investment Area

This investment area is home to some of Newport's most visited institutional and recreational uses. The National Oceanic and Atmospheric Association (NOAA) located to the Peninsula in May 2011 and has made investments into the area including multi-use path improvements. It leases property from the Port of Newport and has the potential to expand onto more Port property. The Oregon Coast Aquarium was founded in 1992 and is currently undergoing capital improvements. The Hatfield Marine Science Center also has plans for expansion of its student base while the Port of Portland considers adding a permanent indoor/outdoor structure on the same land that the Seafood and Wine Festival takes place. Rogue, another staple on the Peninsula, leases land from the Port of Portland to operate a production facility and dine-in restaurant. Rogue is also interested in expanding on the site. Each of these plans for growth provide opportunities for South Beach, but also raise concerns about current capacity.

The Oregon Department of Transportation (ODOT) owns and maintains US 101 which runs through South Beach and is the main route in and out of the area. As the main road for tourists and trucks alike, the highway can become congested especially during the summer, and stakeholders noted numerous constraints turning left. Current work is underway to move a traffic signal to 35th St. to alleviate some congestion and provide a better route for trucks.

Signalization at 40th St. is also a high priority. Overall US 101 is the gateway into Newport, however the road lacks wayfinding and welcoming signage to make it appealing to visitors.

South Beach will continue to grow. Wilder has plans to expand with twenty-six houses being added this year and Camp Gray is also hoping to expand soon. This growth along with the growth of key tourist attractions and employment centers means that there is great opportunity to invest in the area. In each of the following sections, we provide a summary of key opportunities and constraints discussed in the stakeholder interviews, along with observations from the consulting team.

Summary of Opportunities and Constraints

Exhibit 9 highlights key opportunities and constraints of the Peninsula and US 101 investment areas based on stakeholder interviews and consultant team observations.

Appendix A: South Beach Refinement Plan – Opportunities and Constraints Report A-15

Exhibit 9. US 101/Peninsula Opportunities and Constraints Source: SERA Architects, ECONorthwest

Appendix A: South Beach Refinement Plan – Opportunities and Constraints Report A-16

Site Opportunity Existing Conditions 1 South Beach Gateway Opportunity. The connection from US

101 to Ferry Slip Rd. will be closed off, providing space to create a gateway into South Beach. This may require property acquisition to accommodate the desired development program and gateway features.

2 Traffic Signal Move. The traffic signal currently located at the intersection of US 101 and Anchor Way will be moved south to the intersection of U S 101 and 35th St. A new street crossing and multi-use path connection is also planned for this intersection.

3 New Traffic Signal Installation. A new traffic signal is planned to be installed at the intersection of US 101 and 40th St. to improve safety and ease of access to the Wilder Development, Oregon Coast Community College, and the planned OSU student housing development.

4 Aquarium Crossing Improvement Opportunity. There are several opportunities to improve safe access to the aquarium through pedestrian crossing improvements. Key opportunities include both entrances to the RV parking lot on Ferry Slip Rd.

and the crossing to the north entrance of the aquarium off of Marine Science Dr.

5 Landscaping and Pedestrian Amenity Improvement Opportunities. At the multi-use path trailhead along Ferry Slip Rd., there are opportunities to improve the landscaping, seating, waste receptacles, and other amenities like public art or interpretive signage.

6 Aquarium Arrival Experience & Secondary Gateway

Opportunity. Both the north and south arrival points for the aquarium could be improved to clearly alert visitors they are arriving at the aquarium.

7 Planned Trail Connection to South Beach State Park

There is a planned trail connection between the South Beach multi-use path and the trail system at South Beach State Park which would improve the overall connectivity of the South Beach area.

Appendix A: South Beach Refinement Plan – Opportunities and Constraints Report A-17

Site Opportunity Existing Conditions 8 Planned Trail Connection to Wilder Development/OCCC

The planned trail connection between the existing trail network and the Wilder area would improve accessibility of Wilder and the overall connectivity of the South Beach area.

9 Wayfinding Improvement & Secondary Gateway Opportunity

To improve area wayfinding, the exit ramp from US 101 onto Abalone St. could be a secondary gateway with wayfinding signage that clearly directs visitors to key South Beach destinations after they exit the iconic Yaquina Bay Bridge. In addition, the southbound gateway sign could be on the north side of Safe Haven Hill right after the Yaquina Bay Bridge.

10 Urban Renewal Agency Opportunity Site

This site is owned by the South Beach Urban Renewal Agency and provides an opportunity for development that serves the residents and visitors of South Beach. In combination with adjacent parcels, the area could serve as a gateway to South Beach.

11 Potential Multi-modal connection improvements to Wilder along 40th St. Along the south side of 40th Street, there is a gap in the multimodal path on 40th St. that could be improved.

12 Proposed Outdoor Event Space.

On its current dry camping area at its Marina RV Park, the Port of Newport has proposed investment in a large covered outdoor space that could house the Food and Wine Festival and other events.

13 Potential shared use path extension in Coho/Brandt

Infrastructure Refinement Plan. This ¼ mile path extension would connect to the existing system on SW Brant. The includes both street-adjacent paths and a segment through forested area north of SW 29th Street

14 Redundant water pipeline at Idaho Point. The only water pipeline serving South Beach was installed in 1973, which presents a significant water system vulnerability if the pipeline fails. As part of the 2008 Water System Master Plan, the City identified the need for 12” water pipeline to serve South Beach.

15. Potential trail connection between 40th St. and Mike Miller Park. Opportunity for a 1,600-foot path routed along the west side of the minor road between SE 40th St. and SE 42nd St., and extending through forested area to then link to the Mike Miller Park Educational Trail.

Appendix A: South Beach Refinement Plan – Opportunities and Constraints Report A-18

How can Agency investments promote a sense of place and visitor experience in South Beach?

Stakeholders identified opportunities to improve South Beach through an overhaul of the area’s visual identity, signage consolidation, and multimodal improvements. Opportunities exist throughout the study area but especially on the Peninsula and along US 101 to improve a sense of place and visitor experience in South Beach. Key challenges and opportunities are detailed below in Exhibit 10.

Exhibit 10. Key Challenges and Opportunities for Public Sector Investment – Stakeholder Feedback Key Challenges Initial List of Potential Agency Investments based on Stakeholder

Feedback Visibility of South Beach destinations from US 101

• Consolidate wayfinding signage, which is often confusing, to create a cohesive navigational assistance and South Beach branding.

• Catalyze redevelopment of City owned parcels and/or the US 101 Ferry Slip Road closure to create a southern gateway.

Traffic flow through the Peninsula is not straightforward

• Define Ferry Slip Rd. as a primary route through the Peninsula with a multi-use median, landscaping improvements, and additional/improved pedestrian crossings.

• Add to and clarify Aquarium wayfinding signage Billboards detract from sense of place and dilute the impact of visual gateway elements

• Buy out billboards to remove visual clutter.

Destinations are compelling, but there is little district-level sense of place

• Enhance multi-use trails to develop iconic and easily identifiable wayfinding elements that serve as connectors between the different areas/districts within South Beach.

• Potential non-Agency actions: public art investments Getting around as a pedestrian or cyclist can be challenging, with several unsafe crossings and a patchy path network

• Upgrade multi-use trails to improve circulation and safety for bicyclists/pedestrians and provide stronger wayfinding throughout South Beach. Integrating wayfinding signage and public art elements would help make these trails iconic landmarks.

• Potential non-Agency actions: public art investments Finding parking, especially during events

• Potential non-Agency actions: Shared parking strategies, limited paid parking on Peninsula lots

Limited activities for families/kids beyond the aquarium.

• Designate a site for a new soccer field in South Beach. Newport residents have been requesting soccer fields and there are no flat areas in Newport north of the bridge.

• Potential non-Agency actions: Promote a family-friendly environment by emphasizing family destinations with a focus on children’s activities.

Limited options for food/dining, especially during peak periods.

• Attract casual dining or grab and go options to South Beach.

Appendix A: South Beach Refinement Plan – Opportunities and Constraints Report A-19

How can the City emphasize a sense of place?

Several design elements can help to establish a distinct sense of place, including architectural style, landscape, and connection to unique ecological features. Reinforcing sub-areas through distinct design of buildings, pathways, gateways, and the landscape can help visitors navigate from place to place, while unifying pathways and gateways can help give a sense of arrival and interconnectedness to the area as a whole.

South Beach currently has multiple sub-areas with varying uses and character: the Peninsula with its working waterfront and major destinations like the Oregon Coast Aquarium, OSU Hatfield Science Center, and Rogue Brewery; OMSI Camp Grey and the tsunami refuge hill with its strong connection to the natural landscape; the Wilder development and Oregon Coast Community College (OCCC) which is set in a coastal forest setting; and the Newport Municipal Airport to the south.

Visitors access each of these sub-areas from US 101, an Oregon Department of Transportation (ODOT) facility, which is a primary auto and trucking route that connects coastal cities and towns in Washington, Oregon, and California. US 101 through South Beach is designed to move cars quickly and efficiently, and the adjacent properties along its length are largely one-story industrial structures surrounded by surface parking. Billboard advertisements are among the most visually prominent elements of the US 101 corridor and provide no sense of place or arrival. Currently, only standard roadway destination signage signals the approach to South Beach and its primary destinations.

US 101 northbound approaching the intersection with Ferry Slip Rd.

US 101 northbound approaching the intersection of SE 40th St., access to Wilder and the OCCC

Appendix A: South Beach Refinement Plan – Opportunities and Constraints Report A-20

While the design of US 101 itself remains within ODOT control and may be difficult to change, there are more immediate opportunities to improve adjacent properties and landscape elements in key locations and introduce new gateways to South Beach.

Opportunity Site at US 101/35th St.

The City-owned property at US 101 and SE 35th St. offers an opportunity to not only introduce needed uses/destinations in South Beach, but with its visually prominent location along US 101, it has the opportunity to become an iconic gateway and offer a sense of arrival for northbound travelers. The planned new signal and vehicular/multi-use path crossing at US 101 and SE 35th St. will reinforce the importance of this site. Gateway opportunities could be further enhanced with acquisition of the parcels south of the current opportunity site, extending the redevelopment and gateway area from 35th St. south to Ferry Slip Rd.

City-owned opportunity site at US 101 and SE 35th St. with new signal and street crossing

Appendix A: South Beach Refinement Plan – Opportunities and Constraints Report A-21

Gateways

Gateways are elements in the built environment that indicate entrance into a distinct and different area. They can take the form of unique buildings and development, landscape features, public art, signage, or literal gateway features. The opportunity site at US 101 and SE 35th St. offers a key opportunity for the introduction of a gateway in South Beach which could be enhanced with the acquisition of the southern parcels extending to Ferry Slip Rd., as well as the planned infill of the US 101/Ferry Slip Rd. connection which would eliminate the vehicular connection in that area.

Zipper Building - Portland, OR Distinct buildings can serve as gateway features and make the most of irregular lot shapes.

Downtown Wayfinding & Gateway Signage - Littleton, CO Signage at a variety of scales provides wayfinding for automobiles and pedestrians.

Wayfinding signs coupled with public art can serve as a gateway.

Gateway Sign - Hickory, NC Gateway signs can serve as a public art piece that incorporate the culture and identity of the community.

Arched Gateway Sign – North Kansas City, MO Arched gateway signs are a prominent way to signal arrival to a town or district, with design elements that reflect the identity of the community.

Appendix A: South Beach Refinement Plan – Opportunities and Constraints Report A-22

Multi-Use Path Improvements

In addition to US 101, the other primary access and connectivity element is the existing multi-use path. In many areas, the path is distinct from the sidewalks and approximately 6’ in width, allowing pedestrians and bicyclist use. There are a few locations where the pathway connections are needed, and other locations where improvements to the landscape and introduction of public art, and signage integration could enhance the path’s wayfinding elements. With these improvements, the multi-use path could connect the South Beach destinations while becoming an iconic wayfinding element and South Beach landmark.

Left: Existing multi-use path along Ferry Slip Rd.; Right: Indianapolis Cultural Trail is a 3-mile trail connecting Downtown Indianapolis with integrated art and landscaping.

Prominent identifying elements like wayfinding signage and public art would improve the navigability of South Beach, leading people to key destinations. More passive wayfinding elements like landscaping improvements and a cohesive pallet of other amenities (benches, trash cans, water stations, etc.) create a sense of place and make the path a safe, inviting, and active way to travel through South Beach. Educational signage, public art, and other elements could be incorporated along the path to create a sense of mystery and encourage visitors to further explore the area.

Low-maintenance landscaping and purposefully places amenities like benches create a distinct path edge that is easy to identify from other connections, creating a subtle wayfinding system.

Appendix A: South Beach Refinement Plan – Opportunities and Constraints Report A-23

Thematic, educational signage along the multi-use path provides a wayfinding opportunity and reinforces the identity of the area. Art elements could be integrated into the path itself or alongside the path to punctuate significant locations and destinations.

Appendix A: South Beach Refinement Plan – Opportunities and Constraints Report A-24

Potential Opportunity: Removing Billboards

There are several large billboards at the gateway to the South Beach area that have the potential to detract from any gateway investment or wayfinding projects. Having large billboard signage at US 101 and 35th St. will significantly detract from attempts to utilize that site as a visible gateway to South Beach and Newport as a whole for northbound travelers. The presence of billboards on the site may also deter development prospects. Working with property owners to identify possible buyout opportunities is one idea that emerged from the opportunities and constraints analysis.

Large billboards at US 101/35th St. intersection in South Beach.

Before and after outdoor signs were removed from development in São Paulo, Brazil.

Billboard removal in Poland has made way for the integration of public art.

Appendix A: South Beach Refinement Plan – Opportunities and Constraints Report A-25

What commercial development concepts along US 101 can best serve area residents, workers, and visitors?

South Beach lacks services for residents, workers, and visitors. Stakeholder interviews combined with market analysis reveal key service gaps that could be addressed on Agency-owned sites including grocery stores, gas stations, general retail, and restaurants.

Key Challenges

§ Residents/workers need to cross the bridge for everything - one key challenge identified by stakeholders was the limitation of having to cross the bridge to access services. This is a pain point for visitors and residents alike. One stakeholder noted that running an errand generally requires crossing the bridge which in the summer can mean 30 to 40 minutes added to a trip. Additionally, needing to cross the bridge for basic services presents a resiliency concern. If an earthquake or other event damages the bridge, people in South Beach could be unable to access basic needs.

§ A lot of traffic, especially on weekends/summer days - Traffic further limits mobility increasing the time it takes to commute or run errands. Limited ability to access options through walking/biking increases traffic congestion further. Additionally, limited parking, especially during events, leads to street parking and other challenges.

§ No gas station in South Beach - South Beach stakeholders noted the challenges of travelling across the bridge or south to Waldport for gas stations.

§ No place to buy groceries - South Beach Grocery, a mini market with limited food selection is currently the only grocery market in South Beach. Residents and visitors alike are forced to travel across the bridge to obtain groceries. This is especially challenging for those with limited access to cars which, as noted in section 2, includes 50% or more of the student population.

§ Few places for casual dining or grab-and-go food options - Residents and visitors have limited dining options. Current restaurant options are generally full service such as Rogue and may not be meeting the needs of those who need quicker options. Grab-and-go could appeal to boaters from the marina, RV park campers, and general visitors who are looking for a quick meal on their way to/from the beach and other destinations.

More casual dining such as a pizza parlor or taqueria may also be attractive to visitors and residents especially as the student population in the area grows.

Appendix A: South Beach Refinement Plan – Opportunities and Constraints Report A-26

Potential Development Concepts

Interviews and available data suggest unmet demand for additional retail.

Residents, employees, and visitors must leave South Beach for their retail needs and most basic services, including groceries and gasoline. A retail gap analysis (detailed in Appendix A) found that general merchandise stores, gas stations, health & personal care stores, clothing & accessory stores, and grocery stores are retail areas that might be beneficial to develop in South Beach. Stakeholders interviews further narrowed down potential concepts to:

§ A grocery store

§ A gas station

§ A general merchandise store

§ Casual restaurants (including grab and go options)

Where are opportunities for development in South Beach?

South Beach has several important potential opportunity sites for new development. All of the sites in the tsunami evacuation zone could be developed with commercial uses, while sites in the upland areas out of the evacuation zone (including near Wilder) could be developed with housing. Future demand drivers for the area include an increase in student housing, expansion plans for the Wilder residential area, and other sites that might draw new employers near the airport. These new residents and employees are going to drive a changing retail demand landscape.

One way to measure which locations might be ripe for an increased intensity of use is by looking at the ratio of site improvements to land value. Underutilized sites are focused on US 101 in the northern part of the URA. In addition, South Beach has a number of publicly owned properties which the City or other public sector partners could position as development catalysts for the area. These include the Agency-owned site at 35th Avenue and City-owned sites near the Municipal Airport.

Exhibit 11 provides an overview of developed, underutilized, and vacant sites in South Beach.

Site underutilization can be illustrated by measuring a site’s building improvements divided by its land value (per County assessor data) to get a ratio. If a building is assessed at $10,000 but the land is assessed at $100,000, the ratio would be 0.1, and the site would be considered underutilized.

Appendix A: South Beach Refinement Plan – Opportunities and Constraints Report A-27

Exhibit 11. Potential Development Opportunities

Wilder is expected to have a full build out of 1,500 units, but only ~100 units have been built

Several publicly owned sites near the airport could be positioned for development (see section 4)

Two sites near NOAA that currently house dredge spoils or vacant warehouses could be redeveloped for complementary uses

There is a cluster of vacant/underutilized sites on US 101 near the Agency-owned site at 35th St.

Limited industrial development could be possible on vacant sites near the airport

Appendix A: South Beach Refinement Plan – Opportunities and Constraints Report A-28

What are the opportunities and constraints for potential development concepts?

While commercial real estate data may be lacking because of an absence of development for many project types in Newport, stakeholders have indicated that there is interest in development in the South Beach area. Newport generally has low vacancy rates because it’s a destination location with very little new development, so space is constrained. This means that while there is opportunity to rent smaller spaces for retail or office, large spaces are challenging to find. Stakeholders have also indicated that there is limited industrial/quasi-industrial space available for rent. The opportunity site at US 101 and 35th St. is most suitable for retail and service-oriented concepts. The airport sites discussed in Section 4 are better suited for low intensity industrial uses. Other challenges include high construction costs. This is due in part to limited suppliers (e.g., asphalt has only one supplier in the Valley) and limited builders.

Stakeholders also indicated that the Newport lacks commercial real estate brokers.

Appendix A: South Beach Refinement Plan – Opportunities and Constraints Report A-29

Exhibit 12. Demand, Supply, and Operating Considerations for Potential Uses along US 101 Commercial Corridor

Demand Current Supply Operating Considerations Grocery Store • Students (limited mobility), residents, demand from the South for something bigger than 7-11 - Green Zebra, Grocery Outlet

• Closest full grocery stores are across the bridge

• Currently South Beach Grocery, a mini market, is the only grocery in South Beach

• Challenges with bringing in merchandise due to freight route (winding and slow) and traffic (tourists).

• Labor and seasonality

•…