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HomeMy WebLinkAbout10/10/2000 - Study SessionCITY OF NEWPORT BEACH City Council Minutes Study Session October 10, 2000 - 5:00 p.m. Present: Thomson, Glover, Adams, Debay, Ridgeway, Mayor Noyes Absent: O'Neil (excused) CURRENT BUSINESS 1. CLARIFICATION OF ITEMS ON THE CONSENT CALENDAR Council Member Debay asked that the Regular Meeting be adjourned in the memory of Beverly Nestande. Council Member Debay announced that she would be pulling Item No. 8, Planning Commission Agenda for October 5, 2000. 2. REVIEW HARDSCAPE PATTERNS AND MATERIALS FOR THE BALBOA VILLAGE PROJECT. Public Works Director Don Webb introduced Senior Civil Engineer Bob Stein, the project manager for the Balboa Village Project. Engineer Stein stated that there have been a series of planning meetings, with the focus being on the aesthetic elements that will be critical for the success of the project. He stated that he hoped to get guidance from the City Council at the current meeting on the proposed materials, patterns and colors being looked at for the enhancement of the streets and sidewalks. He stated that a site walk was done by City staff and representatives from Nuvis Landscape Architecture and Planning, the planner's for the project. Engineer Stein stated that they walked every street and selected specific locations for trees and streetlights, which resulted in specific street patterns for each of the streets in the project. Engineer Stein added that various materials were researched and samples of those that were found to be durable, wearable and maintainable were available at the current meeting. Perry Cardoza, Principal for Nuvis, stated that Nuvis has been working with the City for quite some time on the project and is looking forward to its implementation. He stated that various themes have been looked at for the area. Mr. Cardoza noted the illustrations on display, which showed some of the conceptual designs. He stated that they were interested in creating a pedestrian feel for the village through the pavement patterns, textures and colors. He stated that they wanted to be simple in construction and technology, while selecting something that would also age well. Mr. Cardoza noted the samples on display. He stated that research is also being done on the various sealants that might be used to protect the materials. Volume 53 - Page 620 INDEX Balboa Village Project (68) City of Newport Beach Study Session Minutes October 10, 2000 INDEX Using the illustrations on display, Mr. Cardoza stated that the recommendations for Balboa Boulevard include street trees and detailed colors and patterns in the pavement. He stated that the street is the gateway to the village, and might also include benches, accent pots, lighting and trash receptacles. He stated that they wanted to combine various elements into a logical organized format, and that accent tiles are also proposed to emphasize the pedestrian experience. Mr. Cardoza stated that other key elements to the site are a nearby intersection and Palm Avenue. Using the same color themes, he stated that they tried to create the pedestrian feel by replacing asphalt with color pavement from building face to building face. He added that this would include decorative tree wells and more detail in the sidewalks. Mr. Cardoza stated that Washington Street provided an opportunity to pick up on the flavor of what they are attempting to create. He stated that they wanted to pick up the brick elements of the Balboa Saloon and have the area become a pedestrian alleyway with minimal vehicular traffic. He stated that the color pavement from Balboa Boulevard would be carried through, giving the area its own subtle identity while still following the same color palette. Mr. Cardoza stated that they also looked at colors, tones and textures for the intersections along Balboa Boulevard that would fit into what is being done at the pedestrian level. He stated that they don't have specific recommendations for these areas yet, but will attempt to make selections that slow down traffic and provide a driving experience throughout the village. He stated that they may introduce another paver. Mr. Cardoza stated that they are proposing to provide a walking experience on Main Street, which is a challenge due to the high volume of vehicular traffic on the street. He stated that they are trying to encourage pavement from building face to building face with earth tone patterns, that blends with the rest of the village and really ties in the area from the Balboa Pavilion to the Balboa Pier as one lineal experience. Mr. Cardoza stated that different elements might be used in the pavement to make the walking experience more fun and interesting. Mr. Cardoza stated that one of the areas that has been more fun to create is the portion along Ocean Front. He stated that the direction will change in this area by having a little more fun with the pavement. He stated that they are proposing to have a wave pattern of blue colored accents within the concrete. He stated that it will create a fun theme. He added that each intersection will be a little different and a little more emphasized, with the hopes of drawing attention to the intersections and slowing down the bikers and drivers. Mr. Cardoza stated that the area along Ocean Front doesn't provide a lot of opportunity for landscaping because the hardscape is up against the building faces. He stated that they do propose adding a meandering wall to keep people from taking short cuts through the planters, and using bright colored, flowering plants and palm trees to create a garden feel and hide some of the aspects of the parking lot. Volume 53 - Page 621 City of Newport Beach Study Session Minutes October 10, 2000 INDEX Mr. Cardoza encouraged the Council Members to get a closer look of the illustrations on display. He stated that the important thing to note is the hues, explaining that there is a lot of consistency and continuity between the streets. He stated that it's subtle, but gives each street its own personality as well as.a village feel. He stated that the process is still evolving and amenities are still being looked at to help create and enhance the village atmosphere. Mr. Cardoza stated that he feels they are on the right track. Referring to the concrete treatment, Mayor Pro Tem Adams stated his concern about future utility work in the area that might require the removal of pavement and if the concrete would be replaced with similar pieces. Mr. Cardoza stated that the concrete proposed will include an exposed aggregate element and similar colors will always be available. He stated that they are proposing to begin with a weathered look, so that the project will mature with the concrete and won't get dated. For Mayor Pro Tem Adams, Mr. Cardoza stated that the color is integral and not applied on just the surface. He added that the cost will vary depending upon the detail, and would be from $10 to $13 per square foot. Council Member Ridgeway requested that Mr. Cardoza test the aggregate to make sure it is not slippery when wet. Mayor Pro Tem Adams asked if landscaping was being lost in the main parking lot with the proposed plan. Engineer Stein stated that the recommendation is to remove the palm trees in the interior of the parking lot, which will increase the number of parking spaces. Mayor Pro Tem Adams stated his concern for the expanse of pavement that would be created. Engineer Stein stated that screening elements will be added around the bus bays and along Ocean Front, plus palm trees will be added along the periphery of the parking lot. Assistant City Manager Sharon Wood added that two options were looked at when the studies to reconfigure the parking lot were done, which included keeping the landscaping within or moving it all to the periphery. She stated that workshops were conducted and the consensus was to move the landscaping to the periphery. Council Member Glover noted that it appears that quite a bit of money will be spent on pavement to get the colors and design desired. Mr. Cardoza stated that the pavement is a key element in creating the atmosphere. He stated that they are trying to create a walking experience. Mr. Cardoza noted that the regular gray pavement costs about $4 per square foot. Council Member Glover confirmed with Mr. Cardoza that pavement treatment was chosen instead of landscaping, because the space in the area is limited. Mr. Cardoza added that they have tried to maximize the use of landscaping where possible, but the smaller areas would just result in the landscaping being trampled unless the plants were potted. Council Member Glover confirmed with Mr. Cardoza that any potted plants would be watered by irrigation lines. Council Member Glover asked whose water would be used, whether it would be the City's or the individual businesses'. Mr. Cardoza stated that that kind of detail had not been determined yet. Volume 53 - Page 622 City of Newport Beach Study Session Minutes October 10, 2000 INDEX Council Member Glover confirmed with Mr. Cardoza that the pavement treatment would extend from building to building, resulting in the same material on the street and the sidewalk in some cases. Mr. Cardoza added that Balboa Boulevard would remain asphalt primarily in the street. For Council Member Glover, Mr. Cardoza stated that the end result could be characterized as comfortable or old, so that it blends with the existing architecture and the natural sand of the beach. He added that the introduction of color would be through the color tiles, and he would characterize those as artistic and creative. Mayor Pro Tem Adams confirmed with Mr. Cardoza that the replacement of sidewalks would not inhibit handicapped access to any of the businesses. Engineer Stein added that the proposed improvements would be from right - of -way to right -of -way. Mayor Pro Tem Adams pointed out that maintaining handicapped access is one of the most difficult parts of a project such as the one being proposed. He asked if the issue of maintaining handicapped access had been studied as a part of the process. Engineer Stein stated that it had been taken into consideration. Mayor Pro Tem Adams asked Mr. Cardoza's opinion of the concrete work and paving stone treatment currently in place at the Main Street intersection. Mayor Pro Tem Adams noted that he understands that something is planned for the intersection that will tie it in with the rest of the project. He stated that he likes the proposed concrete, but is concerned about future repairs in the area and the efforts of others to replace what might need to be removed or torn up. He stated that it will be a great deal of trouble. Mayor Pro Tem Adams asked if the entire intersection really needed to be replaced in the proposed project or if something else could be done. Council Member Ridgeway confirmed that the planters in the sidewalk areas would be removed and redone at the corners of the intersection. He added that the flatwork would be integrated with color. He stated that it would be very expensive to redo the entire intersection and would exceed the budget for the project. Mayor Pro Tem Adams stated that the existing design of the intersection is a mistake. Council Member Ridgeway stated that the proposed design for the intersection is a different concept than originally looked at. Mr. Cardoza stated that the improvements are right -of -way to right -of -way, and grades and doorways were considered. He stated that some areas include an alcove between the right -of -way and the doorway. He stated that he hoped that the property owners would incorporate the transition. Curt Herberts stated that the illustrations are excellent, and he realizes that a lot of time and effort has been put into the process. He asked if the streets with raised sidewalks would have concrete curbs or if the brickwork would be incorporated. Mr. Cardoza stated that the curbs and gutters would have the traditional detail, with the decorative paving starting behind the curb or Volume 53 - Page 623 City of Newport Beach Study Session Minutes October 10, 2000 INDEX in front of the gutter. Mr. Herberts stated that it would probably be sensible to have the concrete for the curbs and gutters. Mayor Pro Tem Adams pointed out that it is all concrete, and it's just the finish that changes. He added that the curb would not incorporate the finish. Mayor Pro Tern Adams asked if the curb and gutter would be colored. Mr. Cardoza stated that it would be nice if it could be colored, but it might be driven by the budget. He added that he doesn't feel the design would suffer if the curbs and gutters were left their natural color. Council Member Ridgeway stated that color adds an approximately 20% premium to a cubic yard of concrete. Mr. Herberts stated that palm trees are great, but when they get to be twenty to fifty feet tall, they look like telephone poles. He suggested that more than just palm trees be used, except for on Palm Street. Mr. Cardoza stated that one of the details being looked at is how plants at the pedestrian level can be incorporated. He stated that vines have been considered. Mr. Herberts commented on the eucalyptus trees on Balboa Island and how well they look on its main street. He further asked what the City was planning to do regarding assistance to property owners and how, for example, distasteful murals would be handled. Council Member Ridgeway noted the concern for the Emerald Forest's outside wall. He added, however, that the improvements being considered are public improvements only and nothing has been budgeted for private improvements or facade treatments. He stated that these are important components and are not being ignored. Mr. Herberts agreed that possibly group pressure could bring about some of the desired improvements to facades. Tom Hyans, President, Central Newport Beach Community Association, stated that the plan is a good plan and he feels that there has been consensus from the citizens in the Association, which includes property owners and residents between the Balboa and Newport piers. He asked that there be no net reduction of landscaping in the main parking lot and no increase in asphalt. He stated that more landscaping should be added. Council Member Ridgeway recalled that the previous study sessions looked at the various concepts for the Balboa Parking Lot and that the amount of landscaping was not reduced, only moved to the edges. He suggested that possibly a few landscape islands could be added, even though it would reduce the number of parking stalls. He stated that the proposed project requires Coastal Commission approval and the parking provided is currently net even for the entire plan. He said he could support losing a few parking stalls in the main parking lot if there is a way to add landscaping and irrigation. Virginia Herberts stated her concern for redoing the hardscape and losing some of the landscaping. She stated her support for adding pockets of landscaping where possible. Additionally, she stated that jasmine, for example, at the bottom of palm trees is not sufficient and will collect trash. Volume 53 - Page 624 City of Newport Beach Study Session Minutes October 10, 2000 INDEX She suggested that other alternatives be looked at. She stated that decorative hardscape should not take the place of plantings, and it would be worth any extra work to provide more plantings. Mr. Cardoza stated that the jasmine would be trained to grow as a vine and not as a groundcover, so that something at eye level is provided. He stated that the landscaping is important and any usable green space will be used, but the number of people that use the area has to be taken into consideration. He stated that color solutions and pots are being used to add color, while maintaining circulation through the areas. Mayor Pro Tem Adams asked if the southerly edge of the parking lot was left open to provide an unobstructed view of the beach. Public Works Director Don Webb stated that a small wall is in place, but there is concern for doing anything else since it may affect the view of the homeowners on the sidewalk. Elaine Linhoff asked if the proposed project removes parking spaces from Balboa Boulevard. Additionally, she asked if all of the existing trees on Balboa Boulevard and Main Street were being removed. Council Member Ridgeway stated that the plan is to integrate appropriate trees within the larger concept plan. Further for Ms. Linhoff, Council Member Ridgeway explained that the drawings are approximately 75% completed, it should go to the Coastal Commission within the next couple of months and construction should commence on October 1, 2001. He stated that a number of meetings have taken place with the Ad Hoc Committee to Promote the Revitalization of the Balboa Peninsula (PROP), the Balboa Merchants Association and homeowners associations. Ms. Linhoff stated that she didn't feel that the membership in her homeowners association was fully aware of the trees that are going to be removed and the parking spaces that are going to be lost on Balboa Boulevard. When Ms. Linhoff mentioned the parking availability in front of the drugstore, Council Member Ridgeway stated that two metered parking spaces would remain directly in front of the drugstore. Ms. Linhoff stated that she doesn't remember the ficus trees on Main Street being discussed and asked if they could remain under the proposed plan. Council Member Ridgeway stated that it would be inconsistent with the overall plan. City Manager Bludau added that the overall project will cost approximately $7 million and that invasive trees could possibly destroy the improvements planned. Ms. Linhoff stated that the sidewalks in downtown Balboa are not bubbled and the current trees have been there for over forty years. Council Member Ridgeway stated that the roots of the trees are invasive in the restrooms and every building on Main Street. Ms. Linhoff confirmed with Council Member Ridgeway that root barriers and root pruning have been done. Council Member Ridgeway stated that the input process on the plan has supported a new treescape. Ms. Linhoff stated that it seems as though the tree removal is being snuck in. Council Member Glover asked who the architects for the plan were. She Volume 53 - Page 625 City of Newport Beach Study Session Minutes October 10, 2000 I RI O DKI stated that for her to support the project, a single vision needs to be adhered to and a professional architect needs to be directing that vision. Assistant City Manager Wood stated that Ron Baers, Planning and Urban Design Resources, has been working on the project from the beginning. She stated that he did the conceptual plan for the revitalization of the village and is also involved in the more detailed design. In response to Council Member Glover's question, Assistant City Manager Wood stated that Engineer Stein in the Public Works Department would probably be the best contact if a Council Member wanted to discuss any problems with the project. She added that Engineer Stein is the project manager, which includes managing the various consultants and making sure that the project stays on schedule. Council Member Glover stated her concern that the $7 million project is not being directed by an architect. Assistant City Manager Wood stated that she understands the concern and that is why Mr. Baers was kept active in the process, so that engineering concerns would not override the architectural and urban design concepts. Mr. Baers stated that the team includes designers and engineers, and both the technical and aesthetic aspects are being addressed. He stated that the plan is the one that is the best for Balboa Village. He stated that they have made decisions on what aesthetic elements have to override engineering concerns and what engineering problems have to be resolved. He added that the materials chosen have taken cost, durability and looks into consideration. He stated that they've worked with local concrete experts. Council Member Glover stated that the City's projects should be more reflective of an architect's vision than good engineering. She asked if Mr. Baers will be proud of the project. He responded that he's been talking about this concept for over ten years, and he feels that the residents and the business community are in support of it, need it and will be proud of it. Mr. Baers added that the illustrations do not possibly depict the amount of greenery that will be in the area of the parking lot. He stated that the current planters don't really offer a lot of relief, but that the periphery plans should provide a buffer between the pedestrians and the parking lot. Mr. Herberts stated that the outhouse and the intersection at Bay Avenue and Washington Street have a terrible odor. Council Member Ridgeway stated that Psomas Engineers have conducted some studies and methane mitigation is being done as a part of the construction and reconstruction of the intersection. He added that it is within the budget and the improvements will not be done without mitigating the methane gas. Public Works Director Webb added that the restroom will be replaced. A member of the audience stated that the area should be made more beautiful and she agrees that Balboa Island is a good example. She thanked the City Council for moving forward with the project. Council Member Ridgeway suggested that Council Member Glover meet with Mr. Baers. He stated that the presentation at the current meeting was Volume 53 - Page 626 City of Newport Beach Study Session Minutes October 10, 2000 111,14101 D►V only intended to be informational and that the project has already been approved and budgeted for. He further suggested that design changes could be submitted to him directly. Lastly, he stated that he feels satisfied that it is an architectural plan, but does have engineering overtures. Council Member Glover stated her concern that Mr. Baers didn't make the initial presentation at the current meeting. PUBLIC COMMENTS - None. ADJOURNMENT - 6:10 p.m. The agenda for the Study Session was posted on October 4, 2000, at 1:45 p.m. on the City Hall Bulletin Board located outside of the City of Newport Beach Administration Building. Recording Sec ary Volume 53 - Page 627