HomeMy WebLinkAboutCENTRAL BALBOA CONCEPT PLANCENTRAL BALBOA CONCEPT
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CITY OF NEWPORT BEACH Hearing Date:
r p"I COMMUNITY AND ECONOMIC DEVELOPMENT Agenda Item No.:
v
O = PLANNING DEPARTMENT Staff Person:
33 o NEWPORT BOULEVARD
NEWPORT BEACH. CA 92655
(734) 644-32o ; FAX (7'4) 644-"
REPORT TO THE MAYOR AND CITY COUNCIL
PROPOSAL: Balboa Peninsula Revitalization Program Status Report
John Douglas
(714) 644-3230
SUMMARY: The PROP Committee has requested that the Council review the status
and priorities for the peninsula revitalization program.
SUGGESTED
ACTION: Review progress report for the past year and provide direction to staff
regarding priorities for the peninsula revitalization program.
Background
The Balboa Peninsula Planning Advisory Committee (BPPAC) was established by the City
Council in March 1995 to develop recommendations for improving the quality of development on
the peninsula. In late 1995 the BPPAC submitted a 15-point plan containing abroad range of
policy recommendationsto the City Council.
In early 1996 the City retained the firm Urban Design Camp to help develop a conceptual plan for
revitalizing the peninsula. As part of the Camp study approximately 20 public meetings and
workshops were held to gather input from peninsula residents, business owners and other
stakeholders in the community. In January 1997 the Camp report and recommendations were
submitted.
On January 20, 1997 the BPPAC presented its comprehensive Project 2000 report to the City
Council. The Council heard public testimony and continued the discussion to Pebruary 10. At that
meeting the Council identified a list of priorities and asked staff to develop a financing plan. On
April 28 staff presented financing and public outreach programs for Council consideration. At the
conclusion of that hearing the Council voted to establish the following priorities and direction:
1. Public outreach program
2. Parking management plan
3. Marketing and tenant recruitment study
4. Balboa Boulevard beautificationfeasibility study
5. Newport/Balboa Boulevard "mixmaster" feasibility study
6. Eliminate changes to Via Lido/32nd Street from father consideration
7. Entry statement and signage
8. Balboa Pier parking lot redesign
9. Sign inventory and ordinance
& 0
10. Eliminate considerationof forming a redevelopmentagency
11. Defer further study on relocation of moorings
12. Alcohol regulation and enforcement
13. Certification of the LCP
14. Strengthen derelict boat enforcement
Discussion
Almost a year has elapsed since the Project 2000 concept plan priorities were established by the
City Council. Since that time a number of items have been accomplished.
On July 28, 1997 the Council established the Promote Revitalizationof Our Peninsula (PROP) Ad -
Hoc Committee to oversee implementation of the peninsula revitalization program. The PROP
Committee has selected the parking consultant, held several public meetings, and taken a field trip
to other cities to learn more about successful revitalizationefforts.
In addition, the following steps have been taken:
• HUD has approved the City's Neighborhood Revitalization Strategy, enabling the use of
CDBG funds for peninsula improvementprograms
• The Municipal Code has been amended to allow parking meter revenues to be used for
neighborhood improvements other than off-street parking facilities
• The parking management study is underway
• Peninsula entry park and monument design is complete and design of a public sign program
is underway
• The peninsula sign inventory is almost complete
• A part-time code enforcement officer for the peninsula has been hired
• An alcoholic beverage outlet ordinance has been drafted and will be reviewed by the
Planning Commission in April
During the past few months some very productive discussions have been held by the PROP
Committee. Examples of successful revitalization efforts in other cities have been reviewed and
some specific suggestions have been made regarding the application of these techniques to the
peninsula. At the last PROP meeting the Committee noted that this is an appropriate time to review
progress during the past year and refocus priorities for the coming year. Some of the new ideas that
have been discussed include the following.
Main Street 4-Point approach Most revitalization programs use a variety of techniques to
address problems. One of the commonly used models is the Main Street Four -Point approach,
which recommends a comprehensive strategy that includes organization, design/physical
Page 2
improvements, economic restructuring and promotion. This model was developed by the
National Trust for Historic Preservation's Main Street program, and has been used by hundreds
of cities nationwide for over 20 years. The program stresses the importance of attacking
problems on all four fronts to maximize the chances of success. A detailed discussion of this
program was contained in the attached February 23rd report to the PROP Committee. Although
we are already using a variety of these Main Street techniques as outlined in the PROP report, the
program provides a useful structure for implementation efforts.
Balboa Theater. The PROP Committee has learned that anchor projects have served as a catalyst to
revitalization efforts in other cities. One such example is the live theater in Coronado, which has
had a major influence on the surrounding commercial district. The renovation of the Balboa
Theater could serve as a key anchor for the peninsula.
Si na e: New sign regulations were included in the list of Council priorities last year, but only an
inventory of existing signs was funded in the 97-98 budget. Problems with signs continue to be
cited and there is interest in strengthening sign regulations.
Adult business re ulg atiori Many residents and business owners have complained that adult -
oriented businesses hinder the City's revitalization and tenant recruitment efforts and have urged
the City to use its regulatory powers to control such businesses. Constitutional protections on free
speech limit the extent to which government can control such businesses, however.
Relocation of the Balboa branch library and fire station It has been suggested that relocation of the
library and fire station to downtown Balboa would create more pedestrian activity in the
commercial core, including Balboa Island residents who could take the ferry across and walk. This
increased foot traffic would benefit local businesses by bringing more local residents into the
village. A feasibility study would be required to determine the net cost of such a relocation, and
whether it would provide enough benefit to be considered for implementation.
Consider commercial property rezoning: One of the issues to be addressed in the peninsula
revitalization program is the amount of commercial space on the peninsula. Previous studies.
have noted that there is more commercial development on the peninsula thancan be supported by
local residents alone, and that many businesses have recently failed or are barely surviving. In
order to foster successful, high -quality businesses either the amount of commercial space needs
to be reduced or more visitors are needed to patronize local businesses. The BPPAC study
recommended policies to concentrate and upgrade business uses in the commercial core areas
and conversion of marginal commercial properties to other uses such as hospitality and
residential.
Design review program: Design review would enable the City to ensure that new construction is of
high quality and that new buildings or remodels are compatible with adopted plans.
Facade improvement loan/grant program: Many cities have used facade improvement loans or
matching grants as an incentive to encourage property owners to upgrade the appearance of their
buildings. Facade improvement loans/grants and design review can work well in combination with
public improvements to improve the appearance of an area.
Page 3
Encourage development of high quality anchor businesses at key locations In addition to public
and civic anchors like libraries and theaters, there are a few properties on the peninsula that have
the potential to support anchor -type facilities such as hotels and marinas.
Promotion A majority of the business improvement districts' budgets are devoted to marketing
and promotion activities. The City Council Finance Committee is currently considering
alternatives to improve BID administration, and also the allocation of a portion of business license
taxes to BIDS. These actions would strengthen the existing BIDs and also provide an incentive for
other commercial areas to form BIDs.
Recommendation
Review progress report and provide direction to staff regarding peninsula revitalization priorities.
Submitted by:
SHARON Z. WOOD
Assistant City Manager
Attachment
PROP Report of February 23,1998
F:\...\SHARED\BPRP\COUNCIL\REPORTS\98-03-09. DOC
Prepared by:
JOHN H. DOUGLAS, AICP
Principal Planner
Page 4
�Ewcogr CITY OF NEWPORT BEACH Hearing Uate:
C� 9� COMMUNITY AND ECONOMIC DEVELOPMENT Agenda Item No.:
Iz PLANNING DEPARTMENT Staff Person:
G
33 O NEWPORT BOULEVARD
NEWPORT BEACH, CA 92656
(714) 644•S20a, FAX (714) 644*3250
REPORT TO THE MAYOR AND CITY COUNCIL
PROJECT: Balboa Peninsula Planning Study/Project 2000
SUGGESTED
ACTIONS: Receive public comments.
Project Status
February
Sharon Z. Wood
(714) 644-3222
Review Balboa Peninsula Planning Advisory Committee
(BPPAC) recommendations.
Accept the BPPAC recommendations with appreciation to the
Committee for beginning the process of revitalizing the
Peninsula, and direct staff to schedule additional review to
follow up with detailed study of individual recommendations.
Direct staff to prepare a community outreach strategy
coordinated with BPPAC; to begin implementation of the
following immediate steps: parking management plan, Balboa
Pier Parking Lot improvements, LCP amendment and
certification, tenant marketing plan, alcohol policies, derelict
boat ordinance; and to develop a Peninsula Revitalization
Financing Program.
The Balboa Peninsula Planning Advisory Committee (BPPAC) presented the results of its study,
Project 2000, at a City Council study session on January 20, 1997. The staff report summarizing
BPPAC's report is attached for the Council's reference. At that meeting, the Council also
received a summary report from Urban Design Camp, the planning consultant retained by the
City to prepare a conceptual plan for the Peninsula. The City Council continued the matter to
February 10, to discuss implementation of the study's recommendations. There has been
additional public review and discussion of the study since January 20, by a subcommittee of the
Economic Development Committee (EDC) and at a community meeting conducted by BPPAC at
the American Legion Hall on February 3.
The EDC subcommittee is supportive of BPPAC's recommendations in general. They have
some concern that implementation could have some undesired effects on the City's economic
development efforts, especially the permit streamlining efforts initiated by the EDC, and wish to
be involved in the development and review of specific implementation programs. The
subcommittee had more concern with the background and plan development sections of the
BPPAC study, including some revenue, cost and crime statistics, and the extent of impacts from
the charter boat industry and alcohol related businesses.
A group of approximately 275 people attended the community meeting on February 3. Several
speakers agreed with the Committee's assessment that the Peninsula needs improvement, and
expressed appreciation for BPPAC's work and overall support for its recommendations.
However, there was considerable concern with regard to potential taking of private property,
including businesses, homes and moorings, especially if a Redevelopment Agency were to be
formed. Other concerns included the elimination of parking along Balboa Boulevard, especially
in the residential area of Central Newport, the elimination of a left-tum lane to Via Lido and the
conversion of a travel lane to diagonal parking, the addition of a traffic signal at Washington
Street, and the conversion of Marina Park to uses other than the existing mobile home park.
The City and BPPAC also have received several letters regarding the study, and these are
attached for the CounciFs information.
Community Outreach
BPPAC has started a community outreach program with the meeting on February 3, and contacts
with community associations and the media. Because the study has such a comprehensive scope
and the public is unclear as to the details of the revitalization program and how it could affect
them, it is essential that community outreach efforts continue as the City Council reviews the
study as a whole and as the plan evolves with more detailed studies. Staff is recommending
Council direction to prepare a community outreach strategy to be coordinated by City staff and
BPPAC members. Possible tools to be considered in this program include a Peninsula
newsletter, cable television programs, and additional meetings with interested groups.
Priorities
BPPAC's priorities are listed on page 54 of their report. The top three priorities are as follows.
Balboa Boulevard beautification, including signage program and elimination of on -street
parking.
2. Parking management, including new facilities in Lido Town Center and improved access
via 32nd Street.
3. Improved traffic circulation, especially at Newport/Balboa Boulevard merger.
Staff is in general agreement with the Committee as to the top three priorities, understanding that
more detailed studies and additional public review are needed before they can be implemented
fully. The attached Implementation Schedule is intended to give the City Council an idea of how
implementation of the recommendations could occur. It lists projects in priority order by area of
staff responsibility, taking into account financing and scheduling considerations as well as
BPPAC's priorities. The schedule reflects what we believe to be the cost (or staff effort)
Page 2
required for each project, to the extent it can be estimated at this time, and the time frame in
which it can be implemented. It should be noted that no construction costs have been estimated
for new parking facilities or the Newport/Balboa Boulevard merger without completing more
detailed studies. Five years are depicted on the schedule for consistency with the City's capital
projects planning process, although staff recognizes that not all of the major recommendations
can be implemented within that period. Staff expects that this schedule will be refined as more
detailed studies are done and we develop the Peninsula Revitalization Financing Program
discussed later in this report.
The work done by Urban Design Camp, which is the basis for many of BPPAC's
recommendations, is at a conceptual level. For those recommendations, especially those
concerning circulation changes, more detailed study is needed to determine if they are feasible
from an engineering, legal and/or financial point of view, as well as acceptable to the
community, before the City makes any decisions to implement those changes. For those
projects, the first'action proposed by staff is a feasibility study. Some recommendations,
however, can be fully implemented more quickly, and staff believes they can have an immediate
and positive impact on the Peninsula.
Immediate Steps
As stated in the report for the study session of January 20, staff believes the development of a
parking management plan, as described in detail in the attached project descriptions, should
have a very high priority. This is consistent with BPPAC's recommended priorities, and will
address one of the most serious concerns expressed by the community. This project, estimated to
cost $125,000, can be funded from the Off -Street Parking Fund, which has a current balance of
approximately $1.75 million. Staff is recommending that the Council direct us to prepare a
Request for Proposals from parking consultants and a budget amendment to appropriate funds for
this project in the current fiscal year. The Off -Street Parking Fund also can be used for
development of a resident parking permit program and meter changes as recommended in the
parking management plan, and staff is recommending that $50,000 be considered for this work
next fiscal year.
Improvements to the Balboa Pier Parking Lot are included in the Central Balboa Specific Area
Plan adopted in 1994, and are a high priority in the BPPAC plan for Balboa Village. This is a
key project to complete before street, sidewalk and landscaping improvements to Balboa
Boulevard in Balboa Village can be made, because it will provide the parking needed to replace
on -street spaces eliminated for additional sidewalks and landscaping. The project can be funded
from the Off -Street Parking Fund. Staff recommends that design be considered in the 1997-98
capital budget and construction in 1998-99.
Staff is meeting with Coastal Commission staff this month to begin discussing amendments to
our Local Coastal Program (LCP) resulting from the Balboa Peninsula Planning Study and
certification of the LCP. Certification is an existing goal of the City, and on the work program
for the Planning Department. It is expected that this work by in-house staff will continue into the
next fiscal year.
Page 3
Funding for development of a marketing plan in preparation for professional tenant recruitment
services also is available in this fiscal year, partially from the economic development capital
projects budget and partially from proceeds of the EDC golf tournament. We have a consultant
proposal for preparation of this plan, and both staff and EDC members have met with the
consultant and are satisfied that he is well qualified to perform this work. Staff is recommending
Council approval to prepare a budget amendment and contract for these services.
Staff has begun work on new policies and regulations to address the concerns regarding alcohol
related businesses. A revision to the City Council Policy on the determination of convenience
and necessity, and an amendment to the Zoning Code pertaining to alcohol related businesses
have been drafted and circulated for public review. The Council policy is scheduled for the
meeting of February 24. Following Council adoption of these documents, staff intends to
develop locational criteria specific to the different commercial areas in the City. This work can
be done by in-house staff during the remainder of this and the next fiscal year.
The issue of derelict boats has aesthetic as well as fiscal implications for the City, as these
vessels are used commonly to transfer a mooring without the City's knowledge or consent.
Removal of derelict boats also will create the opportunity for improved use of City moorings. A
new ordinance is required for the City to take action to remove derelict boats. Staff is
recommending Council direction to prepare such an ordinance in 1997-98.
Recommendations for Further Stud
Marina Park is currently the subject of a market study by the City. This study was undertaken
because City Council Policy requires the City to maximize its returns on City income properties
and land that is granted to the City as a public trust by the State. In addition, this property's lease
expires in 2000, and in order to make an informed decision the City must determine the market
value of the property. In the course of determining market value through the appraisal process, it
has been determined that most of the property is on State Tidelands. As such, the State Lands
Commission has advised the City that year-round residential use is not permitted on the tidelands
portion of the site. The market study is expected to be completed this fiscal year.
Balboa Boulevard beautilleation is one of BPPAC's highest priorities, and some of these
improvements are also included in the Central Balboa Specific Area Plan. Because there are
questions as to whether some on -street parking can be eliminated to facilitate more extensive
landscaping, particularly in the Central Newport area, staff is recommending that a feasibility
study of this project be considered in the 1997-98 capital budget. Design and construction of the
project through Balboa Village, consistent with results of the feasibility study, is recommended
for consideration in 1998-99. Design and construction of the remainder could occur in phases in
later years.
The elimination of one left -turn lane to Via Lido, conversion of a travel lane to diagonal parking,
and widening of 32nd Street as the primary access to Lido Isle was the highest priority of the
Lido Village workshop group. This proposal also has drawn a great deal of public comment, as
well as staff questions as to its engineering feasibility. Staff is recommending that a feasibility
study of this proposal be completed in 1997.98 before any further work is done. If the City
Page 4
Council were to decide to implement this recommendation, it would be well to coordinate it with
the planned widening of Newport Boulevard from 30th to 32nd Street, to be funded through
Measure M. The schedule for the widening project is for design in 1997-98, acquisition in 1998-
99, and construction in 1999-00.
The Newport/Balboa Boulevard merger is one of BPPAC's top three priorities, and the highest
priority for the McFadden Square area. This is a complex area, and any new merger must be
designed in a way that does not reduce parking or other facilities that are now available to
businesses in the area. Staff is recommending a feasibility study in 1998-99.
Locations for public dinghy docks cannot be determined without further study by Fire & Marine
Department staff. This study is recommended for next fiscal year, with construction to be
considered in future capital budgets if suitable locations are identified.
The proposal for a Harbor Commission needs further study on the scope of the commission's
responsibilities and how it would function with or replace other entities with authority in harbor
matters. Study of this proposal is recommended for 1997-98, with preparation of enabling
documents to follow if appropriate.
Moorings are governed by Federal statutes, and research is needed with regard to the City's
ability to remove or relocate moorings. More detailed study of alternate locations and benefits
from making changes also is needed. With current staffing levels and work responsibilities in the
City Attorney's office, staff is recommending that consultant funding be considered in 1997-98.
Financing
Staff has been able to identify funding sources for an initial portion of the study's
recommendations, and a funding source has not been identified for significant projects such as
new parking facilities, Balboa Boulevard beautification, Newport/Balboa Boulevard merger, sign
code amendments and amortization, and additional code and charter boat enforcement.
Implementation of a significant amount of the study's recommendations will require that funds
be transferred from other programs currently funded through General Fund revenues or new
funding be secured. A key recommendation is for the City Council to direct staff to prepare a
Peninsula Revitalization Financing Program immediately. The City's success with this
program will be an important factor in how quickly the study's recommendations can be
implemented. Some of the possible components of this program are identified in the discussion
below.
In recent years, the City has been using a majority of its Community Development Block
Grant (CDBG) for modifications to City facilities to comply with the Americans with
Disabilities Act (ADA). Much has been accomplished in this area, and the City can now
consider other uses of these funds. Staff is preparing a Neighborhood Revitalization Strategy to
provide for the use of CDBG funds on improvements to the Peninsula, and will present that
proposal to the City Council with the CDBG program in March.
Page 5
The current year's budget includes $30,000 for a study of the feasibility of establishing a
redevelopment agency for the Balboa Peninsula. This study would include an analysis of
physical and economic conditions on the Peninsula to determine whether they meet the State
requirements for establishing a project area. It also would include an analysis of potential
benefits to the community from tax increment revenue that could be used for infrastructure
improvements, and additional abilities to direct land use and tenant mix and consolidate
properties to facilitate revitalization. This will be important information for the City Council to
have before making a decision on whether to establish a redevelopment agency. With BPPAC's
recommendation to consider an agency, staff is recommending Council direction to proceed with
the feasibility study immediately.
Business Improvement Districts (BIDS) are being used in some areas of Newport Beach and
nationwide as a way for businesses to assess themselves for programs and improvements to
enhance the business environment. Staff is working with businesses in McFadden Square,
Cannery Village and Lido Village to establish one or more new BIDs.
The Off -Street Parking Fund has a current balance of approximately $1.75 million, because it
has been used only in very limited ways over the last several years. Staff is recommending that
this balance be used to develop a parking management plan and improve the Balboa Pier Parking
Lot, which will reduce the balance significantly. The annual revenue to this fund is $250,000,
and the balance needs to build before it can be used for major projects. It may be possible to
increase the revenue stream to this fund by actions including increasing parking rates and
extending hours of parking charges. These possibilities should be analyzed in the parking
management plan and the Peninsula Revitalization Financing Program.
Conclusion _
The Balboa Peninsula Planning Study and Project 2000 have resulted in a great deal of interest
within the community. This offers the City Council the opportunity to hear the views of a wide
variety of interested parties, and take actions that are supported by the community and can
succeed in improving the Peninsula. To facilitate public review of the study and participation in
its implementation, staff should be directed to develop a community outreach strategy
coordinated with BPPAC. Staff also recommends that the Council direct staff to begin
implementation of the six items listed in this report as immediate steps: parking management
plan, Balboa Pier Parking Lot improvements, LCP amendment and certification, marketing plan,
alcohol policies, and derelict boat ordinance. Finally, staff is recommending Council direction to
prepare a Peninsula Revitalization Financing Program to enable the City to implement additional
recommendations of the study.
SHARON Z. WOOD
Assistant City Manager
-Z:
Attachments
Page 6
BPPAC IMPLEMENTATION SCHEDULE
11996-97 ,1997-98 11998.99 1999.00 2000-01 •2001-02 Total
I
STREETSCAPE, PKG & CIRC
i
Parking Management Plan (1)
Plan development $125,000;
Res permits & meter changes i
$50,OOO:
I
$125,000
I $50.000
New facilities construction (2) •,
i I
Balboa Blvd Beautification
Feasibility study
Design & construction - Balboa Village)
Design & construction - remainder
Design entry statements & signs
Entry statement &sign installation
$100,000
1 $200.000
$25,000•
_ $40,0001
$200,0001
$40,000
I i $1001000
I $200,000
$200,000' $200,000! $600,000
! $25,000
1 i $80,000
I 1
Balboa Pier Lot & Main St (1)
Design I
Construction
$100,000
$500,000.
$100,000
$500,000
I'
Via Lido/32nd St I
Feasibility study ;
! $20,OOO1
I $20,000
Alignment and design
1 $75 000r3,0,
I
$75,000
Right-of-way acquisition (3)
! $1.500,000,
$1.500,000
Construction
! i $500,OOO1 $500,000
Newport/Balboa Blvd merger
I I
,
I
Feasibility study
$25,0001
$25,000
Design
$125,000
$125,000
Construction (2)
I
Lido Village Triangle
Staff time
I $0
Cannery Village Circulation
Staff time
$0
Subtotal $125.000
$370.000, $2.265,0001 $865,000;
$200.000 $200,000 $4.025,000
I I
I
LAND USE & DEVELOPMENT
LCP Certification
Amendments per BP Planning Study i
;Staff time
Coastal Commission, process ;Staff time !
'
i
I !
Sign Regulations
Inventory of existing signs
$5,000'
$5,000
Ordinance preparation
$40,000
I i. $40,000
Amortization (sinking fund) !
I $5,000! $5,OOOi
s5,000 $5,000 $20,000
(1) Off-s'
(2) Cons
(3) Fund
(4) Partlu
(5) Requ
1886•f7 1H7.9f
lfff•ff
1f89.00
2000-01
2001-02
Total n
1
Tenant Mix (4)
Markel study
Recruitment services
s50,000
330,000
s30,1100;
130,000
I I
$30,0001
$30,000,
550,000
$150,000
r'�T
Specific Plans -
Staffums
Staff time
Property Maintenance Side
'Staff time
Short-term Rental Zones
m
Start time
Design Standards
I
Start time
Subtotal
$50,000 $75,000
$35.0001
$35,000
535,000
535,000
s285,000
SECURITYlALCOHOL
Alcohol Policies
Staff Um* '
Enforce Permit Conditions
I
r
Addiional code enforcement slag
540,000
$40,000
$40,000
540,000'
$40,000
$200,000
i,
Rental inspections
Staff time
i
I
!
Subtotal
i $40,000
$40,000'
s40,000
540,000
$40.000
$200.000
,
BAY MANAGEMENT
Charter Boat Regulallorlt
Additional staff overtime
$4,500
S4,500
$4,500• $4,500!
$4,500
$22,500
Additional County enforcement (5)
i
I
r
Public Docks
!
Location stud
Staff Ume-
t
Dodreonsbuctlomi
5100,000
5100,000
$100,000
$100.000
$400.000
'
I
Derelict Boats
Slert time
Harbor Commission
Scope I
I Staff lime !
i
Ordinancetresolution preparation
i Staff time
Moorings
I $50,000
I
$50,000
Subtotal
$54,500
$104,500
$104,500
5104,500
$104.500
$472.500
(1) off-street Parking Fund
(2) Construction estimates after feasibility and design studies
(3) Funding with Newport Blvd. widening
(4) Partial funding from EDC Golf Tournament proceeds
(5) Requires negotiation with Orange County
BPPAC IMPLEMENTATION SCHEDULE
I
�
i
•1996.97
1997-98 1998.99 1999-00 2000-01
2001-02 :Total
FINANCING/IMPLEMENTATION iI
CDBG
,Staff time Staff time Staff time Staff time
Staff time
i
i
Redevelopment Agency
_ $30,000• $100.000
$130.005
BIDs
iStaff time
I I
I
Parking Districts
;Staff time :Staff time
I
Subtotal
$30,0001 $100,000 0 01 0
01 $130,000
TOTAL
1 $205.0001 $639.5001 $2.444,500; $1,044,500' $379,500:
$379,500 $5,092,500
(1) Off-street Par
(2) Construction
(3) Funding with
(4) Partial fundin,
(5) Requires neg
BPPAC IMPLEMENTATION SCHEDULE
PROJECT DESCRIPTIONS
Streetscape Parking and Circulation
Parking Management Plan: Address preference for residents, time and cost
management, shared parking for businesses, charter and OCTA bus access and
parking, remote parking and shuttle, reconfiguration of Bay Avenue parking, and
reconfiguration/consolidation of parking zones (Peninsula -wide)
2. Balboa Boulevard Beautification: Reduce center divider parking, add trees in
median, widen sidewalks and bike lanes (McFadden Square to A Street), replace
parking in new garage(s) at Cannery Village and McFadden Square, and provide
Peninsula entry statements and directional and City Hall signs (Peninsula -wide,
Cannery Village, McFadden Square, Balboa Village)
3. Balboa Pier Parking Lot and Main Street: Reconfigure parking lot, improve
circulation in the area and restrict Main Street south of Balboa Boulevard to
pedestrians (Balboa Village)
4. Via Lido/32nd Street: Eliminate one lane on and one left -turn lane to Via Lido,
provide diagonal parking on Via Lido, and improve 32nd Street as primary access
to Lido Isle (Lido Village, Cannery Village)
S. Newport and Balboa Boulevard Merger: Realign merger, reconfigure
parking at McFadden Square, and eliminate one-way pair between 26th and 30th
Streets (Peninsula -wide, McFadden Square)
6. Lido Village Triangle: Abandon Vias Oporto and Malaga, and improve village
triangle (Lido Village)
7. Cannery Village Circulation: Improve pedestrian and vehicular circulation
(Cannery Village)
Land Use and Development
1. LCP Certification: Amend LCP to reflect adopted BPPAC recommendations and
apply for Coastal Commission certification (Peninsula -wide)
2. Sign Regulations: Inventory existing signs, prepare and adopt revised sign
regulation's, and amortize non -conforming signs (Peninsula -wide)
173
3. Improve Tenant Mix: Contract for study of tenant mix Peninsula -wide and by
district, and for recruitment services(Peninsula-wide)
4. Specific Plans: Review specific plans and amend as necessary to conform to
BPPAC recommendations re: concentration of commercial use in village cores,
expansion of residential use, encouraging bed & breakfasts in transitional areas,
preservation of marine sales and service uses, discouraging heavy industrial and
long-term boat storage, upgrading commercial uses, and providing visual and
physical access to the Bay (Peninsula -wide)
5. Property Maintenance Standards: Adopt stronger standards for private property
maintenance, e.g., trash cans, building and sign maintenance (Peninsula -wide)
6. Short-term Rental Zones: Prepare and adopt Zoning Code amendment to
disallow short-term rentals in primarily full-time, single family occupancy areas
(Peninsula -wide)
7. Design Standards: Prepare and adopt design guidelines and a design review
process for private development (Peninsula -wide)
Security/Alcohol
1. Alcohol Policies: Prepare and adopt code amendments that regulate the service of
alcohol compatible with surrounding uses, including location restrictions that
recognize the number of establishments and their impact on a geographic area
(Peninsula -wide, Cannery Village, McFadden Square)
2. Enforce Permit Conditions: Audit and enforce conditions on existing use
permits (Peninsula -wide)
Rental Inspections: Prepare and adopt ordinance creating an annual inspection
program for short-term rental units (Peninsula -wide)
Bay Management
Charter Boat Regulations: Redirect existing staff resources, increase
overtime, and amend Mooring Administration Agreement with Orange County to
provide enforcement (Peninsula -wide)
2. Public Docks: Determine locations for public dinghy docks, and phase
construction (Peninsula -wide)
3. Derelict Boats: Prepare and adopt ordinance requiring the removal of derelict
boats from moorings (Peninsula -wide)
4. Harbor Commission: Study feasibility and scope of commission and possible
consolidation of other committees on related issues, and prepare and adopt
ordinance/resolution to implement (Peninsula -wide)
S. Moorings: Research Federal statutes regarding City's ability to removelrelocate
moorings to improve circulation and provide visitor moorings near villages
(Peninsula -wide)
Financing/Implementation
1. Community Development Block Grant: Establish Peninsula as target area and
prepare Neighborhood Revitalization Strategy to allow use of funds for circulation
and streetscape projects and business assistance programs
2. Redevelopment Agency: Contract for study of redevelopment feasibility, and
establish project area
3. Business Improvement Districts: Establish McFadden/Cannery BID, and work
with both BIDS on funding for business area improvements, marketing and tenant
recruitment
4. Parking Districts: Consolidate/reconfigure parking districts to provide funds for
Peninsula parking improvement projects
CITY OF NEWPORT BEACH
City Council Minutes
Adjourned Regular and Regular Meeting
February 10, 1997 - 4:00 p.m.
INDEX
ROLL CALL
Present: O'Neil, Thomson, Edwards, Hedges, Glover, Noyes, Mayor Debay
Absent: None
1. BALBOA PENINSULA PLANNING ADVISORY COMMITTEE BPPAC
(BPPAC). Project 2000 (24/68)
City Manager Murphy explained that the staff report is a follow-up to the
January 20, 1997 Study Session at which time the Balboa Peninsula
Planning Advisory Committee (BPPAC) presented their recommendations.
Two reports were presented, the Urban Design Camp report, and Project
2000, A Planning Vision for the Balboa Peninsula from the committee.
He said staff has attempted to take the list of recommendations and
condense them into something more manageable so the Council can review
the individual recommendations. He said staff tried to identify the
components in sequence using the priorities established by BPPAC in
conjunction with other projects that may be in the works or in the planning -
stages that may run in tandem with recommendations included in the
report. He explained that this is the beginning of the process to identify
what needs to move forward immediately, in the moderate- and long-term.
Staff has attempted to put some numbers to some of the issues, however
some of them are difficult to quantify without completing the up -front
feasibility studies.
Assistant City Manager Wood reiterated that the plan is a long-term vision
and concept plan for the peninsula, and Council is not expected to take
action on all of it at once.
She said that the first recommendation is that staff and the committee
continue a community outreach program in order to get input as the plans
are developed with more detail, so that nothing is implemented before it is
completely reviewed. She said some of the items are immediate steps and
may be able to be undertaken within this fiscal year or next fiscal year.
They include the parking management plan, which is viewed as a
comprehensive plan to study the residential permit program, permits for.
guests of residents, pricing consideration to make shopping areas more
convenient and accessible to shoppers, and also the possibility of moving
parking places around. The changes to the Balboa Pier Parking Lot can be
made immediately and have been talked about for a number of years. The
changes should be made before work is done to beautify Balboa Boulevard
within the Balboa Village area, because it is expected that parking spaces
will be gained in the Pier Parking Lot and thus will allow more flexibility for
the sidewalk and landscaping improvements on Balboa Blvd. Another
6
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City Council Minutes
February 10,1997
recommendation for immediate action are amenamenw to cae LMal %'QR5M
Program for consistency with the plan and also the certification of that
program. The certification effort has been on staffs work program for a
while and has also been a priority of the Economic Development Committee
because once it is accomplished more things can be approved through the
City review process. Staff also believes a marketing plan should be started
that would lead into a professional tenant recruitment program. Another
area that is already being addressed and should continue is the alcohol
related policy. Another one of the immediate steps is the adoption of an
ordinance to deal with derelict boats. She said there are a number of other
recommendations that staff believes need quite a bit of further study before
it is known how to proceed with them. The first of those recommendations
deals with Marina Park. She explained that there is already a study
underway by the City that is separate from the BPPAC effort and it needs to
be completed before any decisions can be made. The other areas that may
require additional study are the changes to Via Lido and 32nd Street, the
mixmaster, the creation of a Harbor Commission, and relocation of moorings.
She noted that the dollar amounts on the implementation schedule are all
estimates and there may be some changes to the schedule based on
realignment of priorities.
She said staff is recommending that immediate action be taken to develop a
peninsula revitalization financing program. Some of the areas that have
been identified that may be included are the Community Development Block
Grant (CDBG) program, which is a federal grant the City receives every
year. Staff also feels it would be worthwhile to explore the feasibility of a'
redevelopment agency to provide additional financial help with public
improvements, some possible assistance with greater tenant mix control or
consolidation of properties for revitalization efforts. She said staff is working
with businesses in McFadden Square, Cannery Village and Lido Village to
establish one joint Business Improvement District for those areas, or
perhaps separate ones. The off-street parking fund has a current balance of
$1.75 million and is built up because it has been used in limited ways. The
annual revenue to that fund is only $250,000 but there may be ways that it
can be increased by reviewing the parking fees and the hours of
enforcement.
In response to Council Member Glover, Ms. Wood explained that the parking
management study will look at preference for residents, time and cost
management and pricing changes and anything dealing with removal of
parking will be dealt with through the feasibility studies for the various
street improvements.
Council Member Hedges said there have been some misunderstandings with
respect to the status of Marina Park and explained that Marina Park has
been the subject of a separate staff study for the lost couple of years. The
lease expires at the end of 1999, therefore the status of the property is in
question since it has been determined that the property is located in state
tidelands, which changes the status and private use of it. The work that
BPPAC did with respect to Marina Park was visionary in the aspect of
potential uses for the property if it were available.
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City Council Minutes
February 10, 1997
Motion by Council Member Hedges to confirm that the Marina Park status
and negotiations remain at the staff level until such time as the staff
recommendation is ready to be transmitted to the appropriate City Council
committee for alternative recommendations to the City Council.
City Manager Murphy explained that this issue goes back quite some time in
terms of prior lease discussions, which were basically held in abeyance since
an agreement was not reached. He said a study is about to be completed in
terms of what the alternatives might be in terms of the use of the site in
conformance with City Council.policy to evaluate the highest and best use of
City income properties. Recently a meeting was held with two
representatives from Marina Park to discuss the specific issues and at .the
conclusion of the discussion staff made a commitment to schedule a meeting
with Mr. Curtis Fossum, State Lands Commission, to discuss the status of
the property as tidelands, the restrictions that entails and the alternatives
for the City and the residents.
Mr. Murphy explained that the City has leases with each of the tenants on
the site and there are provisions within the 1985 lease which state .that the
City Council intends to convert Marina Park to a public recreation area upon
expiration of its lease. The City Council found that it was in the best
interest of the City to enter into the lease because the lessees agreed that the
City has the right to convert Marina Park into a public recreation area upon
the expiration of the lease, or shortly thereafter, without payment of
relocation benefits or other forms of assistance to persons displaced due to'
conversion.
The motion carried by the following roll call vote:
Ayes: ONeil, Thomson, Edwards, Hedges, Glover, Noyes, Mayor
Debay
Noes: None
Absent: None
Abstain: None
Mayor Debay opened the public hearing and requested that speakers limit
their testimony to the items addressed in the staff report.
Frances Bury, 106 Via Undine, spoke against the removal of the island strip
of businesses on Newport Blvd. from 30th to 26th and any redevelopment of
the area. She requested that the center strip be left as it is, the storm drains
be repaired, the utility lines undergrounded, and conditions on use permits
be tightened up.
Dayna Pettit, 1741 Plaza del Sur, commended the committee for their
efforts, however voiced concerns about Balboa being referred to as a "slum."
She said the report includes many of the same issues that the downtown
group has already identified, such as the parking management plan. She
pointed out that the cafe ordinance has been adopted, the streets and
sidewalks have been widened, one of the buildings has received a facelift,
"Zip)
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City Council Minutes
February 10,1997
i`t:#A
a new cart ordinance is
Christopher Sutton, 35 E. Union MC, Pasadena, attorney hired by Frances
Bury to oppose redevelopment, urged the Council not to spend any money on
redevelopment and to stop all consideration of redevelopment. He explained
that his practice specializes in killing redevelopment projects throughout the
state. He asked the Council to vote to remove the possibility of
redevelopment from this concept.
William C. Fundenberg, Jr., 808 W. Balboa Blvd., noted that a lot of
improvements have already occurred in the areas discussed. He said people
have voluntarily improved their properties at their own expense and the
land use changes have resulted in more owner-occupled residences, more
year-round tenancy, and improvements in the land usage. He said he isn't
sure how the sidewalks can be widened without taking portions of people's
property.
Bob Pone, 6314 Henderson Place, Santa Ana, said he has a boat on a
mooring that is part of the proposed change and he hopes the boat owners
are given ample time to react to any proposed plans. He spoke In favor of
the proposal to revitalize the peninsula and he said the plan should offer
more public facilities (picnic areas, parking, restrooms, aquatic center,
maritime museum, etc.).
Evelyn Hart spoke against spending $50,000 to study the moorings, as well
as the City's ability to remove or relocate the moorings.
Alex Ascencios, 821 W. Balboa Blvd., Junior Sailing Director at Newport
Harbor Yacht Club, spoke in favor of the redevelopment of Marina Park, or a
portion of it, as a marina to allow more access for the public.
Norman Johnson said he has had a boat in Mooring J for ten years and it is
not a derelict boat and he believes the City already has ways to enforce
maintenance or removal of derelict boats without passing any new
ordinances. He voiced concerns for the bird life that live in that area and
stated that the environmental impact should be considered when dealing
with derelict boats.
Ted Barry, 409 Holmwood Drive, voiced concerns about the speed of things,
the methods that the Council will use, and the possibility of losing a portion
of their property. He also said he knows there are problems with derelict
boats, however they do serve a purpose. He said the $60,000 slated to be
used for studying the moorings should be used instead to work with the
cities upstream from Newport to deal with the debris that comes from the
end of the sewer pipe.
Howard Norris said he is concerned about the business improvement district
and noted that he has not been contacted about this issue and asked who
staff is working with.
Louise Fundenberg, 808 W. Balboa Blvd., said that the removal of parking
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City Council Minutes
February 10, 1997
along Balboa Blvd. to widen the street in order to plant trees will take away
parking for her guests. She said trees should be planted to improve the area,
there needs to be more community outreach, and the parking problem on the
peninsula should be addressed.
Bill Ficker, 522 W. Ocean Front, said that he found a report he wrote in June
of 1987 regarding planning issues, entitled Civilized Planning for
Civilizationand a lot of the same issues were addressed. He said he
believes the City now has the leadership to study these issues, he views the
BPPAC report as a road map to provide a forum to discuss the issues and it
provides a lot of opportunities and priorities. Two of those opportunities are
the beautification and the traffic management and they should be the
highest priorities. He said he was involved in the area of beautification of
Balboa Blvd. and noted that it is not the intent to widen the street to take
property, but to only widen the sidewalks by a couple of feet to make them
more comfortable and to provide a place to plant trees. He said it was not
the intent to take all of the parking out of the center, however selectively
thin it down.
Barbara Barnard, 1100 W. Bay Avenue, spoke in support of regaining control
of the harbor from the County and governance by a Harbor Commission
which would include one representative from each of the yacht clubs, as well
as other knowledgeable people, and they would report to the Newport Beach
City Council. The goal for that commission would be to limit the size and
number of the tour boats in the harbor and to develop and enforce hard and
fast rules for live -a -boards in the bay. She spoke in support of the idea of
clustered parking and limited street parking between 3:00 a.m, and 5:00
a.m.
Curt Herberts, 2290 Channel Road, Balboa, said that the BPPAC report
should be named the "B-Back" report because a lot of what is in it has been
before the Council previously. He said that redevelopment is a disaster for
the people who are in the redevelopment district because it reduces property
values tremendously.
Lee Gilliland, 1134 E. Balboa Blvd., requested that a diagram be provided on
where moorings will be removed.
Jim Wasco, 2200 Newport Blvd., said that after discussing the traffic
circulation on Newport/Balboa Blvd. with Jack Camp, he is comfortable with
the plan, however questioned how it will be handled in the future. He said
that $125,000 is a lot of money for a parking management study and voiced
concerns with increasing rates on metered parking and the hours of
enforcement.
Will Longyear, 216 Via San Remo, said that whatever plan the Council
comes up with has to be relatively practical, painless and economical. He
spoke against diagonal parking and stated that the parking fees for
structures should be the same as on -street parking. He asked the Council to
spend money on beautification, improvements to the infrastructure and
undergrounding of utilities.
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City Council Minutes
February 10,1997
Elaine Limhoff said that the whole study is based on a false assumption that
the peninsula is so bad that it needs radical changes to fix it. She said the
cost to fix Balboa Blvd, is too high in terms of the hardship it would cause to
the residents who live along that strip. She suggested that the money be
spent to widen the boardwalk to separate the bicyclists and skaters from the
pedestrians. She spoke in support of the beautification program and
undergrounding of the utilities.
Ned Parsons, speaking on behalf of Villa Rentals, 120 - 32nd Street,
addressed the hospitality section of the report and explained the efforts he
has made to attract Japanese tourists to the area.
Bob Roubian said the City`s primary concern has always been parking,
increased parking and traffic and urged the Council to put parking and
traffic as the priorities over beautification.
Mayor Debay closed the hearing.
Council Member Hedges thanked the members of BPPAC for their efforts in
drafting the report.
Motion by Council Member Hedges to direct staff to prepare a community
outreach strategy coordinated with BPPAC and to begin implementation of
the following steps: 1) parking management plan; 2) Balboa Pier Parking
Lot improvements; 3) Local Coastal Program amendment and certification;
4) tenant marketing plan; 5) alcohol policies; 6) derelict boat ordinance; 7)
drafting of sign ordinance; 8) development of a Peninsula Revitalization
Financing Program; 9) elevation of the priority of the mixmaster and
combination of the feasibility study for Via Lido/32nd Street and mixmaster;
and 10) to continue further study and feasibility studies as budgeted this
year (if appropriate) of the recommendations for further study as outlined in
the staff report.
In response to concerns raised by Council Member Glover, it was explained
that the motion only authorizes the creation of a financing program to
identify sources of funding, and the timing of the financing for the various
phases of the proposal.
Discussion ensued about the undergrounding of utilities and comments were
made about allocating money to fund the undergrounding in the absence of
an assessment district. Council Member Hedges clarified that adoption of
the motion states clearly the adoption of the highest priorities as set forth by
BPPAC with respect to the parking management plan, the improvement to
the Balboa Pier lot, the Local Coastal program and community outreach.
Substitute ,notion by Council Member Thomson to remove and deal with the
Via Lido/32nd Street issue separately. The motion carried by the
following roll call vote:
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City Council Minutes
February 10,1997
Ayes: Thomson, Glover, Noyes, Mayor Debay
Noes: O'Neil, Edwards, Hedges
Absent: None
Abstain: None
The main motion with the Via Lido/32nd Street issue removed as per
the substitute motion carried by the following roll call vote:
Ayes: O'Neil, Thomson, Edwards, Hedges, Glover, Noyes, Mayor
Debay
Noes: None
Absent: None
Abstain: None
Motion by Council Member Thomson to remove the Via Lido/32nd Street
issue from the primary list of goals. The motion failed by the following
roll call vote. -
Ayes:
Thomson, Glover, Noyes
Noes:
O'Neil, Edwards, Hedges, Mayor Debay
Absent:
None
Abstain:
None
The main motion carried by the following roll call vote:
Ayes:
O'Neil, Thomson, Edwards, Hedges, Noyes, Mayor Debay
Noes:
Glover
Absent:
None
Abstain:
None
SAN JOAQUIN HILLS TRANSPORTATION CORRIDOR TRAFFIC
COUNTS.
City ager Murphy explained that this report was generated as a result
of Counci irection to staff to undertake a study of the traffic counts before
and after the`5pQning of the San Joaquin Hills Transportation Corridor.
Russell Zaplac, Trans rtation Corridor Agency, distributed copies of the
y tra c (ADT) summary, a centralized set of numbers
weekday average dali
which concentrates on the rod in the City. He explained that the TCA
sponsored a study to determine hRN he opening of the San Joaquin toll road
would impact traffic within the area. nerally speaking, he said the TCA
believes the corridor is very successful. corridor has taken 50,000 trips
per day off the local arterials (PC H and 40 there have been massive
improvements on Laguna Canyon Road; PCH sout Newport Coast Drive
has dropped 16%; and there have been drops of more ttfNv,1,000 vehicles per
day in the areas denoted by green on the chart. Traffic 63h ewport Coast
Drive has dropped, however the traffic on some of the primary a erials (San
Joaquin Hills Road, San Miguel Drive, Marguerite and a portion o wport
Coast Drive closer to the corridor) has basically remained unchanged. T11,kre
has been a slight increase (1800-2000 cars per day) on San Miguel near
Volume 51 • Page 89
SJHTC
Traffic Counts
(85)
I�
dr�wf CITY OF NEWPORT BEACH Hearing Dates
COMMUNITY AND ECONOMIC DEVELOPMENT Agenda Item No,:
PLANNING DEPARTMENT Staff Person:
Mw NEWPORT BOULEVARD
NEWPORT BEACH, CA 900
(r4) 644.3200; PAY (74) 644'3150
REPORT TO THE MAYOR AND CITY COUNCIL
Sharon Z. Wood
(114) 644-3222
PROJECT: Balboa Peninsula Planning Advisory Committee (BPPAC)
Report and Recommendations
SUGGESTED
ACTION: Receive reports and recommendations from Urban Design
Camp and BPPAC, and schedule discussion or implementation
for a study session in February
BACKGROUND
The Balboa Peninsula Planning Advisory Committee presented its IS Point Plan to the City
Council in July 1995. As the first step to implementation of that plan, the City Council approved
a contract with Urban Design Camp for preparation of a concept plan in March 1996.
The Camp study was based on an extensive public participation process, with workshop groups
consisting of six to nine individuals appointed by the Council for each of the four districts or
villages on the Peninsula: Lido Village, Cannery Village, McFadden Square and Central Balboa.
The workshop groups met at least three times each during the Spring, Summer and Fall of 1996.
As a result of input from district workshops, independent research, and professional experience,
Jack Camp made a series of recommendations, which are included in the Balboa Peninsula
Planning Study, incorporated into the attached report prepared by the BPPAC. The Committee
undertook its own review of the Camp recommendations, and did further study in areas such as
Bay management, resulting in the recommendations in the Committee's report.
p
DISCUSSION
Major Findines
The BPPAC report reviews the history of the Balboa Peninsula, and reaches conclusions about
current conditions. The Peninsula has a strong marine heritage, and has drawn fishermen,
recreational boaters, summer residents and beachgoers. Over time, the area has experienced a
transition to year-round residential use while the visitor uses have continued, and there has not
been comprehensive planning to ensure the compatibility of these uses. There has been an
emphasis on expeditious movement of cars, to accommodate both resident and visitor, but this
has been at the expense of aesthetics and the environment for pedestrians and bicyclists. Parking
supply has been addressed, but there has not been a plan to provide for the convenience of
residents, their guests and shoppers. There is more commercial space than can be supported by
residents alone, and marginal commercial space is used by businesses that are seasonal and do
not promote a quality image for the Peninsula. A large number of alcohol related businesses
have been allowed in response to market demand, but they have not been regulated sufficiently to
prevent police problems and impacts on residents. As a result, the Peninsula is not as attractive
as it could be to both residents and quality visitors. The City does not derive as much revenue as
it could with upgraded commercial uses to serve residents and quality visitors, and the City
expends resources on police activity instead of planning, infrastructure and beautification.
The BPPAC believes that residential and visitor uses can co -exist on the Peninsula, with proper
planning. The Committee views the Bay as the area's primary tourist attraction, and an asset that
can be used to attract quality visitors if it is well managed. Other areas in which improvements
are recommended include circulation, aesthetics of both public and private improvements,
parking management, the hospitality industry, and balance and quality of commercial uses.
Policy Recommendations
BPPAC is making policy recommendations in three areas: Community Image, Land Use and
Economics, and these policies are reflected in their action -oriented recommendations. The
Community Image policies communicate the Committee's vision for the Peninsula as a quality
community for residents and businesses; a destination for families, visiting boaters and day users
to enjoy the resources of the beach and Bay; and a place with a reputation as a quality
environment, rather than one that tolerates pollution, litter and excessive drinking. The
remaining policies build on this vision. The Land Use policies focus on a balance of residential,
commercial and visitor serving uses, and respect for the environmental constraints of the
Peninsula. The Economic policies focus on covering the costs of visitors with revenues derived
from them rather than from local residents and businesses.
District Recommendations
The following discussion summarizes the district specific recommendations that are most
important to the respective workshop groups.
Page
Lido Village
The most important recommendation from this district is to establish Via Lido as a pedestrian
friendly shopping street. This involves converting the street parking to diagonal, eliminating a
travel lane in each direction on Via Lido, eliminating one left -turn lane from Newport Boulevard,
and establishing 32nd Street as the primary access to Lido Isle.
Cannery Village
This district is most concerned with land uses and pedestrian and vehicular circulation. The
workshop participants wish to recognize the mixed use nature of the area, preserve its traditional
marine service businesses (without incompatible heavy industrial uses), and restrict bars and
nightclubs so that the existing residential uses are not unduly impacted. They agree with
establishing 32nd Street as the major access to their village as well as Lido Isle, and give a higher
priority to pedestrian over vehicular circulation within the village.
McFadden Souare
The highest priority for this district is reconfiguring the merger of Newport and Balboa
Boulevards, and improving parking in conjunction with such a project. Maintaining the historic
building pattern in the core area is also important.
Central Balboa (Balboa Village)
In the course of the study, this district decided on a new name that will help identify it as a
unique area 3n the Balboa Peninsula and distinct from Balboa Island. Improving aesthetics and
the pedestrian environment are the most important recommendations from this district. The
locations to which these recommendations apply are Balboa Boulevard, the Balboa Pier parking
lot, Main Street, Bay Avenue, and the Bayfront.
Snecial Studv Areas
In addition to the four districts on the Peninsula, BPPAC identified three sites that they
recommend be studied further as opportunities for recreational, hospitality and residential
development. Marina Park is recommended as a community recreation center with water sports,
junior sailing, visitor boating facilities, etc. The Southcoast shipyard property (Bayfront, 22nd to
24th Streets) is considered an opportunity for a hotel and marina with visitor boating facilities.
The recently begun conversion of the Lido Peninsula site to higher quality residential use is one
that the Committee believes should continue, along with visitor serving commercial uses and
access for visiting boaters.
Peninsula -Wide Recommendations and Implementation
Most of BPPAC's recommendations apply Peninsula -wide. They include improved aesthetics
and infrastructure, realignment and beautification of Newport and Balboa Boulevards,
reconfiguration and better management of parking resources, additional regulation of short-term
Page
residential rentals, rehabilitation and redevelopment of under -performing commercial areas,
improved Bay planning, and increased security and alcohol regulations.
To assist the City Council in discussing implementation of the BPPAC recommendations, staff
has prepared the attached list, which includes descriptions of the work needed to be done for
implementation. The projects are grouped by area of responsibility to assist with budget and
schedule discussions. Within each area, the projects are listed in what staff believes to be the
priority order, based on their importance to BPPAC, potential for meaningful positive impact on
the Peninsula, the ease and cost of implementation, and the staff resources available to undertake
them. We are preparing cost estimates and a five-year implementation schedule for the Council's
consideration in February.
Streetscape, Parkin and Circulation
Staff believes the highest priority project in this area is the development and implementation of
a parking management plan. Parking is a significant concern to residents as well as businesses
on the Peninsula. This subject received considerable discussion at the district workshops, a
management plan was recommended in the 1995 study by Linda Congleton, and this has been a
priority for the Economic Development Committee. The management plan should address issues
including preference for residents, time and cost management, bus access and parking, and
remote parking and shuttle service. In addition, the BPPAC has recommended, transfer of
Balboa Boulevard spaces to Cannery Village and McFadden Square, and
reconfiguration/consolidation of parking zones. Staff believes that all of these parking issues are
related, and one comprehensive plan is needed. Due to the complexity of the issues and the high
number of staff hours to complete this study, outside assistance will be required. With a
consultant, staff believes a comprehensive plan can be developed in the next fiscal year, but we
expect implementation to occur incrementally over a period of several years following
development of a management plan.
Peninsula entry statements, improvements to the Balboa Pier Parking Lot and Main Street, and
beautification of Balboa Boulevard in Balboa Village are projects that staff believes can be
implemented quickly for immediate impact. The Via Lido and 32nd Street project can be
scheduled to coincide with the planned, widening of Newport Boulevard between 30th and 32nd
Streets, and to avoid motorist confusion during reconstruction of the Arches interchange.
Although improvements to Balboa Boulevard west of Balboa Village and the Mixmaster are
important to BPPAC and staff, they probably need to be scheduled later in an effort to spread
cost and staff effort evenly over time. Staff supports considering eventual elimination of the
Newport Boulevard one-way pair, but we believe it involves significant land redevelopment
issues, and cannot be addressed seriously until such time as a redevelopment project is proposed.
Both the Lido Village triangle and Cannery Village circulation projects will involve work with
property owners to develop consensus on how best to implement them.
Land Use and Development
The two projects that staff believes can have the most impact in this area are improved sign
regulations and a more appropriate tenant mix with which we can target business recruitment
Pago",
,,3
efforts. Certification of the )vocal Coastal Program is also very important (not just on the
Peninsula, but Citywide) to provide quicker processing for developments that can benefit the
community.
Security/Alcohol
The City already has efforts underway in this area. Following up on the City sponsored
workshop on alcohol beverage regulation in July 1996, staff has prepared a draft Alcohol
Beverage Outlet Ordinance, which we will begin to review with interested groups next month.
One of the problems staff hopes to address with this ordinance is the lack of City review
authority when the operator of an establishment changes. A likely follow-up to the ordinance
will be the development of location restrictions designed for various geographic areas in the City,
with the Balboa Peninsula as the first priority. Additionally, staff is preparing an amendment to
the City Council policy regarding determinations of convenience and necessity for alcoholic
beverage licenses in ` overconcentrated" areas, which will affect the Peninsula primarily.
Bay Management
Following up on the finding that the Bay is the primary asset and tourist attraction of the
Peninsula, BPPAC is recommending that the City become more involved in this area than in the
past, and establish a Harbor Commission as a single body to deal with Bay management issues.
Specific recommendations include increased City oversight of charter boat operations to lessen
impacts on residents and other recreational users of the Bay, as well as changes in mooring and
docking facilities to reduce congestion and provide more convenient visitor facilities.
FinancingAmplementation
There are costs associated with implementing the Balboa Peninsula Planning Study, and it is
important to identify resources that can be used to ensure its implementation without ignoring
other City priorities.
The City currently has parking district funds that can be used for projects such as the parking
management plan and its implementation. BPPAC is recommending the reconfiguration or
consolidation of parking zones so that revenue from the Peninsula can be used to make needed
parking improvements on the Peninsula. Staff believes that studying the benefits of
reconfiguration should be included in development of the parking management plan.
The Community Development Block Grant (CDBG) is a resource that the City has not used for
economic development purposes in the past. Staff has investigated this possibility, and it appears
that the Peninsula can qualify as a "target area." With this designation, CDBG funds can be
used for some of the public improvements recommended by BPPAC as well as for assisting
businesses that will reinforce the desired community image.
A Redevelopment Agency would provide the City with an important new tool to assist with
revitalization of the Peninsula. Both BPPAC and staff see the use of redevelopment powers to
assist with targeted site assembly, tenant mix and business assistance. As the Peninsula improves
Pagoe
�a
and experiences new development and increased property values, a Redevelopment Agency
could also be a source of funds for public improvements and business assistance.
Finally, the BPPAC has recommended that the City expand fee programs to derive more revenue
from visitors to cover the costs of their impacts on the area.
CONCLUSION
At the outset of the Balboa Peninsula Planning Study, the City Council directed that it be a
results -oriented study and not merely another report. Throughout the study, BPPAC, Jack Camp
and staff have tried to make practical recommendations for improvement of the Peninsula, and
especially to include some projects that can have an immediate impact. Staff is prepared to begin
implementing these recommendations, and is suggesting that the Council schedule another study
session to discuss implementation in February.
SHARON Z. WOOD
Assista t City Manager
Attachments
r
Pages
SUMMARY OF FINDINGS AND RECOMMENDATIONS
BPPAC PROJECT 2000
BACKGROUND
The Balboa Peninsula Planning Advisory Committee presented its 15 Point Plan to,the
City Council in July 1995. As the first step to implementation of that plan, the City
Council approved a contract with Urban Design Camp for preparation of a concept plan
in March 1996.
The Camp study was based on an extensive public participation process, with workshop
groups consisting of six to nine individuals appointed by the Council for each of the four
districts or villages on the Peninsula: Lido Village, Cannery Village, McFadden Square
and Central Balboa. The workshop groups met at least three times each during the Spring,
Summer and Fall of 1996. As a result of input from district workshops, independent
research, and professional experience, Jack Camp made a series of recommendations,
which are included in the Balboa Peninsula Planning Study, incorporated into the
attached report prepared by the BPPAC. The Committee undertook its own review of the
Camp recommendations, and did further study in areas such as 'Bay management,
resulting in the recommendations in the Committee's report.
The Urban Design Camp and BPPAC Project 2000 reports are available in the Planning
Department and City Clerk's offices at City Hall and in all Newport Beach libraries.
MAJOR FINDINGS
The BPPAC report reviews the history of the Balboa Peninsula, and reaches conclusions
about current conditions. The Peninsula has a strong marine heritage, and has drawn
fishermen, recreational boaters, summer residents and beachgoers. Over time, the area
has experienced a transition to year-round residential use while the visitor uses have
continued, and there has not been comprehensive planning to ensure the compatibility of
these uses. There has been an emphasis on expeditious movement of cars, to
accommodate both resident and visitor, but this has been at the expense of aesthetics and
the environment for pedestrians and bicyclists. Parking supply has been addressed, but
there has not been a plan to provide for the convenience of residents, their guests and
shoppers. There is more commercial space than can be supported by residents alone, and
marginal commercial space is used by businesses that are seasonal and do not promote a
quality image for the Peninsula. A large number of alcohol related businesses have been
allowed in response to market demand, but they have not been regulated sufficiently to
prevent police problems and impacts on residents. As a result,,the Peninsula is not as
attractive as it could be to both residents and visitors. The City does not derive as much
revenue as it could with upgraded commercial uses to serve residents and visitors, and the
City expends resources on police activity instead of planning, infrastructure and
beautification.
BPPAC believes that residential and visitor uses can co -exist on the Peninsula, with
proper planning. The Committee views the Bay as the area's primary tourist attraction,
and an asset that can be used to attract quality visitors if it is well managed. Other areas
in which improvements are recommended include circulation, aesthetics of both public
and private improvements, parking management, the hospitality industry, and balance and
quality of commercial uses.
RECOMMENDATIONS
Policy Recommendations
BPPAC has made policy recommendations in three areas: Community Image, Land Use
and Economics, and these policies are reflected in their action -oriented recommendations.
The Community Image policies communicate the Committee's vision for the Peninsula as
a quality community for residents and businesses; a destination for families, visiting
boaters and day users to enjoy the resources of the beach and Bay; and a place with a
reputation as a quality environment, rather than one that tolerates pollution, litter and
excessive drinking. The remaining policies build on this vision. The Land Use policies
focus on a balance of residential, commercial and visitor serving uses, and respect for the
environmental constraints of the Peninsula. The Economic policies focus on covering the
costs of visitors with revenues derived from them rather than from local residents and
businesses.
District Recommendations
The following discussion summarizes the district specific recommendations that are most
important to the respective workshop groups.
Lido Village
The most important recommendation from this district is to establish Via Lido as a
pedestrian friendly shopping street. This involves converting the street parking to
diagonal, eliminating a travel lane in each direction on Via Lido, eliminating one left -turn
lane from Newport Boulevard, and establishing 32nd Street as the primary access to Lido
Isle.
Cannery illage
This district is most concerned with land uses and pedestrian and vehicular circulation.
The workshop participants wish to recognize the mixed use nature of the area, preserve
its traditional marine service businesses (without incompatible heavy industrial uses), and
restrict bars and nightclubs so that the existing residential uses are not unduly impacted.
17
They agree with establishing 32nd Street as the major access to their village as well as
Lido Isle, and give a higher priority to pedestrian over vehicular circulation within the
village.
McFadden Square
The highest priority for this district is reconfiguring the merger of Newport and Balboa
Boulevards, and improving parking in conjunction with such a project. Maintaining the
historic building pattern in the core area is also important.
Central Balboa (Balboa Village)
In the course of the study, this district decided on a new name that will help identify it as
a unique area on the Balboa Peninsula and distinct from Balboa Island. Improving
aesthetics and the pedestrian environment are the most important recommendations from
this district. The locations to which these recommendations apply are Balboa Boulevard,
the Balboa Pier parking lot, Main Street, Bay Avenue, and the Bayfront.
Special Study Areas
In addition to the four districts on the Peninsula, BPPAC identified three sites that they
recommend be studied further as opportunities for recreational, hospitality and residential
development. The Committee recommended that a community recreation center with
water sports, junior sailing, visitor boating facilities, etc. be considered for Marina Park.
Because of issues related to City ownership of this tidelands property, the City Council
decided to consider future plans for this site separate from the set of Balboa Peninsula
recommendations. The Southcoast shipyard property (Bayfront, 22nd to 24th Streets) is
considered an opportunity for a hotel and marina with visitor boating facilities. The
recently begun conversion of the Lido Peninsula site to higher quality residential use is
one that the Committee believes should continue, along with visitor serving commercial
uses and access for visiting boaters.
Peninsula -Wide Recommendations
Most of BPPAC's recommendations apply Peninsula -wide. They include improved
aesthetics and infrastructure, realignment and beautification of Newport and Balboa
Boulevards, reconfiguration and better management of parking resources, additional
regulation of short-term residential rentals, rehabilitation and redevelopment of under-
performing commercial areas, improved Bay planning, and increased security and alcohol
regulations.
The attached list shows the projects that would be necessary to implement all of the
BPPAC recommendations, and the area(s) of the Peninsula that would be affected by
them.
3
CITY COUNCIL PRIORITIES
The City Council considered the BPPAC recommendations on January 20 and February
10, 1997. The Council directed staff to take the following actions:
Prepare a community outreach strategy
Prepare a Peninsula Revitalization Financing Program
Begin implementation of the following steps:
- Parking management plan
- Balboa Pier Parking Lot improvements
- Local Coastal Program amendment and certification
- Tenant marketing plan
- Alcohol policies
- Derelict boat ordinance
- Sign ordinance revisions
- Feasibility studies for mixmaster and Via Lido/32nd Street
It is the City Council's intent that the recommendations for Peninsula revitalization will
not be implemented until financing is identified, and the feasibility and community
acceptability of the projects is demonstrated. The Council will consider the community
outreach strategy and financing program at their meeting of April 28, 1997, and may also
consider recommendations to be implemented, studied further or removed from further
consideration.
CONTACT
For further information, please call Sharon Wood, Assistant City Manager, at 644-3222.
2
PROTECT DESCRIPTIONS
Streetscave, Parking and Circulation
1. Parking Management Plan: Address preference for residents, time and cost
management, shared parking for businesses, charter and OCTA bus access and
parking, remote parking and shuttle, reconfiguration of Bay Avenue parking, and
reconfiguration/consolidation of parking zones (Peninsula -wide)
2. Balboa Boulevard Beautification: Reduce center divider parking, add trees in
median, widen sidewalks and bike lanes (McFadden Square to A Street), replace
parking in new garage(s) at Cannery Village and McFadden Square, and provide
Peninsula entry statements and directional and City Hall signs (Peninsula -wide,
Cannery Village, McFadden Square, Balboa Village)
Balboa Pier Parking Lot and Main Street: Reconfigure parking lot, improve
circulation in the area and restrict Main Street south of Balboa Boulevard to
pedestrians (Balboa Village)
4. Via Lido/32nd Street: Eliminate one lane on and one left -turn lane to Via Lido,
provide diagonal parking on Via Lido, and improve 32nd Street as primary access
to Lido Isle (Lido Village, Cannery Village)
5. Newport and Balboa Boulevard Merger: Realign merger, reconfigure
parking at McFadden Square, and eliminate one-way pair between 26th and 30th
Streets (Peninsula -wide, McFadden Square)
6. Lido Village Triangle: Abandon Vias Oporto and Malaga, and improve village
triangle (Lido Village)
Cannery Village Circulation: Improve pedestrian and vehicular circulation
(Cannery Village)
Land Use and Development
1. LCP Certification: Amend LCP to reflect adopted BPPAC recommendations and
apply for Coastal Commission certification (Peninsula -wide)
2. Sign Regulations: Inventory existing signs, prepare and adopt revised sign
regulations, and amortize non -conforming signs (Peninsula -wide)
3. Improve Tenant Mix: Contract for study of tenant mix Peninsula -wide and by
district, and for recruitment services(Peninsula-wide)
4. Specific Plans: Review specific plans and amend as necessary to conform to
BPPAC recommendations re: concentration of commercial use in village cores,
expansion of residential use, encouraging bed & breakfasts in transitional areas,
preservation of marine sales and service uses, discouraging heavy industrial and
long-term boat storage, upgrading commercial uses, and providing visual and
physical access to the Bay (Peninsula -wide)
5. Property Maintenance Standards: Adopt stronger standards for private property
maintenance, e.g., trash cans, building and sign maintenance (Peninsula -wide)
6. Short-term Rental Zones: Prepare and adopt Zoning Code amendment to
disallow short-term rentals in primarily full-time, single family occupancy areas
(Peninsula -wide)
7. Design Standards: Prepare and adopt design guidelines and a design review
process for private development (Peninsula -wide)
Security/Alcohol
Alcohol Policies: Prepare and adopt code amendments that regulate the service of
alcohol compatible with surrounding uses, including location restrictions that
recognize the number of establishments and their impact on a geographic area
(Peninsula -wide, Cannery Village, McFadden Square)
2. Enforce Permit Conditions: Audit and enforce conditions on existing use
permits (Peninsula -wide)
3. Rental Inspections: Prepare and adopt ordinance creating an annual inspection
program for short-term rental units (Peninsula -wide)
Bay Management
Charter Boat Regulations: Redirect existing staff resources, increase
overtime, and amend Mooring Administration Agreement with Orange County to
provide enforcement (Peninsula -wide)
2. Public Docks: Determine locations for public dinghy docks, and phase
construction (Peninsula -wide)
3. Derelict Boats: Prepare and adopt ordinance requiring the removal of derelict
boats from moorings (Peninsula -wide)
4. Harbor Commission: Study feasibility and scope of commission and possible
consolidation of other committees on related issues, and prepare and adopt
ordinance/resolution to implement (Peninsula -wide)
5. Moorings: Research Federal statutes regarding City's ability to remove/relocate
moorings to improve circulation and provide visitor moorings near villages
(Peninsula -wide)
Financing/Implementation
1. Community Development Block Grant: Establish Peninsula as target area and
prepare Neighborhood Revitalization Strategy to allow use of funds for circulation
and streetscape projects and business assistance programs
2. Redevelopment Agency: Contract for study of redevelopment feasibility, and
establish project area
3. Business Improvement Districts: Establish McFadden/Cannery BID, and work
with both BIDS on funding for business area improvements, marketing and tenant
recruitment
4. Parking Districts: Consolidate/reconfigure parking districts to provide funds for
Peninsula parking improvement projects
FINAL REPORT
CENTRAL BALBOA
CONCEPT PLAN
Prepared by:
City of Newport Beach
and the
Regional/Urban Design Assistance Team (R/UDAT)
Orange County Chapter
American Institute of Architects
July, 1993
TABLE OF CONTENTS
Page
INTRODUCTION................................................................................ 1
CONCEPT...................................................................................... 2
CENTRAL BALBONS REGIONAL CONTEXT........................................................... 4
HARD/SOFT ANALYSIS........................................................................... 6
LANDUSE PLAN................................................................................ 7
LAND USE DISTRICTS ................................. 8
CIRCULATION AND PARKING.................................................................... 11
Background............................................................................... 11
Circulation Improvements.................................................................... 12
Parking.................................................................. ............. 15
Summary................................................................................. 18
LANDSCAPE AND STREETSCAPE.................................................................. 19
Landscape Concept Plan...................................................................... 19
Main Street at the Pavilion................................................................... 21
Main Street at Balboa Boulevard............................................................... 22
Fun Zone Waterfront........................................................................ 23
Pavilion Waterfront......................................................................... 24
Pedestrian Paths ............................................................................. 25
Balboa Boulevard at Gateway................................................................. 26
Balboa Boulevard from Adams to Palm.......................................................... 27
Balboa Boulevard from Washington to Main..........................................................28
BayStreet Alley............................................................................ '28
it
ARCHITECTURE............................................................................... 29
I
IMPLEMENTATION............................................................................. 33
Phasing.................................................................................. 33
ZoningChanges............................................................................ 34
LIST OF PARTICIPANTS......................................................................... 35
LIST OF FIGURES
1.
Central Balboa Concept Map...................................................................
3
2.
Regional Context Map........................................................................
5
3.
Major Buildings to Remain.....................................................................
6
4.
Land Use District Map........................................................................
9
5.
Pedestrian Circulation.......................................................................
12
6.
Vehicle Circulation..........................................................................
13
7.
Parking Supply and Management..............................................................
16
8.
Alternative Transportation....................................................................
17
9.
Landscape Concept Plan.....................................................................
20
10.
Main Street at the Pavilion...................................................................
21
11.
Main Street at Balboa Boulevard...............................................................
22
12.
Fun Zone Waterfront ................................................ .... ...............
23
13.
Pavilion Waterfront........................................................................
24
14.
Pedestrian Paths...........................................................................
25
15.
Balboa Boulevard at Gateway.................................................................
26
16.
Balboa Boulevard from Adams to Palm..........................................................
27
17.
Balboa Boulevard from Washington to Main .......................................................
28
18.
Bay Street Alley............................................................................
28
19.
View from Balboa Pier toward Town............................................................
30
20.
View along Main Street to the Pavilion..........................................................
30
21.
View of Palm Street toward Balboa Ferry ........................................................
31
22.
View of Balboa Boulevard at Washington, Looking East .............................................
31
23.
View of Adams and Balboa Gateway............................................................
32
24.
View from above Beach North to Pavilion.........................................................
32
17
INTRODUCTION
The following text and graphics represent the Concept Plan that emerged from
the Central Balboa design workshop. On March 26, 27 and 28,1993, the City
of Newport Beach co -hosted a community design workshop for the Central
Balboa study area with the American Institute of Architects, Orange County
Chapter, Regional/Urban Design Assistance Team allMAT). The purpose of
the design workshop was to identify potential improvement strategies to
restore economic health and urban vitality to Central Balboa.
The concept that evolved from the workshop
effort emphasizes the unique character of Cen-
tral Balboa and the role it plays in the Orange
County experience. The R/UDAT team discov-
ered naturally occurring activity zones that lend
themselves to the residents, business owners,
short term visitors or long tens visitors. An
implementation plan to coordinate the automo-
bile and pedestrian traffic to strengthen and
balance the existing activity zones was devel-
oped. When pulled together into a system, the
interdependence of the needs and opportunities
for each of the activity zones strengthens the
overall character of what Balboa is.
The Central Balboa plan is built upon the fol-
lowing basic ideas.
Identify, clarify and strengthen the existing
land use patterns. The concept maxima es
the local resident serving business district,
provides increased residential densities near
this district, enhances the existing beach
entertainment activities, maintains sur-
rounding low density residential uses, and
provides additional activities and facilities
in the beach area.
Define automobile circulation patterns to
control and separate visitor traffic from resi-
dential traffic, and to pull parking and ferry
traffic off East Balboa Boulevard before it
enters the center of the district. Additional-
ly, as much long term parking as possible
should be located off -site, which would en-
hance the feasibility of a shuttle bus service
CONCEPT
either on a demand basis or regularly
scheduled basis.
Knit Central Balboa together through en-
couraging an informal pedestrian network of
smaller streets that link both sides of Bal-
boa Boulevard, and strengthen the existing
major pedestrian edges of Edgewater Place,
Main Street, Balboa Pier and the Board-
walk. This will be accomplished with atten-
tion to building massing, architectural de-
tailing and streetscaping that respects the
areas nearly 100 year old historic character
and style. Major gateways at strategic
points will be constructed to clarify the
presently vague boundaries of the Central
Balboa district.
Develop an implementation plan that identi-
fies improvement priorities and potential
implementation programs. Phasing ad-
dresses starting traffic circulation and park-
ing management programs at the earliest
possible date, along with some streetscape
improvements. Ultimately, some areas
would need to be rezoned to reflect the land
use plan developed in this study. Major
capital improvements would need to be
implemented as the economic vitality of the
area improves. Implementation programs
include the appointment of a leasing
agentlarea coordinator whose job would be
to attract a balance of new tenants in much
the same manner as successful shopping
centers.
2
Central Balboa% city-wide and regional context
should be explored in order to reach a greater
understanding of the interacting forces and
concerns affecting the area. If the study -area is
the trees, then the regional context is the forest.
The contextual overview reveals that no other
area in the region is so rich in diversity of
unique attractions and activities. In a distance
of less than eight hundred feet one may stroll
from the harbor dock side activities, through
the bustling Fun Zone with it's amusement
arcade and Ferris wheel, through a commercial
zone with stores and restaurants, and then
along the boardwalk to the park with its volley-
ball games and on to the beach. There is no
other beach community along the Southern
California coast that offers such a wide variety
of experiences within such a confined space.
But, Central Balboas intensity is also its down-
fall. Especially during the summer months and
on warm winter days, people gravitate to Cen-
tral Balboa in large numbers just because it
offers such a wide variety of activities. In the
midst of this hustle and bustle brought by visi-
tors, Balboa businesses also attempt to address
the shopping and service needs of local resi-
dents.
Viewing the peninsula from a regional perspec-
tive illustrates that the bulk of visitors to Bal-
boa are traveling on SR55, which ends at Pacif-
ic Coast Highway as Newport Boulevard. This
freeway access allows the opportunity to encour-
age drivers heading to Balboa Peninsula to park
at off -site parking lots and then use a shuttle to
CENTRAL BALBOA'S REGIONAL CONTEXT
get to the peninsula. Advisory signs could be
placed at spots above the freeway. During peak
usage the status of parking availability and
traffic congestion may be conveyed by these
signs. Signs should also clearly announce that
there is no through traffic route along the pen-
insula.
In looking at Central Balboa from a city-wide
perspective, it becomes clear that the area is
part of a greater commercial and recreational
community. Cannery Village and McFadden
Square, both on the peninsula, are linked to
Central Balboa to form one visitor and commer-
cial area. At the same time, Balboa Island and
Corona del Mar are linked to Central Balboa
via the Balboa Ferry.
Looking a bit farther we see that Mariners Mile
and Fashion Island are linked to Central Bal-
boa both visually and through the city-wide
circulation system. It becomes apparent that
the business association of Balboa would do well
in considering their interests in terms of being
a part of the set of villages that comprise New-
port Beach. Each village has a certain image
and specialty that provides it a unique identity.
And, Balboa needs to agree on what its image
should be, and then upon what set of special
services that reinforce this image.
REGIONAL CONTEXT MAP
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COMMU20AL, MIXED-UO'
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Figure 2
E
Hard/soft analysis is a very powerful tool for
looking at an area in transition. By mapping
structures that are "hard," or those which will
remain well into the future, and structures that
are "soft," or which will probably be replaced in
the future, areas of potential future develop-
ment can be identified.
Figure 3, Major Buildings to Remains, shows
"hard" structures in Central Balboa. Major
structures that will either remain in place for a
long time to come, or those that have major
long-term tenants were mapped first. Next,
Central Balboas major historic structures were
mapped, including any that would be very diffi-
cult to move, expensive to replace, or those that
are very important because of their character
(either individually or because of where they
are located).
Definite patterns emerge, with most of the
buildings along Main Street and Edgewater
Place remaining as is. Physical change is not
highly likely in these concentrations of "hard"
spaces; rather, they will provide the underpin-
nings of any future development and land use
strategies.
Other buildings may be "hard" over the next
decade or two, but could become "soft" thereaf-
ter as demand for more intense mixed retail
and office space strengthens. This applies to
many of the existing commercial buildings along
Balboa Boulevard west of Main Street, and
along Adams and Palm.
HARD/SOFT ANALYSIS
MAJOR BUILDINGS TO REMAIN
f
Figure 8
8a o
Adams
Palm
W
N
M
13
Z
a
J
ASTw vR wu T•
Land use patterns in Central Balboa should be
clarified and refined to reflect the business
areas three distinct roles as a commercial ser-
vice center for local residents, as an entertain-
ment1commercial boating area along the bay
front, and as a beach -going and park service
area along the beach front. The concept maxi-
mizes resident serving commercial services
along Balboa Boulevard, encourages increased
residential densities on larger building sites,
enhances existing beach entertainment activi-
ties along the bay front and ocean front, and
maintains lower density residential develop-
ment on either side of the Central Balboa busi-
ness district.
Six basic land use or activity districts are pro-
posed for the Central Balboa area. The
Edgewater District would apply to the relatively
intense commercial day use activities along the
harbors edge. The Local Resident Serving Dis-
trict would emphasize businesses and services
such as bakeries, stores and the post office that
serve local residents as well visitors. The
Beach/ Entertainment District would provide
day and evening beach oriented services. The
Multi-Family/Mixed Use District would encour-
age combination of high density residential
uses, a parking'stracture, and ground floor
commercial development between Palm and
Adams. The Two Family District would reflect
existing attached single family development at
either end of the Central Balboa area. Finally,
the Beach/Open Space District would preserve
beach recreational uses including the beach
itself, the surrounding parks and the board-
walk.
LAND USE PLAN
The following summarizes development poten-
tial in Central Balboa given the recommended
land uses.
Size =11.3 acres, or 492,200 square feet net of
streets, rights -of -way and public land.
Existing Building Area = 218,300 square feet.
Existing Floor Area Ratio (FAR) = 0.44:1
Existing Dwellings = 218 (62 in "hard" build-
ings)
Total Future Commercial Building Area =
292,700 square feet at 0.5:1 FAR, and
443,400 at 1.0:1 FAR
Total New Commercial Construction = 150,700
square feet at 0.5:1 FAR and 301,400 square
feet at 1.0.1 FAR
Total "Hard" Commercial Square Footage to
Remain Over Long Term = 142,000-square
feet, plus 62 residential units
Maximum Dwelling Unit Capacity = 311 units
Total Increase in Dwelling Units = 93, primari-
ly west of Palm.
The EDGEWATER DISTRICT is a major an-
chor which establishes one of the prime ele-
ments of Balboas identity. Opportunities for
this area are to maintain the strong day -use,
commercial recreation orientation towards the
harbor and provide a "point•of departure" for
public boating activities, support all scales of
restaurants(from convenience food to fancy sit-
down), support the Fun Zone and encourage
night time uses. There are also opportunities for
intensifying residential use at the west end of
the district as part of future mixed use develop-
ments.
The LOCAL RESIDENT SERVING DIS-
TRICT has opportunities to further encourage
and enhance existing residential services. (The
Post Office, Brittas coffee shop, pharmacy, gro-
cery store, 2 bakeries, custom embroidery, real
estate office are existing uses). There are op-
portunities to encourage new resident serving
tenants such as a dry cleaner, hair salon, book
store, or a laundry with a minipark with
restrooms located along East Bay around the
existing public parking lot. The location of the
Resident Serving District allows easy right-
hand access for residents leaving the area in
the morning.
The BEACH/ENTERTAINMENT DISTRICT
has the opportunity to emphasize beach orient-
ed day and evening uses, including hotel accom-
modations. With a good tenant leasing plan for
the entire area, the district's function can bal-
ance population loads between morning, after-
noon and evening, and between summer and
winter. Longer term visits also should be en
LAND USE DISTRICTS
couraged through the provision of a balance of
activities. Higher quality restaurants, beach
oriented stores, and a strengthening of the
boardwalk frontage near the hotel and Studio
Cafe should be encouraged.
The MULTI FAMILY/hUXED USE DIS-
TRICT is an area concentrated on 2 blocks
between Palm and Adams on Balboa. Opportu-
nities exist for a multi -story residential struc-
ture over parking with roughly 60 units, or a 3-
4 story parking garage with commercial along
Balboa and Bay. The latter concept would pro-
vide additional parking beyond what is needed
to serve the commercial uses within the build-
ing. Residential development could be oriented
to a higher end, and/or retirement market.
Views to the beach and bay would enhance the
residential values for this site.
The TWO FAMILY RESIDF.nrrrAL DIS-
TRICT consists of detached and duplex units
on long narrow lots. Future development will
be two-story primarily, and would reflect exist-
ing residential development. This residential
district also would help support Central
Balboa's resident serving businesses. Estab-
lishment of this district would represent a
change in zoning for the area west of Adams.
The BEACH OPEN/SPACE DISTRICT is the
primary public recreation area between the
boardwalk and the ocean, including Balboa Pier.
This area along with the Edgewater district
provides the major attractions for visitors from
off the peninsula. These amenities attract the
customers who support Central Balboas shops
and restaurants on a day in and day out basis.
The role of the Beach Open/Space District is to
provide public open air, shore -side active and
passive recreation.
LAND USE DISTRICTS
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BACKGROUND
The circulation and parking concepts for Cen-
tral Balboa were developed on the basis of the
following general principles:
• Main Street should be primarily for pedestri-
ans, with service vehicles and delivery per-
mitted during specified time periods.
• Separation of destination (visitor) traffic
from local (resident) traffic should be accom-
plished as soon as possible at the entrance to
downtown.
• The 15th Street cruising control turn-
around is an effective congestion manage-
ment device and is assumed to be continued.
• A dual turn -around loop system would be an
efficient means to separate destination and
resident traffic. One loop would provide a
turn -around exit from downtown; the other
would provide efficient ingress and egress
from beach parking.
• Limits to provision of more parking in Cen-
tral Balboa must be accepted as a given. A
balance mustbeachieved between the need
to retain and enhance the village scale and
pedestrian environment and the need to pro-
vide parking.
• The primary focus for parking improvements
should be on efficient management of exist-
ing parking facilities and prudent use of
limited opportunities for expansion.
• Circulation and parking improvement plans
should incorporate off -site accommodations,
particularly for long-term or all day visitors.
CIRCULATION AND PARKING
Off -site facilities should consider parking
and scheduled shuttle bus service to Central
Balboa.
BEY ISSUES AND OBJECTIVES
There are a number of issues concerning circu-
lation and parking. It was recognized that no
option would be able to satisfy all of these is-
sues, and that some compromises would need to
be made. Some of the key issues and problems
that were identified include:
• General traffic congestion problems, particu-
larly at the intersection of Main and Balboa;
• High pedestrian volumes and disobedience of
"Dorit Walk" signs, again particularly around
the Main Street -Balboa Boulevard intersec-
tion;
• Cruising problems, particularly late Friday
and Saturday nights;
• Problems with "lost tourists", driving around
residential areas, not knowing where to park
for beach or commercial access, and not real-
izing that Balboa Boulevard is a dead end;
• Storage of vehicles waiting to get on the ferry
or into the private hydraulic lift operated
parking garage located on East Bay Avenue;
• A significant parking deficiency exists for all
Balboa activities — the beach, boating and
commercial businesses.
The cruising and parking deficiency issues were
identified as being particularly problematic, and
were cited as a major cause for the decline in
commercial activity in the area in recent years.
Business representatives indicate that a signifi-
cant increase in "cruising" started in 1987.
The major objectives for circulation and parking
are:
• To provide alternatives for solving current
traffic congestion and parking problems;
• To provide a circulation and parking system
that would enhance the commercial, residen-
tial and recreational use of Balboa;
• To provide a transportation system compati-
ble with and supportive of the proposed land
use concepts.
GENERAL APPROACH
The Balboa peninsula is unique. It is a fully
developed three mile long, narrow spit of land
with no room for new roads as a means of im-
proving traffic circulation. Similarly, adding
parking facilities for the entire identified deficit
of some 2,000 parking spaces in Central Balboa
would be virtually impossible without major
changes to the existing scale and character and
land uses. The general approach, therefore,
was -to work as much as possible with the exist-
ing infrastructure, and use management prac-
tices to control both vehicle and pedestrian
flows. Another option identified was to provide
supplemental means of access without bringing
more cars, such as off -site parking connected to
Central Balboa via a shuttle bus service.
11
CIRCULATION RVIPROVEMENTS
The following sections present recommendations
to improve both pedestrian and vehicular circu-
lation.
PEDESTRIAN CLRCVLA17ON (Figure W
Central Balboa should be made much more
"pedestrian friendly'. This can be done by im-
proving the facilities and increasing the attrac-
tiveness of the Bay and seaside boardwalks, and
by cbanging Main Street into a primarily pedes-
trian route from the Balboa Pavilion to the Bal-
boa Pier. In order to provide service and emer-
gency vehicle access, as well as limited commer-
cial access to facilities along Main, provisions
would still be included for vehicles, perhaps
limited to one lane. This was done to increase
the pedestrian friendliness of Main Street with-
out jeopardizing its commercial viability.
Other major improvements include extending
the grid pattern from bay to beach, with defined
walkways on Palm and Washington. This will
tie the bay and beach together and allow the
pedestrian easy access to all attractions. In
addition, a meandering walkway/bikeway is
suggested along the beach edge of the main
parking lot. This will soften the straight edge
and proved an alternative route through the
heart of the village, where most congestion ex-
ists today.
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Figure 5
12
VEHICLE CIRCULATION (Figure 6.)
There are a variety of different types of vehicle
traffic in the area, including beach goers, tour-
ists headed for the commercial area, residential
traffic, other commercial users and ferry traffic.
To help manage traffic and minimize conges-
tion, it is recommended that the different types
of traffic be separated and routed to their re-
spective destinations, with on -street signing
used to aid motorists. This can be done through
the provision of two major circulation loops on
either side of Balboa Boulevard as shown in Fi-
gure 6, Vehicular Circulation. The fast loop is
for beach, pier and long-term parking. Traffic is
routed south on Pahn and either directly into
the parking lot or back out on to Washington.
This is similar to the current practice, except
that exiting traffic is currently routed on Main
Street and conflicts heavily with the pedestrian
movements in that area. The peak characteris-
tics of the parking lot exit (the majority of the
beach goers typically leave at the same time,
around 3:00) dictated that at least two exit
lanes be provided. It is also necessary to pro-
vide facilities for OCTD and other buses to en-
ter and exit the parking lot. Although ingress
on Pahn was judged not to be a problem, the
narrow lane width on Washington would make
it difficult to handle both the buses and high
volumes of exiting traffic. Therefore Washing-
ton between the beach and Balboa Boulevard
should be widened to two full traffic lanes (with
no parking) and remain one way. A new signal
at the intersection of Washington and Balboa
Boulevard would be necessary to accommodate
exiting traffic along this route
Synchronized signals along Balboa should also
be considered. Because the majority of the traf-
fic is being routed off of Main, it should be pos-
sible to change the signal splits such that the
Figure 6 VEHICULAR CIRCULATION
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majority of the green time would be given to
east bound and west bound Balboa and an all
pedestrian phase. For vehicle traffc, Main
Street would be considered a minor side street
and could be accommodated with either a very,
short green phase, or by making the intersec-
tion semi -actuated. For the latter option, care
would have to be taken to ensure that the stop
line detector was not located in the immediate
vicinity of service truck loadbWunloading ar-
eas.
One of the key advantages of the new parking
lot circulation option is that it effectively sepa-
rates the major vehicle movements from the
major pedestrian movements along Main -Street.
It also provides a turnaround for nonresidential
traffic before they enter the residential area to
the east of the commercial zone. Earlier options
explored by the City for providing a turnaround
focused on the area to the east of Main Street
near the A and B Street parking lot. This op-
tion proved to be unpopular with the residents
of the area and could also adversely impact the
operation of the Main StreetBalboa Boulevard
intersection. The new parking lot circulation
pattern should also accommodate bus stop and
passenger drop-off points. These should be
located at the foot of Balboa Pier and at the
Adams Street end of the lot.
The other major loop is to the north of Balboa
Boulevard and utilizes Washington, Bay and
Palm as a one way counterclockwise circulator.
This provides an effective turn -around in a loca-
tion where pedestrian conflicts can be mini-
mized.
To accommodate expected traffic volumes, two
through lanes are provided in the circulator,
with a third lane along Washington and Bay
that can be used for either parking or, during
peak periods, for ferry storage. This eliminates
the need to store ferry designed vehicles on
Balboa Boulevard. Traffic signal timings at both
Balboa/Palm and Balboa/Wasbington will need
to be adjusted to accommodate the revised traf-
fic flows.
To help stop vehicle incursion into residential
areas, and to increase utilization of the north
circulator loop, east bound Balboa Boulevard
should be narrowed from two lanes to one east
of Washington through the provision of a land-
scaped median island. Appropriate signing
would be provided to indicate that the through
movement is for residential/service vehicles
only, and that all, other traffic should turn left
onto Washington. Both of the east bound lanes
at Washington would be allowed to turn left.
West -bound traffic would have two lanes as
currently exist. These.changes east of Washing-
ton have the added benefit of being able to in-
crease on -street parking on Balboa Boulevard
by changing parallel stalls to diagonal ones.
PEAKPERIOD TRAFFIC MANAGEMENT
The majority of the traffic problems occur dur-
ing the summer months, weekends, and other
peak periods including late Friday and Satur-
day nights. Specific conceptual proposals to
mitigate this congestion include:
• Implementing the proposed circulation im-
provements described above;
• Coordinating the signals at Balboa/Palm and
Balboa/Main, along with the proposed one at
Wasbington/Balboa and implementing alter-
native timing plans for different peak periods;
• Use of parking restrictions to allow use of
parking lanes on key routes as travel lanes
during peak periods;
• Implementation of turning movement restric-
tions on a time of day basis where appropri-
ate;
• Continuation of the City of Newport Beach's
Police Department cruising control check
point at 15th Street.
14
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Parking in the Balboa area is a significant prob-
lem for merchants, residents, and visitors. The
merchants expressed concern that there was
insufficient parking to service their shops, and
that what parking is available is often occupied
by long-term beach goers or users of the tour
boats. Residents complain that they were often
unable to find parking spots near the local
shops and were thus forced to go elsewhere for
goods and services:
Data obtained from the City of Newport Beach
identifies a parking deficiency of approximately
2,000 spaces based on code requirements. How-
ever, many users of the area find alternate
means of transportation to Balboa, notably bicy-
cle or by parking on Balboa Island, and that the
true deficiency is likely somewhat less than the
stated 2,000 spaces. Providing all of the code
required parking would require as a minimum
doubling all of the available parking, an option
which is deemed to be infeasible and undesir-
able. The focus then turned to options for man-
aging parking in the immediate vicinity of Cen-
tral Balboa, providing some limited options for
expansion, and providing alternative means of
access.
PARSING SUPPLYAND MANAGEMENT
(Figure 7)
Proposed changes to the existing main beach
lot, and A and B lots include "softening" the
beach edge of the lot with a meandering path,
and reorganizing the parking layout to make it
more efficient. Although no detailed count of
available parking spaces was performed for the
new configuration, it is estimated that efficient
restriping could yield approximately 750 to 800
spaces, up from the current 676. Given the
geographic location of the A and B lots east of
Main Street, these would be allocated for resi-
dential permit parking only. The bottom sec-
tion of the A lot reaching to the pier would be
eliminated and replaced with green space, and
a potential site for a beach activity center serv-
ing the junior life guard program, special
events, and other community needs.
On -street parking can also be better organized
to serve short-term parking needs. The most
visible change is the addition of diagonal park-
ing east of Washington, in the west bound di-
rection of Balboa Boulevard. This parking is
primarily intended for use by residents wishing
to access the services and shops in Balboa.
Diagonal parking was considered for the south
side of Balboa Boulevard; however, having this
type of parking in both directions could be ex-
cessively disruptive to traffic flow and would
likely generate additional congestion problems.
The west bound diagonal parking could be pro-
vided as long as two through lanes are provided
and the circulation patterns are changed to
discourage nonresidential traffic from entering
and exiting the area east of Washington. Diag-
onal parking could also be added on East Bal-
boa between "A' and "B" Streets, on the east-
bound side only. This parking would primarily
serve area residents.
Other short-term parking options include exist-
ing surface lots north of Balboa Boulevard be-
tween Palm and Main. These could be rede-
signed and made more efficient, and if East Bay
Avenue is closed between Washington and
Main, it could be incorporated into the existing
surface lot. To improve parking availability for
customers of local resident serving businesses,
resident permits for short-term parking also
should be considered.
The land use options for Central Balboa could
increase both residential and commercial space.
Anywhere between 75,000 and 225,000 square
feet of additional retail and commercial space
could be added, along with up to 90 residential
units. Management of existing parking spaces
would be insufficient to accommodate demands
created by this new development. Therefore,
the feasibility of constructing a new, four story
parking structure bounded by Palm -Balboa -
Adams should be explored. The existing private
structure at Bay and Palm could be intercon-
nected with the new structure in order to im-
prove the efficiency of its operation. Imple-
menting this option would add approximately
400 to 500 spaces in the area. This concept
requires East Bay Avenue to be closed between
Adams and Palm. Existing businesses and
possibly residences on this block could be incor-
porated into a revitalization plan. Both Balboa
and Palm should retain retail frontage, with the
parking structure behind.
One of the concerns raised during the design
workshop was that there is too much long-term
parking in the area, and that it is often occu-
pied on an all day basis thus preventing other,
short-term users from utilizing it. The best
option for addressing this issue would be to
change the distribution of short, medium and
long-term parking spaces in the area. There is
a strong correlation between the amount of time
people plan to stay at an activity and how far
they are prepared to walk to get there. Since
15
users of the commercial area typically are in-
volved in short-term activities, it is recommend-
ed that parking in the areas bounded by Ad-
ams, Balboa and Main all be less than two
hours with parking spaces in the immediate
vicinity of businesses being restricted to half an
hour or less. Within the beach lot, it is recom-
mended that it be reconfigured to provide ap-
proximately 60% long-term parking and 40%
short-term (under two hours) parking. This is
in line with the estimated current utilization of
this lot.
Variable pricing within the beach lot so that
long-term users would pay a significant premi-
um is another option to consider. Although this
can be done with the current parking system, it
is expected to raise concern from tour boat oper-
ators and fisherman who regularly use the long-
term facility. The outcome of variable pricing
might make off -site parking and shuttle bus
options more desirable, because they would cost
less than all -day parking.
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ALTERNATIVE TRANSPORTATION (Fig-
ure 8)
The option of providing off -site parking and
alternative access (shuttle bus) should be con-
sidered. To make this a viable alternative, it
should be provided during the peak holiday
months and should be coordinated with specific
commercial services, such as the fishing char-
ters and the Catalina Flier. To further increase
the attractiveness of an off -site shuttle service,
it is suggested that an open air tram rather
than conventional bus be used (similar to the
Laguna Beach system), and that it have addi-
tional stops to distribute beach goers at various
locations. It is also suggested that the tram
system could be used to link the various villages
within Newport Beach thus further enhancing
its utility.
While the City could operate such a tram ser-
vice, it could not directly secure UMTA funding
If the Orange County Transportation District
were to operate the service, however, they could
conceivably obtain UMTA funding assistance.
The other option would be to have the tram
paid for by private/commercial sources or
through developer fees. Figure 8 shows poten-
tial tram routes and off -site parking areas.
Consideration should also be given to providing
a water taxi service. Although no specific rec-
ommendations are made herein, the water taxi
service could provide another option for access
to Central Balboa without making traffic con-
gestion and parking deficiencies worse. Similar
options for providing enhanced bicycle access
should also be part of circulation plans, such as
the beach -front pathway along the edge of the
main beach lot.
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17
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The circulation and parking concepts explore a
wide variety of options to improve traffic circu-
lation and reduce congestion and parking prob-
lems. The major recommendations include:
• Separation of traffic flows and providing two
new circulator loops for nonresidential traffic
by using Palm, Washington and Bay;
• Minimizing visitor traffic east of Washington
through improved routes into parking and
turn -around loops, and through improved
sigiage. Public access to establishments on
or east of Main, as well as to areas such as
the Wedge and peninsula beaches must be
maintained;
• Redistribution of parking in Central Balboa
by concentrating short term parking near the
commercial activities and long-term parking
near the beach;
• Providing a new multi -level parking structure
bounded by Palm, Balboa and Adams to ac-
commodate parking demands generated by
additional development and revitalization;
• Moving ferry storage from Balboa Boulevard
to Bay Street;
• Providing alternative means of transportation
from off -site parking lots to Balboa, and un-
dertaking steps to make them not only feasi-
ble but an attractive option for users of the
area.
These recommendations are by no means com-
prehensive and should be studied in detail be-
fore being implemented. In particular, the pro-
posed circulation changes and effective install-
ing of a new signal at Washington and Balboa
should be carefully assessed to determine im-
pacts and benefits. Similarly, it is suggested
that a detailed parking study be undertaken to
develop a true picture of the demand /supply
relationship as well as examine the feasibility
for providing a multi -story parking structure on
the recommended site.
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LANDSCAPE CONCEPT PLAN
The overall landscape concept for Central Bal-
boa is to:
• Give a unique identity to the area.
• Help resolve traffic problems by creating
strong street identities, and by helping to fun-
nel traffic.
• Enrich the pedestrian environment and estab-
lish distinct internal connections.
• Help promote tourism to the area by creating
a pleasing visual atmosphere.
In order to accomplish these objectives, the
overall landscape master plan is built on a
number of major elements, as illustrated in
Figure 9, Landscape Concept Plan, and as de-
scribed below.
Major Auto Spine - The primary east -west
automobile spine will be along Balboa Boule-
vard. A gateway treatment at Adams is cou-
pled with major visual nodes at Palm, Wash-
ington, and Adams. These nodes will be com-
posed of special planting, enriched paving,
and designated street trees in sidewalk tree
grates along Balboa Boulevard that will cu-
mulatively lend uniqueness and unity to this
stretch of Balboa Boulevard.
Major Pedestrian Spine - The major pedestri-
an link takes advantage of the existing popu-
lar bayside waterfront between the Fun Zone
and the Pavilion, and then extends along
Main Street to cross Balboa Boulevard and
ultimately connect with the Balboa Pier after
passing through the existing beach park.
LANDSCAPE AND STREETSCAPE
Highlights along this spine are the ferry land-
ing, the Pavilion, and the pier.
Secondary North -South Pedestrian Aceess-
es - The pedestrian experience along all the
north -south streets will be enhanced by tree
plantings to provide an enticing and shaded
environment for pedestrians.
Public Beach Fronting the Pacific Ocean -
A fully improved bike route has been desig-
nated to establish a well defined edge along
the Central Balboa beach. Existing beach
parking will be reorganized for easy access
and for taking maximum advantage of the
ocean view. Street trees along secondary
pedestrian access streets will be extended
into the parking lot. An aquatic park has
been proposed for this area as well.
19
MAIN STREET AT THE PAVILION
Main Street should become Central Balboas
pedestrian focus, de-emphasizing the vehicular
and encouraging the existing pedestrian scale.
Main Street might mimic other successful
Southern California urban streetscapes such as
Fourth Street Promenade (Santa Monica), and
State Street (Santa Barbara). These example
projects have shown that, when pedestrian -
friendly streetscape environments are intro-
duced, commerce thrives.
Promenades have encouraged year round activi-
ty so that seasonal tourism based businesses
are able to shift their product to better serve
the surrounding community. Year-round out-
door events and festivals along the Main Street
Promenade will draw the community and tour-
ists to revitalize Balboa; the following activities
are suggested as a menu to strengthen Main
Street
• Concerts in the gazebo
• Farmers Market on a given weekday evening
• Art festivals which will also encourage art
galleries
• Theater and film festivals (i.e., Bogart Festi-
val)
9HARMP.GY ► nRmns
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21
A AIN STREET AT BALBOA BOU-
LEVARD
Encouraging pedestrian use along the Main
COMINL'E IOX IODiADM DRICX
Street Promenade will be the economic key for
DAWN& TO
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revitalization. The walking visitor must feel
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comfortable and be allowed to dominate the
AESTNfnCFETAIL
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street space. To accomplish this objective, the
FJMO (ARi-
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street should be narrowed to 15 feet, thus en-
larging the curb to building space for outdoor
use. Restaurants and retailers should be leased
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sidewalk space to encourage outdoor eating, and
TO PIER /
to help finance the improvements.
f—
Enhancement of Main Street should include the
following
•
NEDOETOWC WPAMNO
ON EALN 4DE OF STREET
• Interlocking pavers along pedestrian side -
1
IS SAWCU WNC
Walk,
FXISiINGFICOSTREES
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• Sawcut brick bands in concrete 10x10 grid as
TO RVET A Y
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ALLEY WALLS
shown on the sketch plan;
ASMON SCAM
• Tivoli lights intertwined in to existing ficas
trees;
• Planter pockets to screen parking and bare
walls;
• Site•furnishings-(e.g., bollards, benches and
banners).
MAIN STREET RROMENADE
KDESTRNW AREAS TO RELIEVE
Ex W W CE0 PAVWO U. IMERtDCIO"G
9MERS ETC) AT Ail IMCRSECi
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Figure 11
22
FUN ZONE WATERFRONT
The waterfront shall become the bottom side of
the 'Z" creating a pedestrian link between the
ferry (Balboa Island) and the pier. The existing
waterfront adjacent to The Newport Landing
shall serve as the model for this enhancement.
The environmental designer used outdoor seat-
ing, lightpoles with hanging baskets, and an
urban brick grid to create a vivid character. The
waterfront adjacent to the fun zone (recently
redeveloped) utilizes similar material and site
furnishings, but should receive the following
upgeades to continue the model waterfront
character.
• Sawcut brick bands into existing concrete to
match grid;
• Strengthen vertical element with more palms;
• Site benches to form conversation pits as
shown on plan;
• Continue light pole theme with baskets and
banners;
• Break up linear brick wall with tables and
vegetation.
FERRY
LANDING
FUN ZONE WATERFRONT
Figure 12
PIr
s
23
PAVILION WATERFRONT
The waterfront from the Fun Zone to the Pavil-
ion lacks the enhancement of Newport Landing.
The problems are numerous: no view to the bay,
smells of refuse, paving is broken and inconsis-
tent, sparse of vegetation, and at night the area
is dark and unsafe.
The following suggestions are necessary to es-
tablish the "L":
• Relocate free-standing stalls into existing
buildings, and turn the cruise office into a ki-
osk.
• Remove paving and replace with proposed
grid.
• Refinish existing railing to match adjacent
waterfront.
• Continue palms, benches, lightpoles and ban-
ners.
• Provide for views to the vessels and bay.
LICHTSTANDARDS
WITH HANGING DASKETS
TOMATCH NEWPORT LANDING
NVLTSAi1pN DOUDLE73FNLHF3-�'
PIZZA
?ErrS ARCADE ARCADE
PETE
RELOCATED FUN ZONE
CANDY/SNACK SHOP
RAVILLION WATERFRONT
INCREASE PLACEMENT OF PALMS ON
TRIANGULARGRID YSa PLANTER
TO MATCH EKISTLNG
THE -PAVILION
SHOPS
IODYIOSOGRIDDOI
DAN TO MATCH PAVING
Figure 13
24
PEDESTRIAN PATHS
Throughout Balboa there exists an intertwining
network of pedestrian paths; all of which have
their own individual function. The streetscape
should not only respect these existing paths,
but should strengthen their individual charac-
ter. The following are recommendations for the
secondary paths:
Washington is proposed to become part of the
primary vehicular loop, which will de-emphasize
the pedestrian element. To off set the vehicular
traffic, small closely spaced street trees should
be introduced to secure a comfortable scale for
pedestrians and screen the continuous blank
wall along Washington.
Palm should become the primary north -south
vehicular spine linking the ferry crossing to
beach parking. Visually, the streetscape should
emphasize the connection between the bay and
beach. Being consistent with the street name
and the existing fan palms lining both ends of
the street; fan palms should be infilled to create
the vertical spine. Banners could be hung hori-
zontally from the taller specimens for color and
character. Palm Avenue also accommodates a
high volume of bike traffic. Therefore, circula-
tion improvements need to address bicyclists in
addition to walkers and cars.
Because the Adams and Balboa intersection is PEDESTRIAN PATHS
the gateway; Adams should become the project
boundary providing a visual edge to Central
Balboa. Adams and Washington are both
north -south avenues and share the same pedes-
trian and vehicular traffic.
Figure 14
25
BALBOA BOULEVARD AT GATE-
WAY
The majority of automobiles and pedestrian
from Newport Beach, Costa Mesa and surround-
ing areas enter Balboa via two points; one is the
Ferry Landing at Newport Bay, and the other is
Balboa Boulevard at Adams. Therefore, two
entry points have been identified as gateways
into Central Balboa. Since Balboa Boulevard
serves as the major auto access for east -west
traffic, it is logical to establish a gateway at
Balboa and Adams to identify and to strengthen
the image of Central Balboa.
A structure, representing the symbol of a gate,
spans the width of Balboa Boulevard. It should
be made of contemporary material, with playful,
fun and whimsical character. It should also be
visible night and day from both directions of
traffic. This gateway structure should be dupli-
cated at the Ferry Landing.
0
BALBOA BOULEVARD FROM
ADAMS TO PALM
• No parallel parking on either side of the
street.
• Sidewalks widened from existing 6 feet to 13
feet.
• Existing 4 lanes of traffic should remain.
• Canary Island Palm alternating with an ever-
greeWflowering canopy tree is the theme for
these four blocks of Balboa Boulevard. The
palm tree is to form a link to all the existing
palm trees in this area and the canopy tree is
to bring the human scale back.
• Enriched paving should be used at all four
intersections along Balboa Boulevard. Use
similar grid pattern as being used in Main
Street pedestrian mall area to give unity.
• Promote the use of festive banners. Suspend
these banners by steel wires which are fas-
tened to street light poles. A series of these
banners will help to define and overhead
space.
aMCH PAVING AT INr&Z6CTI0NS
TRM (METROSIOCROS FXCUSIS)
QI \`&VM GATE
BALBOA AVE. FROM ADAMS TO PALM
Figure 16
27
n :11
• Preserve some of the existing parallel parking
and establish some angle parking as shown in
Figure 17.
• Reduce the existing four lanes of traffic to
three lanes, plus a median island for plant-
ing. The changes in parking arrangements
and the reduction of traffic lane signal the
end of the Central Balboa and the beginning
of the residential neighborhood.
• Canary Island Palm and an evergreen or
flowering canopy tree continue on both sides
of the street as well as in the median.
BAY STREET ALLEY
The opportunity exists to turn this underused
space into an outdoor sidewalk cafe area. It is
strategically located, accessible from the Water-
front and Bay Street. Opportunities such as
this probably exist in other locations throughout
Central Balboa, and should be utilized. Sugges-
tions:
• Match existing planting area and locate it
near Bay Street to define this space
• Relocate existing bike racks
• Plan Queen Palms on both sidewalks or plant
them in decorative planter boxes and line
them up as shown in Figure 18.
• Redo paving to match the Waterfront paving
• Install ice cream parlor tables, chairs and/or
umbrellas
ENRICH PAVING AT INTERSECTIONS
R.d.0 0.-1,mg! 1....t.rb../...sbaTD. pros...than(w p1wkj Ti. aho/gnb
1/) parting anmg.m.Ms ald m. I.m/M.Tt,.ff, k.. 99,.4 m..n oI dw Dalbo. Larding ad
3 tM 6.gimhg d th, rn/ml ..d.Mlghb.,hood
Ph.). mmcrl.m6-Caaa.y 6bnd Pdm and w.wg...Jllaw.rlrg a..Py carcl�w. an bath
VA. oPofrn/ as w.11 a. th. m.dlm
23AL130A AVE. FROM WASHING -TON TO MAIN
WATERFRONT
Figure 17
PROPOSED NEW QUEEN PALMS ON BOTH SIDES
OF SIDEWALKS EITHER IN PLANTERS OR ON
GRADE
BALBOA SALOON
PROPOSED NEW PLANTER TO COMPLIMENT FOISTING
ONE BOTH PlJWTERS HELP TP REINFORCE THE IMAGE'
OF APLACe
1 .��_ - __ _ PEDESTRIAN CROSSWALK
13AY STREET
134Y STREET ALLEY
—1 �— Figure 18
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Palm
The architectural character of Balboa is eclectic.
Its roots were established through the develop-
ment of period pieces, built in response to the
beach environment, the creative spirit of the
architects and developers who made the im-
provements, and the needs of local residents
and visitors to Balboa. There stands a strong
foundation of architectural expression in Balboa
that welcomes enhancement, revitalization and
further implementation. The work of sensitive
architects who will respond to the unique place
that Balboa has become is not yet complete;
there are opportunities for rejuvenation of exist-
ing structures, for infill on small lots where
holes are still found in the existing fabric, for
additional architectural elements within the
residential and commercial areas, and for re-
sponsive development along new guidelines
which will knit the pieces of the community into
a strong, accessible, carefully crafted urban
village between the beach and bay.
The primary issues identified by the architec-
ture team include clarifying the existing phys-
ical structure of Balboa which could be imple-
mented, modified and enhanced, as well as clar-
ifying the inherent natural qualities of Balboa
which could be amplified through future growth
and change. The clues to both of these issues
were found within a series of architectural
building blocks or urban concepts which are
apparent in the Balboa context.
Procession as a concept is the cornerstone of the
Balboa experience. Two processional axes con-
verge at the landmark Pavilion creating major
pedestrian edges or boulevards: The fast axis
begins at the end of the pier, marches past the
ARCHITECTURE
park, the hotel and the boardwalk, then contin-
ues down Main Street to the prominent urban
destination, the Pavilion. The second axis be-
gins at the Ferry Landing, proceeds along the
pedestrian edge between the land related fun
zone activities and waterfront boating, docking
and excursion activities along Balboa Bay.
Although the urban concept is similar along
both axes, the experience is different; uniquely
Balboa. The architectural elements along these
processional axes provide variety and identity,
reinforcing the magnetism of the urban setting.
Urban magnetism has become the result of
Balboa s development standards over time.
With the unique Balboa Pavilion design as a
model and a pacesetter, an image was estab-
lished that subsequent local building responded
to. Construction of the hotel followed a differ-
ent architectural character while maintaining
the same high standards of design and execu-
tion. Main Street construction maintains stan-
dards of architectural quality and variety which
reinforce the magnetism of the place, greatly
assisted by the mature street trees, which make
an enormous contribution to pedestrian scale
and comfort.
Scale, variety and texture highlight the archi-
tectural experience of Balboa today, challenging
current owners and future developers to main-
tain the traditions established over time. Wells
Fargo Bank, a fairly recent addition to the Bal-
boa Boulevard setting, stands as an example of
appropriate architectural scale for its corner
location in the overall fabric. Balboa Boulevard
commercial structures are examples of such
architectural variety, and offer potential urban
infill challenges to maintaining and continuing
the Balboa tradition into the future. Urban
texture has developed in Balboa as a result of
the scale of individual land holdings with their
resulting development, the variety of uses com-
bined in a compact urban setting with their own
individual identity and the larger pieces that
have stood out and taken their place as Orange
County landmarks. The unique texture is the
identifying difference that Balboa holds as its
own, which wants to be preserved, protected
and enhanced with future developments.
Urban patterns which developed in accord with
traditions of circulation, access and destination
have crystallized into an urban form that is
segmented in layers or stratified along the pen-
insula between the ocean and the bay. The
architecture of Balboa responds to the existing
patterns by supporting current stratification.
This study calls for a shift from tradition with
an overlay of axes that cross Balboa Boulevard
at each intersection and provide for a physical
urban interlock between the beach and the bay.
This proposal requires a reciprocal shift in the
influence that existing and future architectural
elements within the district will project. Specif-
ically, the buildings and uses along the cross
axes at Adams, Palm, Washington and Main
will provide primary linkages; both as destina-
tions and processional elements connecting pe-
destrians to ocean side parking and bay side
commercial activities. These architectural cor-
nerstones will enhance the Gateways to Balboa
at Adams, the ferry landing on Palm, and at the
east end of the village.
A Street
Adams
The preceding chapters represent an "end
state;' or a picture of what Balboa could be. To
make this future happen, however, a great
many public and private actions are needed,
and a plan of action is required. This chapter
briefly outlines a recommended phasing pro-
gram for the Central Balboa plan, and a num-
ber of discreet actions that should be taken in
the near future.
PHASING - Plans such as the Central Balboa
plan cannot be implemented all at once. Rath-
er, a number of short term, mid -range, and long
term steps should be taken. The short-term
steps can be implemented within a year or two
with modest capital expenditures. Mid-term
and long-term phasing will require considerably
more lead time and greater capital expendi-
tures. To this extent, the overall aim of the
phasing plan is to start with easily achieved ac-
tions undertaken to have immediate effects
leading to the implementation of the Central
Balboa plan.
PHASE I - This phase could occur over the
next one to two year period, and will involve
mainly relatively easy steps with significant
immediate impacts. One major outcome of this
phase should be to build momentum under plan
implementation both at City Hall and in the
community as a whole. Discrete Phase I actions
include:
IMPLEMENTATION
Reroute Traffic - These actions involve pri-
marily the installation of appropriate street
signs, and restriping throughout the affected
area between Palm and Main. Traffic is recom-
mended for rerouting as described in the Chap-
ter 11, Traffic and Circulation.
Parking Management - The revised parking
management programs should be refined within
the first year and implemented within the sec-
ond year. As with the traffic routing programs,
the parking management programs involve
primarily restriping and signage, rather than
the construction of new facilities.
Minor Streetscape Improvements - A pack-
age of integrating streetscape improvements
should be selected during the first year and
implemented during the second. These pro-
grams could include Tivoli lighting in the trees
along Main Street, banners along Balboa Boule-
vard, and other minor sidewalk -oriented
streetscape improvements.
Institute Central Balboa Coordinator and
Festival Program - The City should appoint
an individual with significant economic develop-
ment experience in coastal communities to pro-
vide overall coordination and liaison between
the City and Central Balboa residents and busi-
ness operators. This individual would work
closely with all local business and resident orga-
nizations, and would be deeply involved in re-
cruiting new enterprises and retaining existing
businesses. The coordinator also could serve as
a leasing agent funded partly by local property
owners, and partly by the City.
Another of the coordinators primary duties
would be to take the lead in organizing and
establishing an annual Central Balboa.festival.
This festival should be regarded as a major
marketing tool for the area, and should be de-
signed to create a positive and -cohesive public
image.
Zoning Changes - A number of changes to the
City's zoning ordinance should be considered to
institute the land use recommendations in the
Land Use Plan. These changes can be made as
part of the Central Balboa Area Specific Plan
program, or as a separate package of changes.
PHASE 11 - Programs and improvements that
will take three to five years to implement are
emphasized in this phase. Phase H programs
will generally take longer to implement due to
funding requirements, or to the lead time re-
quired to organize and establish various pro-
grams.
Parking Shuttle Program - The longterm
parking shuttle program should be implemented
during this period. Planning for the program
and establishing initial funding should begin
within the next two years, while actual imple-
mentation should be phased throughout the 3 to
5 year mid-term period.
33
Major Streetscape Elements - Major en-
hancements to Central Balboa s streetscape
would take place during this period, including
the planting of major tree elements, the con-
struction of an entry arch on Balboa Boulevard
and at the ferry landing, improvements to the
beach parking lot, and other major elements.
These improvements should start during the
mid-term, but will likely take at least 5 years to
complete. At the same time, the City may wish
to evaluate the establishment of a landscape
maintenance assessment district for the entire
peninsula to -help finance these improvements.
PHASE M - This phase incorporates long-
range programs aimed at encouraging lot com-
binations in the commercial districts, and the
construction of apartment structures and a new
parking structure west of Palm Street. These
major program elements will take the longest to
implement because of the expense involved, and
the relatively long period of time it will take to
first build community support for the program,
and then to arrange financing.
ZONING CHANGES - Changes to the zoning
ordinance could reduce or eliminate a number
of land use problems currently being experi-
enced in Central Balboa. Recommended zoning
ordinance changes include modifications to the
floor area ratio standards, changes to the man-
ner in which permitted residential densities are
calculated, and changes in the manner in which
parking space requirements are calculated.
Floor/Area Ratio (FAR) - The permitted base
ratio of floor area to lot are (FAR) should be
increased from the present 0.50:1 to 1.00:1 in
commercial areas only. The 1.1 FAR would
result in commercial development intensities
much like those along Main Street. At present,
the overall FAR for Central Balboa approaches
0.5:1, and existing zoning standards would al-
low approximately 74,000 additional square feet
of commercial construction. Increasing the al-
lowable FAR to 1:1 would increase future devel-
opment potential by about 225,000 square feet.
Most increased development intensities would
be along Balboa Boulevard west of Washington.
Residential Densities - Achieving a well de-
signed mix of residential and commercial devel-
opment in Central Balboa has been difficult at
best, due in large part to an imbalance between
prevailing lot sizes and on -site parking require-
ments. Current zoning permits second story
residences in the Retail and Service Commercial
(RSC) district that makes up the majority of
Central Balboa. Modifications to residential
densities would be to reduce the currently per-
mitted 2,375 square feet of lot area per unit to
1,210 square feet of lot area per unit. This
would allow two units on the typical commercial
lot in Central Balboa. However, in order to
provide enough lot area to accommodate park-
ing, the minimum development parcel size
should be 5,000 square feet, or two typical lots
combined at least for planning and development
purposes. If all parcels that have been identi-
fied for future development were to be com-
bined, then the increased residential densities
would result in 93 new dwelling units. Most
new residential construction would occur west
of Palm.
Parking Standards - Present zoning provi-
sions require that parking be provided on a use -
by -use basis, or that exceptions be approved on
a use -by -use basis. Little provision is made for
shared or joint use parking, in which more than
one use share the same space due to the likeli-
hood that the same customer will use both uses
in the same trip. For instance, a beach goer
will use the beach, plus a restaurant and a tee
shirt shop. So one parking space serves all
three users. Parking requirements for the en-
tire Central Balboa area could be calculated as
a whole based on a reasonably expected mix of
uses. Individual businesses or other uses would
not have to provide discrete parking spaces in
most cases, but would be required to buy into or
underwrite the provision of overall parking.
Parking for Central Balboa would be managed
much as is parking for large regional shopping
centers, with enough provided for all but the
busiest day, but all sharing in common facili-
ties.
34
Orange County Chapter, American
Institute of Architects, RegionallUrban
Design Assistance Team (RIUDAT)
Ronald L. Baers, Chairman
Alistair Baillie
Bob Dannenbrink
Loren Della Marna
Elaine Dunn
Ernie Glover
Richard Gollis
Frank Hotchkiss
Rob Kling
Palu Lavallee
Mark Murphy
Ron Nestor
Neil Reynolds
Alan Rubin
Michael Schrock
Kimberly Skoff
Ernest Stuart
Shabnam Vakili
Lena Vasquez
Rene Wong
Paul Z4en
LIST OF PARTICIPANTS
City of Newport Beads
John Hodges, City Council Member
Jan Debay, City Council Member
Anne Gifford, Planning Commissioner
Kevin Murphy, City Manager
James Hewicker, Planning Director
Patty Temple, Advance Planning Manager
Patrick Alford, Senior Planner
Scot Ferris, Associate Planner
Christy Teague, Associate Planner
Rich Edmonston, Traffic Engineer
Lt. Tim Newman, Newport Beach Police Dept.
Ray Garver, Marine Safety Lieutenant
Business and Resident Representatives
Balboa Improvement Association
Doug Cavanaugh, Ruby's Restaurant
Phil Tozer, Balboa Pavilion Company
Balboa Peninsula Point Association
Doug Boyd
Don Elder
W. Chan Lefebre
Central Newport Community Association
Fred Thompson
Economic Analysis
Angelo LaBausas, U.C.I.
VEHICLE CIRCULATION (Figure 6.)
There are a variety of different types of vehicle
traffic in the area, including beach goers, tour-
ists headed for the commercial area, residential
traffic, other commercial users and ferry traffic.
To help manage traffic and minimize conges-
tion, it is recommended that the different types
of traffic be separated and routed to their re-
spective destinations, with on -street signing
used to aid motorists. This can be done through
the provision of two major circulation loops on
either side of Balboa Boulevard as shown in Fi-
gure 6, Vehicular Circulation. The first loop is
for beach, pier and long-term parking. Traffic
is routed south on Palm and either directly into
the parking lot or back out on to Washington.
This is similar to the current practice, except
that exiting traffic is currently routed on Main
Street and conflicts heavily with the pedestrian
movements in that area. The peak characteris-
tics of the parking lot exit (the majority of the
beach goers typically leave at the same time,
around 3:00) dictated that at least two exit
lanes be provided. It is also necessary to pro-
vide facilities for OCTD and other buses to en-
ter and exit the parking lot. Although ingress
on Palm was judged not to be a problem, the
narrow lane width on Washington would make
it difficult to handle both the buses and high
volumes of exiting traffic. Therefore Washing-
ton between the beach and Balboa Boulevard
should be widened to two full traffic lanes (with
no parking) and remain one way. A new signal
at the intersection of Washington and Balboa
Boulevard would be necessary to accommodate
exiting traffic along this route
Synchronized signals along Balboa should also
be considered. Because the majority of the traf-
fic is being routed off of Main, it should be pos-
sible to change the signal splits such that the
LMn SAY AVE.
V/ /-
.� \ \\ \ SR
OP
VEHICULAR CIRCULATION
�r
VEHICULAR CIRCULATION
PRIMARILY LOCAURUMCNTIAL
® PRIMARILY VISITOR
TRANSIT
FERRY WAITING
VISITOR TURN - AROUND
SERVICE
Figure 6
13
VEHICLE CIRCULATION (Figure 6.)
There are a variety of different types of vehicle
traffic in the area, including beach goers, tour-
ists headed for the commercial area, residential
traffic, other commercial users and ferry traffic.
To help manage traffic and minimize conges-
tion, it is recommended that the different types
of traffic be separated and routed to their re-
spective destinations, with on -street signing
used to aid motorists. This can be done through
the provision of two major circulation loops on
either side of Balboa Boulevard as shown in Fi-
gure 6, Vehicular Circulation. The first loop is
for beach, pier and long-term parking. Traffic is
routed south on Palm and either directly into
the parking lot or back out on to Washington.
This is similar to the current practice, except
that exiting traffic is currently routed on Main
Street and conflicts heavily with the pedestrian
movements in that area. The peak characteris-
tics of the parking lot exit (the majority of the
beach goers typically leave at the same time,
around 3:00) dictated that at least two exit
lanes be provided. It is also necessary to pro-
vide facilities for OCTD and other buses to en-
ter and exit the parking lot. Although ingress
on Palm was judged not to be a problem, the
narrow lane width on Washington would make
it difficult to handle both the buses and high
volumes of exiting traffic. Therefore Washing-
ton between the beach and Balboa Boulevard
should be widened to two full traffic lanes (with
no parking) and remain one way. A new signal
at the intersection of Washington and Balboa
Boulevard would be necessary to accommodate
exiting traffic along this route
Synchronized signals along Balboa should also
be considered. Because the majority of the traf-
fic is being routed off of Main, it should be pos-
sible to change the signal splits such that the
Figure 6 VEHICULAR CIRCULATION
PRIMARILY LOCALIRESIDENTIAL
®
PRIMARILY VISITOR
TRANSIT
®
FERRY WAITING
®
VISITOR TURN - AROUND
SERVICE
13
ice✓ � � ,M-. S` \1 \
1
CENTRAL BALBOA CONCEIT MAf
EDGEWATER DISTRICT
LOCAL RESIDENT SERVING
DEACHIOPEN SPACE
MULTI-FAMILY/MIXED USE
TWO FAMILY RESIDENTIAL
PARKING
ENTERTAINMENT
• • • • PEDESTRIAN CORRIDOR
� � m VEHICULAR CIRCULATION
3
LAND USE DISTRICTS
�EDGEWATER
® LOCAL RESIDENT SERVING
DEACWENTERTAINMENT
- MULTI-FAMILY/MIXED USE
TWO FAMILY RESIDENTIAL
® DFACWOPEN SPACE
PARKING/UTILITY
0
"Balboa did Eve, on drinkbn& gamblin& and a dance half. Balboa
was a beach resort' plain and simple It was bell on wheels from
Memorial Day to Labor Dap. 7Lea it went into hibernation for
the rest ofthe fat.'
from Bawdy Balboa byjudge Robert Gardner
.rr:._ : • sL � ••
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