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BALBOA PENINSULA PLANNI
PENINSU
STUDY
CITY OF
NEWPORT BEACH, CALIFORNIA
INTRODUCTION
In May of 1996, the City Council authorized a contract with Urban Design
Camp for the expressed purpose of developing alternative concept plans for
Improving the quality of life on the Balboa Peninsula.
The Balboa Peninsula Planning Study is intended to identify ways In which the
area can be improved to the benefit of the entire community. To discover the
Peninsula -wide issues and concerns a series of District by District planning
workshops were conducted. These brainstorming sessions focused primarily on
the Individual village issues but the District representatives were also
challenged to identify Peninsula -wide concerns.
The Planning Study was initiated by the Balboa Peninsula Planning Advisory
Committee (B.P.P.A.C.), a city appointed task force. The study is intended to
be a follow up to a 15 point Policy Plan, prepared by B.P.P.A.C., to establish
positive changes on the Peninsula.
B.P.P.A.C. has served as advisors throughout the project to the consultant and
by participating in the individual District meetings. The study focuses on the
four Districts of the Peninsula (Lido/Civic Center, Cannery Village, McFadden
Square and Central Balboa). Representatives for each District were appointed
by the City Council with recommendations from the B.P.P.A.C. A wide variety
of interests have been represented, Including; residents, property owners,
business tenants and community groups. Throughout the study process the
level of participation and enthusiasm has been excellent.
The workshops have revealed many issues and concerns common and unique
within the Peninsula. The unique characteristics of each District need to be
reinforced and enhanced in order to be preserved. The more modern
commercial and entertainment activities of the Lido District are balanced by
the historic McFadden Square activities. The potentially active high energy
Fun Zone and pier of Central Balboa are nicely contrasted with the quaint
shopping and dining to be found in Cannery Village. Peninsula -wide planning
must recognize and respect the unique District features in order to properly
understand the Balboa Peninsula as a whole.
BALBOA PENINSULA
BALBOA PENINSULA
CONCEPT PLAN
Newport Beach, California is a diverse coastal community which has evolved
through the assemblage of a number of interrelated villages. Some of the
more unique villages are located on the Balboa Peninsula. A composition of
waterfront and coastal dependent activities and uses combine to create a
unique environment for the city.
The Balboa Peninsula is a community with a long history of coastal related
development and activities. The community is dependent upon various
coastal resources for its economic well being. The areas of concern expressed
for the Peninsula as a whole have been categorized into the same major
headings as identified In the Individual Districts (land uses, access/circulation,
parking, image/aesthetics and safety).
The Balboa Peninsula is comprised of four District villages strung along an
interconnected spine of roadways, each village offering both unique and
similar services and activities for residents and visitors alike.
Each District attempts to provide goods and services to their respective
residents and to some extent compete with each other for the attention of
visitors to the Peninsula.
The similarities of the four Districts are readily apparent. However, the
characteristics of each District are very different and it is through these shared
differences that the unique elements which form and identify the villages
emerge. This combination of different but similar areas make the Balboa
Peninsula a worldwide attraction and resource.
Cl
The overriding concern for the Balboa Peninsula as a whole is the need and
desire to create a sense of place. Public improvements need to be employed
which establish a unified design theme for landscaping, lighting, and
directional signage for the local and collector street system along the
Peninsula. Land uses should be established uniquely for each of the Districts,
with a greater amount of attention to resident serving commercial activities.
There is a need to discover the appropriate mix of retail tenants.
The circulation system is in need of major improvements. Access to and
between the Districts is cumbersome and awkward. Pedestrian, boating,
bicycling and public transportation have received little attention. The
Peninsula has a substantial supply of parking, however, there is a need to
develop a parking management program and plan to optimally use the
existing resources.
The overall image of the Peninsula is in need of major upgrading. Peninsula
welcome signs and arrival statement signage, along with upgraded
landscaping and lighting would greatly improve the area's image. Views and
access to the water are limited and should be capitalized upon. The family
recreation of boating should be considered as a theme, to be incorporated as
a unifying element for the overall image of the Peninsula.
The Primary focus of Peninsula -wide objectives need to deal with pedestrian
and vehicular circulation and image. In addition, the Peninsula needs to
support and strengthen the differences in the individual Districts. This can be
achieved by encouraging unique features and reducing competitive uses.
Improvements in one or both of these areas will greatly enhance the character
and economic well being of the Balboa Peninsula.
BALBOA
PENINSULA
OBJECTIVES
"MA a
RECOMMENDATIONS
URBAN
MASTER PLANNING
URBAN DESIGN
BALBOA PENINSULA
OBJECTIVES AND RECOMMENDATIONS
The Balboa Peninsula Planning Study began with a workshop in each of the
four Districts to identify the areas of concern. The planning workshops provided
an opportunity for Peninsula District representatives to brainstorm their unique
and collective problems. Potential solutions were discussed and characterized
according to their importance and priority (low, medium, or high). The priority
levels were applied to solutions based on their impact and ability to reach the
identified objectives. The issues were next analyzed for their amenability to
change (easy, moderate, or difficult). The goal being to identify the most
effective solutions to close the gap between the current problems and the
community objectives.
The workshops provided an opportunity for identification of the issues, and
when combined with the independent research, the recommendations
became apparent. The list of consultant recommendations and solutions are a
result of analyzing the problems which are most amenable to change and
achieve the most significant impact. Many issues and solutions were
identified, all were evaluated and those which had a reasonable expectation
of success have been included in this report.
The report highlights general objectives or the Peninsula and each of the four
Districts. Recommendations are made with identified short-term, mid-term and
long-term solutions identified. Following the suggested solutions is a note to
Indicate the degree of difficulty for implementation. Strategies to facilitate
these changes have been included at the conclusion of the report.
SUMMARY OF
OBJECTIVES WITH RECOMMENDATIONS
FOR THE BALBOA PENINSULA
OBJECTIVE - IMPROVE ACCESS AND CIRCULATION PATTERNS
THROUGHOUT THE PENINSULA
Recommendation,
Develop a circulation system that prioritizes the movement of
traffic along Newport Boulevard first, Balboa Boulevard second,
and select collector streets third (i.e., 32nd Street),
Solutions;
Short -Term
• Develop Peninsula -wide directional signing program to each
District from Newport and Balboa Boulevards (Le„ banners hung
from street lights), (easy)
• Reduce the number of curb cuts to access private property
along boulevards, if other access points exist. (moderate)
Eliminate on -street parking in select locations along
Newport and Balboa Boulevards, (difficult)
Incorporate a "welcome to the Balboa Peninsula' entry
statement with the current redesign of Newport Boulevard and
P,C,H, (moderate)
Mid -Term
• Acquire property for entry node landscaped areas and
welcome statements. (moderate)
• Acquire additional rights -of -way and develop a landscape
median the length of Newport and Balboa Boulevards, Place
directional and District identification signage in median,
(moderate)
• Reconfigure Balboa Boulevard to "Tee" Into Newport
Boulevard near 26th Street, (difficult)
• Reduce ctoss traffic along the boulevards by connecting
medians and limiting intersections, (moderate)
• Create key entry nodes to each District at 32nd Street, 28th
Street, 22nd Street, and Palm Street along the boulevards,
(difficult)
• Develop guest boat dock(ng facilities for visiting boaters in
each district throughout the Peninsula, (difficult)
• Establish a series of inter -connecting pedestrian walkways
throughout the Peninsula, with boardwalks, sidewalks,
peseos, etc. (moderate)
Long -Term
• Create theme structures as entry monuments for each
District, (i,e„ archways over the boulevards), (difficult)
• Synchronize all traffic signals along Newport and Balboa
Boulevards, (difficult)
• Create a traffic circle or roundabout at the intersection of
Newport Boulevard and Balboa Boulevard, (difficult)
• Develop a transportation center near McFadden Square to
collect and overlay all public and charter buses and provide
shuttles to adjacent Districts, (difficult)
• Explore the implementation of an electric vehicle ordinance
for the entire Peninsula (Le„ City of Palm Dessert), (difficult)
Investigate the re-establishment of a "Red Car like system
along Newport and Balboa Boulevards and connect to
"Mariners Mile," (difficult)
Y
OBJECTIVE - IMPROVE THE OVERALL IMAGE OF THE BALBOA PENINSULA
Recommendation:
Improve the physical appearance of the Peninsula
Solutions:
Short -Term
• Street sweep and water down Newport and Balboa Boulevards
on a daily basis. (moderate)
• Replace all public Identification signage with consistent theme
signs including: street signs, district, identification, building
Identification and location signs (i.e., blue back ground with
white lettering), (moderate)
• Remove all non -conforming private signage. (difficult)
Mid -Term
• Unify all street lights along Newport and Balboa Boulevards
Including: size, height, spacing, design and color tint of the
lights (i.e„ a brighter white), (moderate)
• Develop a landscaped street tree program for the entire length
of Newport and Balboa Boulevards. The design should Include
a consistent theme Peninsula -wide in the medians (i.e., palm
and colorful plants) and street trees within or behind the
sidewalk of a small scale individualized in each District,
(moderate)
• Develop landscape design standards for trees on private
properly adjacent to the boulevards. (moderate)
Develop a street tree lighting program for the trees in the
commercial areas, and uplighting for the palm trees in the
landscaped medians. (moderate)
• Install standards on the street lights to accommodate display
banners and condition all City events to provide banners
sufficient to properly impact the boulevards, (moderate)
• Establish a proactive code compliance enforcement program
for all properties adjacent to the boulevards including; general
maintenance and repair, painting, weeding, storage, trash,
etc, (moderate)
Long Term
• Acquire the rights -of -way necessary and construct landscape
medians, a minimum of 8 feet wide to an ideal of 14 feet wide,
(difficult)
• Acquire properly and construct entry nodes for each District,
This can be achieved within the median or proposed traffic
circle for McFadden or on adjacent properties to Newport
Boulevard like in Lido Village., Cannery Village and Central
Balboa should consider a form of Identification signage that
would span over the boulevards, (difficult)
• Establish a limited number of specifically designed pedestrian
crossing locations on the boulevards. Design a special painted
area on the pavement and install traffic control devices,
(moderate)
• Establish specific zoning regulations for properties adjacent to
Newport and Balboa Boulevards (Le„ establish uniform
setbacks, minimum landscape standards, building height and
bulk, limited access, etc,). Signage, although a major
concerns, should be reviewed on a District by District basis,
(moderate)
Recommendation,
Improve the public perception of the Balboa Peninsula
Solutions;
Short -Term
• Incorporate a phrase like 'located along the beautiful Balboa
Peninsula' in all public advertising and community event
publicizing, (easy)
Encourage the staging of more year-round special events (i.e.
a Farmers Market). The events, although occurring in one
District can be used to promote the entire Peninsula.
(moderate)
Mid -Term
Create an extensive public relations campaign for the
Peninsula as a whole, with the Chamber of Commerce. (easy)
• Encourage the formation of a Business Improvement District in
each of the four Districts. (moderate)
Expand the Police on Bikes Program for all Districts. Consider
combining this service with parking control. (moderate)
Long -Term
• Create a water oriented boating theme for the Peninsula as a
whole, (moderate)
• Establish specific bay to ocean pedestrian crossings.
(moderate)
• Acquire property or limit development and expansion on
property which provides unique opportunities for public access
to the waterfront. This can be visual as well as physical,
(difficult)
• Expand the number of waterfront access opportunities.
Interconnect the system of boardwalks and Improve the existing
view shed along the public rights -of -way. (difficult)
Recommendation,
Enhance the unique qualities within the individual District to create
a Peninsula -wide sense of place,
Solutions:
Short -Term
Develop specific standards for District by District rehabilitation
and development.
Create different themes for each District that are compatible
with the Peninsula as a whole,
Mid -Term
• Amend current District Specific Area Plans to establish
recommended District themes and develop overall Specific
Plan for the Peninsula as a whole, (moderate)
OBJECTIVE - DEVELOP AN APPROPRIATE MIX OF COMMERCIAL,
RECREATION AND RESIDENTIAL USES AND ACTIVITIES,
Recommendation,
Cluster commercial activities into central cores within each District,
Solutions;
Short -Term
• Establish incentives for cot
development within specific
facade grants or loans, shared
of operation, etc.). (moderate)
nmercial enhancement and
District core boundaries (i,e„
parking option, expanded hours
Mid -Term
• Prohibit any expansion or new commercial development
outside the determine District core by allowing residential uses,
(moderate)
• Encourage a more rapid conversion of commercial to
residential use by permitting a higher density of residential,
Note; Any new or expanded residential uses must be able to
provide suff(cienf off-street parking in order to be compatible
with surrounding residential uses, (moderate)
Long -Term
Orchestrate a Relocation and Acquisition Program to move
business outside of the central core areas Into existing vacant,
underutillzed or underdeveloped properties within the District
cores,
Recommendation,
Encourage desired new and expanded resident compatible
commercial activities;
Solutions;
Short -Term
• Draft an ordinance permitting bed and breakfast activities in
the transition areas between the Districts' commercial core and
the residential areas, (moderate)
Permit outdoor dining in select areas without any additional
regulations, restrictions, or requirements other than public
access, (easy)
Permit outdoor sales without further regulations, (easy)
Mid -Term
• Encourage portable cart sales in select areas (i,e., lease public
areas in limited amounts). (easy)
• Develop a business recruitment committee to attract new
commercial tenants, (moderate)
• Establish incentives to attract quality hospitality facilities.
(moderate)
Long -Term
• Master Plan and develop community recreation boating center
around marina parking; including existing community,
expanded beach and parking with potential small hotel,
Recommendation,
Enhance and increase the quality and supply of residential uses.
Solutions;
Short -Term
• Adopt and enforce the "Uniform Housing Code." (easy)
Mid -Term
• Develop new residential standards unique to the Peninsula as a
whole, (moderate)
Draft new regulations concerning weekly and monthly
residential seasonal rentals (i.e., require owner or manager
residence on site, payment of transient occupancy tax and
business license, etc.), (moderate)
LIDO/
CIVIC CENTER
LIDO/CIVIC CENTER
The Lido/Civic Center District is bound by Newport Boulevard, 32nd Street and
the bay. In addition, the District includes Lido Peninsula. The District is divided
Into three sub areas; Lido Village, City Hall and Lido Peninsula. Each sub area
has slightly different designations. Lido Village is designated for recreation,
marine, retail and service commercial. City Hall is designated for retail and
service commercial, and allows governmental, educational, and institutional
facilities. No residential uses are permitted. Lido Peninsula is designated for
recreation and marine commercial and single family attached residential. in
addition, Lido Peninsula is zoned Planned community anticipating some future
change.
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LIDO/CIVIC CENTER
CONCEPT PLAN
The Lido/Civic Center is a large diverse District including a major retail area, the
City's governmental center and a substantial amount of residential activity. The
District is comprised of newer more modem structures distinguishing itself from
the other more historic Districts of the Peninsula.
Lido Village and Lido Marine Village offer shopping and dining opportunities for
area residents and visitors alike. The retail shops mostly cater to the year-round
needs of the local population. The District also provides many professional
offices and daily houses a fairly large work force. Lido Marine Village developed
as a mixed use project has experienced marginal success. The development
needs to capitalize better on the adjacent asset of the bay, Water oriented
retail, restaurants, entertainment and recreation seem best suited for the site.
The inclusion of a residential option as a means of occupying vacant office
space should be carefully analyzed.
The District is bisected by Via Lido, a major street that serves as a collector to
convey residents out of the area. 32nd Street to the south could serve the area
better as a through traffic conduit, allowing Via Lido to become a true shopping
street with convenient parking, wider sidewalks, street trees and handsome store
fronts.
There is an abundance of parking in the District; however, it is comprised of a
variety of public, private, on -street, off-street, free and fee spaces. Parking is
very poorly organized and has become a detriment to the area. A shared
parking facility and plan could greatly enhance the District.
Lido Peninsula offers the community a special location for future development.
The Peninsula should be master planned as a whole and developed in phases.
However, it is unlikely that anything will happen in the near future.
Overall Lido should continue to serve as the retail hub of the Balboa Peninsula. A
series of planning and design recommendations should be employed to
enhance the area and restore its retail prominence.
LIDO/CIVIC CENTER
OBJECTIVES &
RECOMMENDATIONS
OBJECTIVE - LAND USE
TO REESTABLISH AND ENHANCE A MIX OF RETAIL, OFFICE, RESIDENTIAL AND
GOVERNMENT ACTIVITIES,
Recommendation.
Encourage a variety of resident serving commercial and service activities
Solutions;
Short -Term
• Create a retail shopping street along Via Lido by reducing to one
travel lane in each direction, (moderate)
• Encourage outdoor dining and sales in designated areas, (easy)
• Encourage special events such as sidewalk sales, art exhibits,
afternoon concerts, etc. (moderate)
Mid -Term
• Develop a shared parking program for the site behind the civic Center
adjacent to Via Oporto, (moderate)
• Allow residential development and conversion for select upper story
locations, (moderate)
• Provide public boat docking facilities In Lido Marine Village,
(moderate)
Encourage more restaurants, through regulation incentives, i.e.,
shared parking), (moderate)
Long -Term
Consolidate public parking uses by eliminating streets and alleyways,
(difficult)
• Investigate the development of an entertainment center, (difficult)
Develop a waterfront assembly area for public gatherings, Le„ the site
next to the EIKs facility). (moderate)
LIDO/CIVIC CENTER
OBJECTIVES &
RECOMMENDATIONS
OBJECTIVE - ACCESS/CIRCULATION
TO ACCOMMODATE BETTER ACCESS TO AND WITHIN THE DISTRICT.
Recommendation,
Develop a circulation system of local and collector streets,
Solutions;
Short -Term
• Redesign 32nd Street to be an east -west collector street and southern
access point to the District, (moderate)
• Redesignate Via Lido as two lane/two way shopping street with
diagonal parking, (moderate)
Maintain Via Oporto in Lido Marine Village for pedestrian and access
to the parking structure only, (easy)
Maintain entrance to City Hall and Lido Village from Newport
Boulevard with additional access points from 32nd Street and Via Lido,
(easy)
Mid -Term
• Establish entrance nodes to the Village from Newport Boulevard at Via
Lido and 32nd Streets. (difficult)
• Establish a pedestrian priority circulation system using sidewalks,
boardwalks and along Via Lido, (moderate)
• Create Interconnected waterfront boardwalk through the Village.
(moderate)
• Develop a series of theme directional signs, (moderate)
• Redesign Newport Boulevard and 32nd Street intersection to
accommodate additional Lido Island traffic and District traffic (i.e,, two
left turn lanes from Newport Boulevard). (difficult)
• Create pedestrian, bicycle, electric cart path across channel to
Mariner's Mile, (difficult)
Long -Term
• Reduce left turn pocket from Newport Boulevard to Via Lido from two
lanes to one lane. (moderate)
• Vacate Via Oporto south of Via Lido and Via Valada and make part of
shared parking facility, (difficult)
• Investigate a traffic circle at 32nd and Lafayette Avenue, (difficult)
LIDO/CIVIC CENTER
OBJECTIVES &
RECOMMENDATIONS
OBJECTIVE - PARKING
TO PROVIDE CONVENIENT AVAILABLE PARKING TO FACILITATE ALL RETAIL,
RESTAURANT, ENTERTAINMENT, OFFICE AND GOVERNMENT ACTIVITIES.
Recommendation:
Develop shared public parking facilities in the center of the District.
Solutions:
Short -Term
• Replace parallel parking with diagonal parking along Via Lido.
(moderate)
• Allow compact size parking stalls in select locations, (easy)
• Implement special permit parking program (other than existing city
program). (moderate)
• Install short and long term meters (working 24 hours a day). (easy)
Mid -Term
• Develop a parking management plan. including a shared parking
resources program (Le„ designate the parking structure for all District
employees). (moderate)
Provide bicycle parking facilities. (easy)
9 Create new access patterns to exiting parking structure. (easy)
Long -Term
• Develop a combined or shared valet parking system for restaurant
patrons, (moderate)
• Review parking patterns and study District parking demand,
(moderate)
• Remove some on -street parking to accommodate circulation plan
(Le„ 32nd Street), (moderate)
0
LIDO/CIVIC CENTER
OBJECTIVES &
RECOMMENDATIONS
OBJECTIVE - IMAGE/AESTHETICS
TO REESTABLISH AND ENHANCE THE VILLAGE ATMOSPHERE OF RETAIL AND
ENTERTAINMENT FOR THE PENINSULA,
Recommendation:
Develop a program and plan to improve the Districts character,
Solutions:
Short -Term
• Limit the amount and type of signing allowed for commercial uses.
(moderate)
• Eliminate non -conforming signs. (difficult)
Mid -Term
• Develop sign guidelines for the District, (moderate)
• Develop uniform street lighting program. (moderate)
• Encourage banners for special events. (easy)
• Use special pavers or patterns for pedestrian paths. (moderate)
• Develop a street tree program, (moderate)
• Encourage quality architectural styles and designs through flexible
design guidelines. (moderate)
• Explore a theme lighting, landscaping and signing for District
Identification, (moderate)
• Create entry nodes to the Peninsula and District along Newport
Boulevard (i,e„ Via Lido and 32nd Street), (difficult)
Long -Term
• Rehabilitate exterior of City Hall and improve landscaping, (difficult)
• Develop a Business Improvement District, (moderate)
• Develop a facade improvement for District, with special attention to
the Newport Boulevard frontage. (difficult)
CANNERY
VILLAGE
CENTRAL BALBOA
Central Balboa is bound by the ocean and the bay between Adams Street and
"A" Street.
The District is designed for retail and service commercial, single family and two
family residential, and allows governmental, educational and institutional
facilities.
CANNERY VILLAGE
CONCEPT PLAN
Cannery Village is a unique collection of retail, industrial, office and residential
activities, The Village includes a wide variety of structures and a large amount
of under developed sites. The area offers an abundance of character and
charm and provides the Peninsula with one of its most interesting Districts.
Cannery Village started out as the boar yard on the bay across from the active
McFadden Pier Area, Following the dredging of the Rhine channel commercial
fishing boats began to occupy the waterfront. Fish canneries began operating
on docks in the bay and soon an entire marine service industry dominate the
area.
Today Cannery Village is home to many art galleries, art studios, restaurants,
cursor shops and professional offices along with the remaining marine service
uses, The Village should continue to attract art related activities, with specialty
food opportunities and limited residential. Incentives should be used to
enhance the arts related activities and transition away from the marine industrial
uses, The perimeter areas of the Village, along 32nd Street and Newport
Boulevard, are well sulted for the more intense restaurant, bar and retail
activities, The core area should maintain the quiet and quaint qualities that
have evolved over the years,
Cannery Village needs to develop a more effective vehicular and pedestrian
circulation system. Pedestrian movement should have priority over vehicles,
therefore, maintain the narrow street system with on -street parking. Also expand
sidewalks and develop a system of paseos between blocks and through the
alleyways. In addition, the Village should explore the benefits of how detailed
specific development regulations and design guidelines can be employed to
preserve and enhance a truly unique resource of the Peninsula.
The Cannery Village is bound by 32nd Street on the north, Newport Boulevard on
the west, 26th Street to the south and the Rhine channel of the bay on the east.
The District is designated for recreation, marine, retail and service commercial;
general industrial (marine industrial), and two-family residential uses.
CANNERY VILLAGE
OBJECTIVES &
RECOMMENDATIONS
OBJECTIVE - LAND USE
TO MAINTAIN AND ENHANCE A MIXED USE, ART ORIENTED, SPECIALTY RETAIL AND
OFFICE DISTRICT,
Recommendation;
Develop a site specific master plan identifying the optimum mix of retail,
restaurant, residential and office uses,
Solutions;
Short -Term
• Amend Specific Area Plan to restrict activities to specific areas (i.e„
marine industrial only allowed east of Lafayette Avenue and business
with later hours of operation should be located on the perimeter of the
District). (easy)
Mid -Term
• Allow residential uses on a project by project basis in order to maintain
an adequate mix of activity, including residential within commercial
projects and stand alone residential, (moderate)
• Discourage industrial activities in the Village core. (easy)
Develop a Village square or neighborhood park for public gatherings,
(moderate)
• Provide for performing arts uses, (moderate)
Provide public boat docking facilities (i.e., 29th Street right-of-way),
(difficult)
• Provide for bed & breakfast facilities consistent with Peninsula -wide
regulations on a project by project basis, (moderate)
• Develop incentives within the Specific Area Plan to accommodate
desired land uses (i.e., restaurants, art galleries and studios, specialty
retail, etc,) to take advantage of shared parking programs, or other
Incentives. (moderate)
Long -Term
Limit the amount of alcohol related businesses. (difficult)
• Discourage storage and industrial related activities in the commercial
core, (difficult)
• Discourage the expansion of marine related industrial and encourage
a recycling to restaurant and other visitor serving activities, (moderate)
CANNERY VILLAGE
OBJECTIVES &
RECOMMENDATIONS
OBJECTIVE - ACCESS/CIRCULATION
TO ACCOMMODATE BETTER ACCESS TO AND WITHIN THE DISTRICT.
Recommendation:
Develop a collector street system around the District.
Solutions:
Short -Term
• Redesign 32nd Street to be an east -west collector street and northern
access point to the District. (moderate)
• Redesign Lafayette as a two-way collector street around the Village
core. (moderate)
• Redesignate Villa Way to two-way traffic; acquire additional right-of-
way on west side, in necessary, (difficult)
• Create a Village entrance at 29th Street and Newport Boulevard.
Mid -Term
• Develop an Interior circulation system for pedestrian and vehicles.
(easy)
• Create one-way loop system within the Village by redesignating 31 st
Street one-way east and 30th Street one-way west. (easy)
• Maintain 29th Street two-way with access from Newport Boulevard.
(easy)
Establish entrance nodes to the Village from Newport Boulevard at
32nd and 28th Streets and 32nd Street and Villa Way. (moderate)
Establish a pedestrian priority circulation system using sidewalks, alley
ways, boardwalk and paseos, (moderate)
Long -Term
• Develop a traffic circle at 32nd and Lafayette Avenue as an entrance
node to the Village, (difficult)
CANNERY VILLAGE
OBJECTIVES &
RECOMMENDATIONS
OBJECTIVE - PARKING
TO PROVIDE CONVENIENT AVAILABLE PARKING TO FACILITATE ALL COMMERCIAL,
RESIDENTIAL, OFFICE AND INDUSTRIAL ACTIVITIES.
Recommendation:
Develop public parking facilities within the District,
Solutions:
Short -Term
• Designate parking facilities on the perimeter of the District, (moderate)
• Consolidate public parking facilities, (moderate)
• Replace parallel parking with diagonal parking where appropriate,
(moderate)
• Allow compact size parking stalls in select locations, (easy)
• Implement special permit parking program, other than existing city
program, (easy)
• Install short and longterm meters, working 24 hours a day, (easy)
Mid -Term
• Develop a parking management plan, including a shared parking
program, (moderate)
• Provide bicycle parking facilities. (easy)
• Develop a combined or shared valet parking system for restaurant
patrons, (moderate)
Long -Term
• Review parking patterns and study District parking demand,
(moderate)
• Remove some on -street parking to accommodate circulation plan,
(easy)
• Develop a shared parking facility and program on the perimeter of
the Village and reduce the on -site parking requirement, (moderate)
CANNERY VILLAGE
OBJECTIVES &
RECOMMENDATIONS
OBJECTIVE - IMAGE/AESTHETICS
TO PRESERVE AND ENHANCE THE VILLAGE ATMOSPHERE AND CHARACTER OF THE
DISTRICT.
Recommendation:
Develop a program to improve and enhance the Village character,
Solutions:
Short -Term
• Limit the amount and type of signing allowed for commercial uses,
(moderate)
• Eliminate non -conforming signs, (difficult)
• Maintain small lot development pattern, (easy)
• Encourage the use of an "Old Newport" theme in the Village, (easy)
• Maintain tight narrow street pattern. (easy)
Mid -Term
• Develop sign guidelines for District; (i.e., allow only externally
Illuminated signs), (moderate)
• Develop uniform interior street lighting program, (moderate)
0 Encourage banners for special events, (easy)
• Use special pavers or patterns for pedestrian paths, (moderate)
• Develop a street tree program, (moderate)
• Encourage a variety of architectural styles and design's through flexible
design guidelines, (easy)
• Develop a Business Improvement District, (moderate)
Long -Term
• Discourage boat and vehicle storage in the core village area.
(difficult)
• Underground utilities, (difficult)
• Facade improvements along Newport Boulevard, (moderate)
MCFADDEN
SQUARE
MCFADDEN SQUARE
McFadden Square is bound by the ocean and the bay from 19th Street to the
alley between 23rd and 24th Streets north along Balboa Boulevard to 21 st Street,
The District is designated for recreation, marine, retail, and service commercial;
single family attached, two-family and multi -family residential land uses,
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MCFADDEN SQUARE
CONCEPT PLAN
McFadden Square is the heart and center of historic Newport Beach, officially
designated as "Old Town," The construction of the Newport Pier and subsequent
rail connection brought commerce to the coastal area prior to the turn of the
century, The railroad was constructed primarily to transport goods arriving from
the ocean. However, passenger travel from inland areas to the beach for
recreation became popular, Land development responded with hotels, retail
shops and beach cottages, clustered around McFadden Square. The red car
rail lines continued the stream of visitors to the area. The once sparsely
populated sandspit was subdivided into numerous 20 by 85 foot lots to
accommodate the new vacationers. Many of the early vacation homes remain
today and contribute to the historic character of the District.
McFadden Square still serves as the primary destination for beach visitors, This
attraction creates numerous traffic, parking, and security problems associated
with a beach area, The District has a tremendous opportunity to attract quality
commercial and recreational activities providing a greater degree of flexibility is
employed in the regulation of new Ideas. A greater effort should be exercised to
encourage more year-round and less seasonal business, Easy access and
convenient parking as suggested in the Peninsula -wide Plan will contribute to the
future success of the District. The McFadden Square District is in need of
nurturing attention to once again become the heart of the city,
MCFADDEN SQUARE
OBJECTIVES &
RECOMMENDATIONS
OBJECTIVE - LAND USE
TO ACHIEVE AND MAINTAIN THE APPROPRIATE MIX OF COMMERCIAL, RESIDENTIAL,
AND RECREATIONAL ACTIVITIES,
Recommendation:
Amend Specific Area Plan (zoning) to be more flexible including
incentives desired for designed uses,
Solutions:
Short -Term
• Increase the floor area ratios for commercial development,
(moderate)
• Encourage outdoor dining in designated areas, (easy)
Mid -Term
• Develop a shared parking program and reduce the on -site
requirement, (moderate)
• Allow residential wffhin commercial projects, second floor only,
(moderate)
• Allow temporary commercial sales from carts or mobile vendors in
designated areas, (easy)
• Encourage special event activities such as a Farmer's Market,
(moderate)
• Encourage more commercial activity on and adjacent to the pier.
(moderate)
• Allow for the Dory Boat Market area to expand. (difficult)
• Draft regulations for bed and breakfast facilities, in transitional areas.
(moderate)
Long -Term
• Allow higher density residential as a transition area adjacent to the
commercial areas, (moderate)
• Discourage commercial uses outside of the core area, (Le., south of
21 st Street), (difficult)
• Develop public boat docking facilities at the end of 21 st Street.
(difficult)
• Develop a master development for the Blurock Property, (moderate)
MCFADDEN SQUARE
OBJECTIVES &
RECOMMENDATIONS
OBJECTIVE - ACCESS/CIRCULATION
TO ACCOMMODATE BETTER ACCESS TO AND THROUGH THE DISTRICT WITH MINIMAL
TRAFFIC CONGESTION,
Recommendation,
Improve the Newport and Balboa Boulevards interchange,
Solutions;
Short -Term
• "Tee" Balboa Boulevard Into Newport Boulevard at 26th Street,
(difficult)
• Redesignate 21 st Street two-way into beach parking facility, (easy)
Mid -Term
• Explore the use of a traffic circle or roundabout at 26th Street for the
Newport and Balboa Boulevards interchange, (difficult)
Synchronize traffic signals along Newport Boulevard, (difficult)
Recommendation;
Develop a better system of alternative transportation methods,
Solutions;
Short -Term
Create pedestrian priority areas with specific paver patterns, i,e„ the
alleyways on the beach side of Balboa Boulevard between 21 st and
24th Streets), (moderate
Develop a bikeway system ub combination with the pedestrian
system, (moderate)
Mid -Term
• Explore a shuttle bus system from McFadden Square to other Districts,
(difficult)
• Provide tourist and charter bus parking facilities for the entire Peninsula,
(difficult)
MCFADDEN SQUARE
OBJECTIVES &
RECOMMENDATIONS
OBJECTIVE - PARKING
TO PROVIDE CONVENIENT AVAILABLE PARKING TO FACILITATE ALL COMMERCIAL,
RESIDENTIAL, AND RECREATIONAL ACTIVITIES,
Recommendation:
Develop new convenient parking opportunities within the District,
Solutions:
Short -Term
• Create new parking courts on bay side of Newport Boulevard, (easy)
• Replace parallel parking with diagonal parking where appropriate (i.e„
22nd Street bayside of Newport Boulevard), (moderate)
• Allow compact size parking stalls In select locations, (i,e„ beach
parking 1 st), (easy)
• Implement a resident permit parking program, (moderate)
• Install short term parking meters adjacent to select commercial
locations, (i.e,, both sides of Newport and Balboa Boulevards). (easy)
• Create new parking facilities adjacent to Newport Boulevard (on both
sides) concurrent with a redesign of Newport and Balboa Boulevards,
(difficult)
Mid -Term
• Establish seasonal beach parking procedures in select location, (l,e.,
pay when entering, one daily rate, annual passes, etc.). (moderate)
• Develop a parking management program, Including shared facilities,
short and long-term meters, etc. (moderate)
• Provide bicycle parking facilities. (moderate)
• Provide bus parking and layover locations in existing parking lot.
(difficult)
• Develop a shared valet parking program for the various restaurants.
(difficult)
• Allow a merchant parking validation program. (moderate)
Long -Term
• Develop a transit center for passenger transfer to shuttle bus system,
Include bus layover parking facility. (difficult)
MCFADDEN SQUARE
OBJECTIVES &
RECOMMENDATIONS
OBJECTIVE -IMAGE/AESTHETICS
TO UPGRADE AND ENHANCE THE HISTORIC COMMERCIAL CHARACTER OF THE
DISTRICT,
Recommendation:
Develop a proactive plan to improve the Districts' character,
Solutions:
Short -Term
• Limit the amount and type of signing allowed for commercial uses,
(moderate)
• Eliminate non -conforming signage, (difficult)
• Implement a street tree lighting program, (moderate)
• Provide additional litter canisters, (easy)
Mid -Term
• Provide Incentives for historic restorations, (moderate)
• Underground utility lines, (difficult)
• Install theme street lights, (moderate)
• Develop restrictive regulations on pier fishing, (moderate)
• Organize a Business Improvemerit District, (moderate)
Develop a regular maintenance program for the pedestrian areas,
(moderate)
Develop a street tree program different fromthe boulevard trees and
unique to the District. (moderate)
Long -Term
. Develop a facade Improvement program, (difficult)
Create a major entry node statement at 21 st Street, (difficult)
Establish an architectural review service for new and rehabilitated
development projects. (difficult)
CENTRAL
BALBOA
CENTRAL BALBOA
Central Balboa is bound by the ocean and the bay between Adams Street and
"A" Street, The District is designed for retail and service commercial, single family
and two family residential, and allows governmental, educational and
Institutional facilities,
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CENTRAL BALBOA
CONCEPT PLAN
Central Balboa is possibly the best known least understood District of Newport
Beach, Numerous studies and plans have been prepared for the area; but
surprisingly little has changed. Central Balboa Iles in the middle of an intensely
developed three mile long narrow. spit of land that culminates in a dead end.
the District is rich with unique and diverse features and attractions, The
connection and linkage of the bay and the ocean is more evident in Central
Balboa than anywhere else in the city. This feature needs to be reinforced and
highlighted. The vast amount of beachfront parking should serve as a staging
location for the majority of service, entertainment and recreational activities of
the area. Pedestrian linkages should then extend to the bayfront, reinforcing the
bay and ocean connection.
The commercial section of Central Balboa continues to offer a vast selection of
seasonally popular retail outlets; while the selection of resident serving retail
continues to decline. This fluctuation of commercial activity can be better
managed with a proactive planning approach to the District.
The recommendations from the previous studies have to some extent been
Incorporated in the "Central Balboa Specific Area Plan," Many of the
recommendations in this study are a repeat of previous conclusions. in
particular there are many worthwhile thoughts expressed in the 1993
RegionaVUrban Design Assistance Team (R/UDAT) Study.
Central Balboa is in great need of special attention in order to preserve its
unique character and enhance the distinctive collection of structures and
features that comprise this community -wide treasure.
CENTRAL BALBOA
OBJECTIVES &
RECOMMENDATIONS
OBJECTIVE - LAND USE
TO ESTABLISH AND ENHANCE THE APPROPRIATE MIX OF RETAIL, RESIDENTIAL,
RECREATIONAL ACTIVITIES FOR THE DISTRICT.
Recommendation,
Cluster retail activities along Balboa Boulevard between Adams and W
Streets,
Solutions;
Short -Term
• Develop a shared parking program in the ocean side parking lot for
retail employees, customers, and beach goers, (moderate)
• Allow more intense residential development and conversion for select
commercial properties outside the central core, (moderate)
• Encourage outdoor dining and sales in the core area only. (easy)
• Encourage special events such as sidewalk sales, art exhibits,
afternoon concerts, etc, (moderate)
Mid -Term
• Provide public boat docking facilities at the Fun Zone and Pavilion,
(moderate)
• Consolidate resident serving and compatible commercial,
(moderate)
• Draft regulations for bed and breakfast facilities, (moderate)
• Encourage more commercial activity on and adjacent to the pier,
(moderate)
• Increase the floor area ratios for commercial development,
Particularly encourage second floor activities, (difficult)
• Expand the Promenade area in front of the Fun Zone and relocate
satellite structures, (moderate)
Long -Term
• Extend the boat docking facilities further Into the bay, (difficult)
• Create a public walkway system at water level around the Pavilion,
(moderate)
• Relocate the sport fishing fleet and day boat rentals to off shore
moorings, (difficult)
• Explore the feasibility of a second story interconnecting walkway
system, (difficult)
• Consolidate private parking lots along Bay Street and allow in fill new
developments, (difficult)
• Encourage an upgraded Fun Zone expansion, (difficult)
CENTRAL BALBOA
OBJECTIVES &
RECOMMENDATIONS
OBJECTIVE - ACCESS/CIRCULATION
TO ACCOMMODATE BETTER ACCESS TO AND THROUGH THE DISTRICT.
Recommendation:
Develop a Circulation System within the District which allows for adequate
traffic flow through the District,
Solutions:
Short -Term
• Redesignate Main Street south of Balboa Boulevard for pedestrian
only. (easy)
Establish entrance node to the Village at Palm Street, (moderate)
Mid -Term
Create a leaving the Village node with turnaround at W Street,
(difficult)
• Establish a pedestrian priority circulation system using sidewalks ,
boardwalks, and alleyways, (moderate)
• Develop a series of theme directional signs, (moderate)
• Redesign Bay Street as parking court with short term diagonal parking
between Main and Adams Streets. (moderate)
Long -Term
• Connect parking on north and south side of the pler and connect to
"B" Street parking, (difficult)
• Close "B" Street at the boardwalk, (moderate)
• Maintain entrance to beach parking at Palm Street with exit at "K
Street, (moderate)
• Redesignate Washington Street to pedestrian only, (easy)
• Synchronize traffic signals, (difficult)
CENTRAL BALBOA
OBJECTIVES &
RECOMMENDATIONS
OBJECTIVE - PARKING
TO PROVIDE CONVENIENT AVAILABLE PARKING TO FACILITATE ALL RETAIL,
RESTAURANT, ENTERTAINMENT; AND RECREATIONAL ACTIVITIES IN THE DISTRICT,
Recommendation:
Develop a pool of parking facilities within core area of the District for
employees, visitors, and residents alike,
Solutions:
Short -Term
• Create a shared parking program that establishes short term parking
for retail customers, long term parking for employees in more remote
areas, and day parking for visitors to the area, (moderate)
• Replace parallel parking with diagonal parking, where appropriate.
(moderate)
• Allow compact size parking stalls in select locations, (easy)
• Implement special permit parking program (other than existing city
program). (moderate)
• Install short and long term meters, (working 24 hours a day), (easy)
Mid -Term
• Develop a parking management plan. (moderate)
9 Provide bicycle parking facilities, (moderate)
• Develop a combined or shared valet parking system for restaurant
patrons, (difficult)
• Review parking patterns and study District parking demand,
(moderate)
• Create a short term parking court along Bay Street (Le., Palm Street to
W Street along Balboa Boulevard), (moderate)
• Restructure parking fees and collection methods, (easy)
Long -Term
• Encourage shuttle buses into the District from a remote location
outside of the District, (difficult)
• Explore long term sport fishing and Catalina parking In remote
facilities, (moderate)
• Provide for tour bus parking in remote locations with shuttle service to
District, (difficult)
• Explore option of additional parking on existing soccer field, recreate
soccer field south of current location, (difficult)
CENTRAL BALBOA
OBJECTIVES &
RECOMMENDATIONS
OBJECTIVE - IMAGE/AESTHETICS
TO REESTABLISH AND ENHANCE THE VILLAGE ATMOSPHERE OF FUN, RETAIL AND
ENTERTAINMENT FOR THE COMMUNITY.
Recommendation;
Develop a series of unique projects that will reestablish a village
atmosphere.
Solutions;
Short -Term
• Limit the amount and type of signing allowed for commercial uses,
(moderate)
Eliminate non -conforming sings, (difficult)
Mid -Term
• Provide wider sidewalks and a landscaped median along Balboa
Boulevard between Palm Street and W Street, (difficult)
• Develop sign guidelines for the District, (moderate)
• Develop uniform street lighting program, (moderate)
• Encourage banners for special events, (easy)
• Use special pavers or patterns for pedestrian paths. (moderate)
0 Develop a street tree program, (moderate)
,
• Encourage the preservation and enhancement and promotion of
historic features, (moderate)
• Maintain a Business Improvement District, encourage property owner
participation, (moderate)
• Explore a theme lighting, landscaping and signing for District
identification, (moderate)
• Create entry and exit node for the District along Balboa Boulevard,
(difficult)
• Encourage building facade enhancements, (moderate)
• Develop a unique landscape theme, i.e,, create a canopy of trees
over Main Street and part of Balboa Boulevard, (moderate)
• Expand and upgrade oceanside boardwalk and promenade
between Adams and "B" Streets, (difficult)
Long -Term
• Remove overhead utility lines, (difficult)
• Establish an architectural review service for new and rehabilitated
projects, (moderate)
• Maintain grid and small lot development pattern, (easy)
• Establish a festive environment with lighting, signing, banners, color
awning, landscaping, etc, (moderate)
• Create more water view opportunities, (difficult)
URBAN
MASTER PLANNING
URBAN 0ESI6N
I A01 QUAIL STREET, SUITE 100 NEWPORT BEACH, CA 92660 TEL )714) 833.9193 FAX )714) 8333098
A
PENINSULA
PLANNING
STUDY
ISSUES
IDENTIFICATION
SUMMARY REPORT
August 5, 1996
MASTER PLANNING
URBAN DESIGN
MASTER PLANNING
URBAN DESIGN
MEMORANDUM
DATE: August 5,1996
TO: Kevin Murphy, City Manager
FROM: Jack Camp, President
Urban Design Camp
SUBJECT: Task 3.2 Work Product No. 7
Balboa Peninsula Planning Study
Report Summarizing Round Three
District Workshops
The round three District Planning Workshops have concluded and modifications have been
made to the list of issues and concerns identified in the previous workshops.
Planning concept alternative plans were presented and discussed for each District and the
Peninsula as a whole. The plans and ideas were well received and a number of comments
were generated. These comments will be incorporated into the final document.
The workshop also discussed many of the consultants suggested recommendations.
Recommendations were offered for each of the major issues identified on the Peninsula and
in the Districts.
Conceptual plans were also offered for the two special study areas (the Mix -Master
intersection and Marina Park).
The District and Peninsula plans are currently being modified as discussed in the workshops
and will be presented at the August 13,1996 meeting.
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1401 QUAIL STREET, SUITE 100 NEWPORT BEACH, CA 92660 TEL (714) 833-9193 FAX (7141 8313098
MASTER PLANNING
URBAN 0ES10N
Lido Village/Civic Center District
Round Three Planning Workshop
July 26,1996 (8:00 -10:30 a.m.)
Meeting Memorandum
Attendance: District Representatives - John Cotton, Bill Dunlap, Jerry King, John Simple,
Clarence Turner
B.P.P.A.C. -Young Yang
City Staff - Sharon Wood
Consultant -Jack Camp, Mike Adams (Urban Design Camp)
The meeting started with a review of comments generated from the District Round Two
Summary Report. Some changes were requested to the previous report. For example:
Inclusion of a monorail or other type of transportation link to the rest of the community.
Development of a shared parking program.
Develop bike and pedestrian paths.
The District Representatives next reviewed the Peninsula and District Concept Plans. Concern
was expressed for the amount and location of new parking opportunities and impact to the
District residents on circulation ideas.
The consultants stated throughout the discussion that implementation of the suggested actions
could be accomplished in phases. The object of the recommended plan is to provide a
variety of solution, small steps, medium steps and grand plans.
Overall the plans were well received and many additional thoughts were added for inclusion
in the final recommendations including:
• The use of new entry nodes as an opportunity to tell the history of the Peninsula.
• Enhancement of the public area next to the Elk's Building.
• Elimination of the left turn pocket from Newport Boulevard onto Via Lido.
Attached to this memorandum is the District Summary Report as amended.
1401 QUAIL STREET, SUITE 100 NEWPORT BEACH, CA 92660 TEL (7141 833.9193 FAX (714) 833-3098
MASTER PLANNING
URBAN DESIGN
Cannery Village District
Round Three Planning Workshop
July 24,1996 (4:00 - 6:00 p.m.)
Meeting Memorandum
Attendance: District Representatives - Michael Porter (Coordinator), John Barry, Gary
DiSano, Jane Elliott, Russ Flueter, Bill Hamilton
B.P.P.A.C. -Young Yang
City Staff - Sharon Wood, John Douglas
Consultant - Jack Camp, Mike Adams (Urban Design Camp)
The meeting started with a review of comments generated from the District Round Two.
Summary Report. Minor changes were suggested to the previous report.
The District representatives next reviewed the Peninsula and District Concept Plans. Concern
was expressed for the amount and location of new parking opportunities and impact to the
District residents on circulation ideas.
The consultant stated throughout the discussion that implementation of the suggested actions
could be accomplished in phases. The object of the recommended plan is to provide a
variety of solutions, small steps, mediums steps and grand plans including:
• The need to expand Villa Way to two-way traffic, even at the expense of sidewalks.
• The desire for a bayside boardwalk.
• Clustering parking opportunities.
Attached to this memorandum is the District Summary Report as amended.
1401 QUAIL STREET, SUITE 100 NEWPORT BEACH, CA 92660 TEL )714) 833.9193 FAX )714) 833.3098
MASTER PLANNING
URBAN DESIGN
McFadden Square District
Round Three Planning Workshop
July 23, 1996 (4:00 - 6:00 p.m.)
Meeting Memorandum
Attendance: District Representatives -Marcia Dossey (Coordinator), Henry Johnson,
George McGaffigan, Bob Rubian, Fran Ursini
B.P.P.A.C. - Rush Hill, Young Yang
City Staff - Sharon Wood, John Douglas
Consultant - Jack Camp, Mike Adams (Urban Design Camp)
The meeting started with a review of comments generated from the District Round Two
Summary Report. Minor changes were suggested to the previous report.
The District representatives next reviewed the Peninsula and District Concept Plans. Concern
was expressed for the amount and location of new parking opportunities and impact to the
District residents on circulation ideas.
The consultants stated throughout the discussion that implementation of the suggested actions
could be accomplished in phases. The object of the recommended plan is to provide a
variety of solutions, small steps, medium steps and grand plans.
Over all the plans were well received and many additional thoughts were added for inclusion
in the final recommendations including:
• Providing new parking opportunities on both sides of the redesigned Newport Boulevard.
• Exploring a new electric rail line between McFadden and Central Balboa.
• Develop a transportation center which serves as a city hub for visitors.
• Drop the idea of a sailing theme but develop unifying elements to distinguish Districts.
• Reintroduce water taxi service.
Attached to this is the District Summary Report as amended.
1401 QUAIL STREET, SUITE 100 NEWPORT BEACH, CA 92660 TEL (714) 833-9193 FAX (714) 833.3098
MASTER PLANNING
URBAN DESIGN
Central Balboa District
Round Three Planning Workshop
July 30,1996 (2:00 p.m. - 5:00 p.m.)
Meeting Memorandum
Attendance: District Representatives - Ron Baers (Coordinator), Bob Black, Don
Donaldson, Bill Ficker, Ray Handy, Michael Kransley, Chan LeFebevre, John
Wortman
B.P.P.A.C. -Tim Collins, Anne Gifford, Young Yang
City Staff - Sharon Wood, John Douglas
Consultants -Jack Camp, Mike Adams (Urban Design Camp)
The meeting started with a review of comments generated from the District Round Two
Summary Report. A number of changes were suggested to the prioritization in the report of
certain issues. In addition, other items were added or amended.
A general concern was expressed that the Peninsula wide issues were too general and needed
to provide greater detail. Discussion of the following issues resulted in a change to a higher
priority:
• Redesign of the beach parking lot.
• Development of a remote parking facility with shuttle.
• Development of wider sidewalks.
• Upgrading the Fun Zone.
• Sign code violation enforcement.
• Development of new resident compatible retail.
• Elimination of over head power lines.
The District Representatives next reviewed the Peninsula and District Concept Plans. Concern
was expressed for the amount and location of new parking opportunities and impact to the
District residents on circulation ideas.
The consultant stated throughout the discussion that implementation of the suggested actions
could be accomplished in phases. The object of the recommended plan is to provide a
variety of solutions, small steps, medium steps, and grand plans.
7401 QUAIL STREET, SUITE 100 NEWPORT BEACH, CA 92660 TEL (714) 833-9193 FAX )714) 833-3098
Overall the plans were well received and many additional thoughts were added for inclusion
in the final recommendations for example:
• The need for wide sidewalks, even at the expense of on street parking.
• Parkway landscaping or landscaping behind the property line.
• Landscaping between the curb and house important.
• Diagonal parking in front of residential property not a good idea.
• The Central Balboa residential area adjacent to the commercial core should have a special
treatment.
Attached to this memorandum is the District Summary Report as amended.
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• A
PENINSULA
PLANNING
WORKSHOP
EXERCISE
ISSUE IDENTIFICATION
BALBOA PENINSULA PLANNING WORKSHOP'EXERCISE
The Balboa Peninsula Planning Study began with a planning workshop in each of the four
Districts to identify areas of concern. The workshops employed a group of problem solving
exercise to provide a systematic, easily understood, and practical method for addressing
problems.
The planning workshop exercise is designed to continually move problems toward solutions
by breaking them down into manageable pieces, identifying responsibilities and determining
relevant concerns. This type of analysis brings vague discussions into focus and ideally ends
with clear direction. The results of all the brainstorming and discussions of the Balboa
Peninsula have evolved into the development of a series of concept alternatives, action plans
and strategies to effectuate change.
The planning workshops provided an opportunity for the Balboa Peninsula District
representatives to describe their unique and collective problems. The consultant team then
conducted an analysis and evaluation of the issues and problems identified. In the final round
of planning workshops, potential solutions were discussed and characterized according to
their importance and priority (low, medium, high)). The priority levels were applied to
solutions based on their impact and ability to reach the identified objectives. The issues were
next analyzed for their amenability to change (easy, moderate, or difficult). The goal being to
identify the most effective solutions to close the gap between the current problems and the
community objectives.
Three rounds of planning workshops were conducted for each of the four Districts. The
concerns presented and discussed on the following pages originated from the District
representatives: The issues, objectives and solutions have been reviewed and amended by
the District representatives, and reflect a group consensus of those in attendance at the
workshops.
PENINSULA
PENINSULA WIDE
CONCERNS
LAND USES
(6128/96)
(Revised 8/2/96)
Balboa
Peninsula
Issue Description
• The desire to enhance and develop resident serving commercial activity
The need to develop an appropriate mix of commercial tenants
• The lack of harbor entrances and bayfront activities
Objectives
To encourage and enhance waterfront uses
•
To attract higher quality tenants and more varied users
To increase property values
•
To encourage the consolidation of commercial uses
•
To create a viable commercial atmosphere
Solutions
High Priority
•
Develop incentives to encourage a greater variety of resident serving
commercial
•
Develop a visitor marina with guest docking
•
Rewrite regulating ordinances to facilitate and encourage desired activities
Provide for higher density residential opportunities in transitional areas
(The area between commercial and lower density residential)
•
Explore all possible regulating options for alcohol related sales
Develop a bed and breakfast facility ordinance
•
Investigate enhancement and expansion of Marina Park at 15th Street
•
Develop regulations for weekly vacation rentals
ACCESS/CIRCULATION
(6/28/96) Peninsula
(Revised 812/96)
Issue Description
• The circulation patterns are confusing and destinations are poorly defined
• Need to accommodate various forms of individual and public transit
• Poor circulation to and within Districts
Objectives
• To facilitate resident access on the peninsula
• To attract more retail shoppers
• To accommodate area visitors
• To improve the visual appearance of the streetscape
• To create more pedestrian ways
Solutions
High Priority
• Prepare a traffic implementation plan
• Develop an interconnective series of pedestrian walkways
• Establish a system of public boat docking facilities
• Install an integrated directional signage program
• Design a number of entry and arrival monuments
• Encourage alternative forms of transportation
• Reconfigure the Newport and Balboa Boulevards interchange
• Improve Newport Boulevard and PCH interchange
• Synchronize traffic signals
Balboa 1
PARKING
(6/28/96)
(Revised 8/2/96)
Issue Description
• The peninsula has a competition for available parking spaces
Objectives
• To discover the peninsula's true parking demand
To create additional parking opportunities
To improve the usage of existing parking facilities
Solutions
High Priority
Balboa
Peninsula
Provide short term convenient parking adjacent to resident serving
commercial uses
Consolidate longterm parking facilities
Develop shared parking programs and facilities in select locations
Develop a parking management plan for existing parking facilities
Redirect parking revenues back to the areas which,generated them
Preserve residential parking facilities
Investigate a transit center
Provide charter bus layover areas
IMAGE / AESTHETICS Balboa
(6/28/96) Peninsula
(Revised 8/2/96)
Issue Description
• The character of the area is lacking a sense of community and linkage
The need for water quality improvement
Objectives
To create a sense of place
To create a quality image for the water
• To develop better views of the water
To upgrade the village character of the individual districts
To upgrade the peninsula's infrastructure
Solutions
High Priority
• Develop a peninsula wide lighting and public signage theme
Develop unique but compatible individual village themes throughout the
peninsula
L Develop consistent and/or compatible streetscape plans
• Develop a theme landscaping or street tree program
• Develop a uniform maintenance and repair program for all public
improvements peninsula wide
Provide a strider enforcement of various code compliance
• Develop a sign code program the provide a uniform compatibility without
inhibiting creativity
• Provide landscaped medians where feasible
• Develop entry nodes for each village
• Improve the visual appearance of Newport and Balboa Boulevards
VILLAGE
LAND USES
(Revised 6/14/96)
(Revised 7/26/96)
Issue Description
Lido Village/
Civic Center
District
• The District needs to identify a distinct purpose and direction.
Objectives:
• To attract more resident serving and visitor serving commercial uses
• To attract higher quality tenants, more varied users and design
professionals
• To increase property values
• To accommodate more residential opportunities
Solutions
High Priority
• Develop more family restaurants and theaters (one-two additional screens)
• Discourage additional night club activities
• Permit more residential in fill projects
• Provide for mixed use projects
• Review zoning ordinances and explore appropriate changes
• Determine the appropriate mix of residential and commercial uses
• Develop a visitor's Marina and short term docking spaces
• Reinforce the concept of being a "point of destination"
• Develop a pedestrian friendly environment
Medium Priority
• Develop and Entertainment Center Master Plan (i.e. Triangle Square)
Encourage hotel development
Install fiber optic system underground to encourage more professional
offices and internet occupancies
Expand the public area next to the Elk's Building
Low Priority
• Designate an additional gas station site (prefer central location)
Develop a new City Hall and Civic Center
ACCESS/CIRCULATION Lido Village/
(Revised 6/14/96) Civic Center
(Revised 7/26/96) District
Issue Description
• Poor circulation to and within the District
Objectives
• To improve pedestrian and vehicular patterns
• To improve access to Lido Island and Lido Peninsula
• To guide visitors to select areas of the District
Solutions
High Priority
• Install directional signal
• Develop signage specific for the Village
Develop an organized circulation plan
• Block off Via Oporto to vehicles
Create pedestrian ambiance in Lido Village and Marina.
Correct bottleneck at Arches Bridge
• Install traffic control devices for pedestrian crossings
• Remove left turn pocket from Newport Blvd. to Via Lido
Medium Priority
Review one and two way circulation patterns
Develop a footbridge to the Mariners Mile area
• Improve access to Lido Island from 32nd Street
• Develop a. mono -rail from Mariner's Mile
• Develop a bicycle circulation plan
PARKING
(Revised 6/14/96)
(Revised 7/26/96)
Lido Village/
Civic Center
District
Issue Description
• The District has a continuous hassle over available parking spaces
Objectives
• To improve shared usage of existing parking facilities
• To develop free, convenient and available parking for resident serving
commercial
Solutions
High Priority
• Review parking utilization patterns
• Develop a managed parking program
• Short and longterm meters
• Develop joint use parking plans with reciprocal agreements
• Develop a shared parking plan for Lido Village, Marina and Elks Club.
• Provide free church parking on Sundays
• Develop user friendly safe access to well lit parking facilities
• Develop District wide shared parking program
Medium Priority
• Close certain streets to create more parking
• Expand existing parking structure for Lido Marina, Lido Village and City
Hall
Low Priority
• Install charter boat parking
IMAGE/AESTHETICS
(Revised 6/14/96)
(Revised 7/26/96)
Issue Description
. The District needs to preserve the Village character
Objectives
• To establish a pedestrian friendly environment
• To bring back the former commercial luster to the area
To improve the area infrastructures
To make the area more attractive
Solutions
Lido Village/
Civic Center
District
High Priority
Develop a standardized streetscape design for area
Reevaluate current codes
Establish theme lighting, landscaping, signing for community identification
Create a pedestrian environment
• Improve streetscape and landscaping on Newport Blvd.
Develop a better integration of commercial areas
• Upgrade area infrastructure
Develop a theme for the area
Medium Priority
• Redesign 32nd Street improve streetscape and preserve parking
Develop entry nodes with historic story of Peninsula with statues
Low Priority
. Redesign or rebuild City Hall
CANNERY
VILLAGE
LAND USES Cannery
(Revised 6/12/96 Village
(Revised 7/24/96) District
Issue Description
• The District has a number of objectionable, marginal and under utilized
land uses
Objectives
• To maintain a mixed use area
• To create more art studios, design uses and specialty retailers
• To limit manufacturing and warehousing uses
Solutions
High Priority
• Review zoning ordinances and explore appropriate zone changes
• Determine the appropriate mix of residential and commercial uses
• Explore incentive programs for property owners to help implement the
ideal mix of uses
• Do not allow more night clubs
• Enhance marine retail
• Discourage hard liquor establishments
• Maintain marine light industrial as visitor attraction
Medium Priority
• Encourage the relocation of construction, service and storage uses
• Review ABC regulations
• Encourage bed and breakfast uses
• Encourage more outdoor uses
• Relax marine incentive provisions of the zoning
• Encourage performing art uses
ACCESS/CIRCULATION
(Revised 6/12/96)
(Revised 7/24/96)
Issue Description
• Access to the Village is poor
Objectives
• To improve visitor access to the Village
• To keep the notion of "Newport Beach's best kept secret"
Solutions
High Priority
• Maintain narrow streets
• Install directional signage
• Promote the Village location with advertising
• Review one and two way circulation patterns
• Develop an organized circulation plan
• Install wider sidewalks
• Improve access from Newport Boulevard
• Make Villa Way and LaFayette two-way
• Develop bayside boardwalk
Medium Priority
• Develop signage specific for the Village
• Eliminate the triangle island adjacent to the Village
Cannery
Village
District
PARKING Cannery
(Revised 6/12/96) Village
(Revised 7/24/96) District
Issue Description
. The Village has an adequate parking supply with spot areas of concern
Objectives
• To improve the usage of existing parking facilities
• To develop a clear definition of public parking
Solutions
High Priority
•
Maintain public parking facilities
•
Review parking utilization patterns
Develop a managed parking program
•
Install short and longterm meters
•
Develop a parking permit program
•
Resolve parking issues on 29th and 30th Street
•
Review parking along Villa Way
Medium Priority
• Develop nighttime parking plan
• Review the parking utilization in private lots
Low Priority
• Develop remote parking facilities for buses
IMAGE/AESTHETICS
Cannery
(Revised 6/12/96
Village
(Revised 7/24/96)
District
Issue Description
Objectives
• The Village atmosphere needs preservation
• The water quality of "The Rhine" needs improvement
• To upgrade the Village character
• To eliminate litter problem
• To maintain the great sense of community
• To stop vandalism in Village
Solutions
High Priority
•
Reevaluate current codes
Establish Village identification signage
Establish theme lighting, landscaping, signing for community identification
•
Enforce clean up laws
•
Develop a letter clean up program ("Litter -Free Zone")
•
Enforce noise ordinance
•
Develop a marketing program
•
Develop a merchants association
•
Create a walking environment
•
Conduct community fairs
•
Install public trash receptacles
Medium Priority
• Develop a standardized sign code but avoid "sameness"
• Reinforce small lot provisions
• Reinforce historic elements "Old Newport"
• Review the amount of public storage
• Rename Lafayette Street to "Cannery Row"
Low Priority
0 Explore a canal or pipeline to circulate water better
SAFETY
(Revised 6/12/96)
(Revised 7/24/96)
Cannery
Village
District
Issue Description
• The Village needs continuous police enforcement of existing, regulations
Objectives
To increase police visibility
• To reduce crime incidences
• To reduce police response time
Solutions
High Priority
Increase police awareness of Village concerns
Create positive police visibility
Patrol bars more frequently
Medium Priority
• Improve area lighting
• Add one police unit specifically for the Cannery
• Implement bicycle police patrol on weekends
• Enforce traffic laws on bicyclers
• Install pedestrian crossings on Newport Blvd.
MCFADDEN
SQUARE
LAND USES
(Revised 6/11/96)
(Revised 6/18/96)
(Revised 7/23/96)
McFadden
Square
District
Issue Description
• The need to develop away of achieving the appropriate mix of
commercial, residential and recreational uses
• The lack of a Harbor entrance and public dock space in the District.
Objectives
• To encourage the consolidation of commercial uses in the District's core
area and accommodate higher density residential uses on the periphery
• To improve access to the District
• To create better access to the Bay and Bayfrontage
• To improve the retail tenant mix by creating more upscale specialty retail
opportunities
Solutions
High Priority
• Develop a Balboa Peninsula entrance
• Develop a peninsula wide consistent lighting theme
• Develop public boat docking facilities at 19th Street
• Develop boat and vehicle parking facilities for public dock users
• Explore appropriate zone changes
• Allow higher density residential in the transitional areas
• Organize regularly scheduled special events with City sponsorship and
assistance
• Encourage bed and breakfast facilities, and good transition zone use
• Enhance and provide more space for the Doryman's Fish Market.
• Encourage outdoor dining
• Propose more flexibility with variances and ordinance to upgrade retail
activity
• Encourage commercial uses on and adjacent to the pier
• Explore alternative uses for Marina Park
• Review ordinances to determine inhibitors to new development and
rehabilitation
• Review mixed used provisions in zoning ordinance
• Investigate Farmer's Market potential and alternative locations
LAND USES con't.
(Revised 6/11/96)
(Revised 6/18/96)
(Revised 7/23/96)
McFadden
Square
District
Solutions
Medium Priority
• Develop more public restroom facilities
• Increase usage of bayfrontage private and public
Extend public boardwalk on bayfront and wider boardwalk on oceanfront
Increase usage of oceanfront property for recreational activities and
special events
• Develop buffers between residential and commercial uses
Explore the potential for additional surface and structured parking at
inland locations
Low Priority
• Explore incentive programs for property owners to help implement the
ideal mix of uses
• Redesign and rebuild pier for various commercial and recreational
activities
ACCESS/CIRCULATION McFadden
(Revised 6/11/96) Square
(Revised 6/18/96) District
(Revised 7/23/96)
Issue Description
• Access and flow to the District and between areas of the District is poor
and awkward
• Need to be able to accommodate boat, bicycle, pedestrian, public transit
and individual vehicle transportation
Objectives
• To improve resident and visitor access by boat
• To maintain McFadden Square as a destination
• To create safe and attractive pedestrian walkways
• To develop a better use of the alleys for pedestrians, cars and service
vehicles
Solutions
High Priority
• Reconfigure traffic patterns
• Reconfigure Balboa Blvd. and Newport Blvd.
• Provide more signalized crosswalks
• Reconfigure pedestrian flow
• Install better street lighting
• Develop parking lot control system which discourage vehicle circling
looking for a vacant space
• Restrict, regulate and enforce activities in the alleys
• Need for better pedestrian access from the bay to the beach
Medium Priority
• Develop uniform entrance signs and directional signs
• Develop pedestrian circulation system with pavers, lighting, etc.
• Explore shuttle transportation system from a centralized transportation
center
Low Priority
6 Explore pedestrian malls or mini malls on 22nd and 23rd Streets
PARKING McFadden
(Revised 6/11/96) Square
(Revised 6/18/96) District
(Revised 7/23/96)
Issue Description
• The District experiences competition for the available parking spaces
• Peninsula wide parking is limited and expensive, the City supplies parking
with a double standard city wide
Objectives
• To improve the usage of existing parking facilities
• To provide new convenient parking areas
• To develop a transportation center
Solutions
High Priority
Develop a managed parking program including:
Short and longterm meters
Parking permit program
Pay as you exit program
A validation program
Location and amount of change machines
Signage to better explain parking rules
Special parking for boat patrons, transients and locals that travel by boat
Direct district parking revenues to district parking improvements
Explore the acquisition and consolidation of parking areas 23rd -28th
Street including a new parking structure
Provide bicycle parking facilities
Medium Priority
• Develop long term parking area for buses
• Explore options and facilities necessary for a transportation center
IMAGE/AESTHETICS
(Revised 6/11/96)
(Revised 6/18/96)
(Revised 7/23/96)
Issue Description
• The commercial character of the District needs enhancing
• The water quality in ocean and bay needs improvement
Objectives
McFadden
Square
District
• To eliminate non -conforming signage and prohibit excess signage
• To establish a village character with consistent lighting
• To establish better lighting for pedestrian convenience and safety
• To eliminate the litter problem
Solutions
High Priority
• Reevaluate current codes
• Establish consistent lighting standards with fixtures and illumination
• Enforce clean up laws - empower additional individuals
• Require individual trash cans for all tenants
• Investigate water quality concerns with the county
• Implement boat dumping policies and enforcement program
• Enhance beach recreational activities, volleyball, fire rings, basketball, etc.
• Discourage resident use of public trash facilities
• Develop a charming old world pier
• Keep the pier clean
• Limit fishing hours on the pier
• Enforce fishing rules
• Create special fishing areas
• Develop a maintenance program
• Organize a Business Improvement District
• Prohibit skateboarding in pedestrian areas
• Steam clean sidewalks
• Increase Harbor patrol and monitoring debris
• Underground utilities
• Upgrade entire city infrastructure
• Direct community and police involvement to identify hot spots and issues
and establish tolerance levels for enforcement
• Implement noise ordinance
IMAGE/AESTHETICS contd.
(Revised 6/11/96)
(Revised 6/18/96)
(Revised 7/23/96)
Medium Priority
McFadden
Square
District
• Develop a standardized sign code to encourage clean and simple signing
without a contrived look
• Create a citizens committee to provide input on a new sign code and
possibly oversee sign approvals
• Develop a litter clean up program
• Hire a cleaning contractor to maintain sidewalks and alleys
• Enforce noise ordinance of public speakers and provide a designated area
• Empower lifeguards to cite litter violators
• Develop wider sidewalks
• Improve pedestrian, bicycling and in -line skating flow and safety, develop
minimum width standards for these activities
• Prepare a marketing program with the Chamber of Commerce city wide
or peninsula wide
• Provide public refuse bags for dogs
• Develop Harbor boardwalk on public and private land in commercial
areas
• Install two entrance way signs for the Peninsula
• Develop landscape guidelines and material pallet unique to area weather
conditions
• Develop District design review guidelines as suggestions only
• Replace existing street trees and explore tree lighting
Low Priority
Explore skateboard parks
SAFETY
(Revised 6/11/96)
(Revised 6/18/96)
(Revised 7/23/96)
McFadden
Square
District
Issue Description
• The relationship of the police with the public needs improvement
Objectives
To enhance the police image and enforcement attitude
• To reduce District crime
• To reduce police response time
• To prohibit transient sleeping
• To improve the relationships and correct the fear of repercussions concern
Solutions
High Priority
Increase police visibility in a positive manner
Increase police patrol time in area during peak times
Continue with education of police
Medium Priority
• Develop a police substation in the District with good visibility
• Investigate community oriented policing
• investigate the role of alcohol in the Districts crime rate
LAND USES
Central
(Revised 6/4/96)
Balboa
(Revised 7/30/96)
District
Issue Description
• The area has an over supply of commercial space
• The District needs to identify the appropriate mix of retail, residential and
recreational uses
Objectives
• To encourage more attractive/new commercial development
• To capitalize on bayfront and beachfront exposure
• To create a viable commercial atmosphere
Solutions
High Priority
• Develop a greater variety of resident serving commercial
• Develop incentives to upgrade retail areas
• Develop a visitor marina with guest -docking or provide off shore moorings
with dinghy docking
• Reviewzoning
• Support the establishment of a property owner based Business
Improvement District (B.I.D.)
• Investigate the formation of an assessment District for capital
improvements
• Upgrade the existing Fun Zone
• Upgrade the Balboa Inn
• Tie together village, bay and beach activities
• Encourage more hotel development
• Encourage bed and breakfast activity in transitional areas
Medium Priority
• Reduce the amount of designated commercial space in isolated areas
• Review alternative pier and beach area uses
ACCESS/CIRCULATION Central
(Revised 6/4/96)
Balboa
(Revised 7/30/96)
District
Issue Description
•
The District experiences traffic congestion summer, holidays and peak
hours
•
The area circulation patterns are confusing and destinations are poorly
defined
Objective
• Resident, merchants, and the city all view the circulation issues differently
• To facilitate resident access to Peninsula Point and reduce the number of
misdirected visitors
• To attract more retail shoppers
• To improve the visual appearance of the streetscape
Solutions
High Priority
• Improve Balboa Boulevard by eliminating some parking and creating
wider sidewalks
• Develop directional signing program
• Develop a traffic management plan on and off the Peninsula
• Synchronize traffic signals
Enhance pedestrian walkways
• Develop traffic turn arounds
• Develop an arrival statement in Village
Use bay/water taxis
Medium Priority
• Maintain the basic grid pattern
Discourage block consolidation
• Encourage alternate forms of vehicular transportation
PARKING Central
(Revised 6/4/96) Balboa
(Revised 7/30/96) District
Issue Description
• The District has a continual competition for available parking spaces
• The District's public parking facilities are poorly designed and manager
with too much emphasis on beach demand
Objectives
• To discover the District's true parking demand based on land use policies
and market conditions
• To provide adequate resident and visitor parking opportunities
To maintain sufficient parking for the "Catalina Flyer"
• To improve parking for Central Balboa merchants
Solutions
High Priority
Develop a program and plan to address parking needs
Develop a parking management plan for existing supply
Develop tour bus parking areas
• Develop a parking adjusted to. specific users
Conduct a parking user survey
• Develop a parking validation system
• Issue resident parking stickers
• Develop parking regulations and enforcement for charter boat and sport
fishing boat passengers
• Redesign beach parking lot
Develop a remote parking facility with shuttle into District
Medium Priority
• Create employee parking areas
• Develop special dock areas for boat patrons
• Implement a free parking program for the offseason
IMAGE/AESTHMCS
(Revised 6/4/96)
(Revised 7/30/96)
Issue Description
• The character of the area is lacking a sense of community
• The District needs to develop an image of a family oriented water
recreation place to go with more than a beach
Objectives
• To create a quality image for the area
• To improve the design of new and remodeled buildings
• To develop better views of the harbor and from the harbor
To establish a clean and secure feeling
• To preserve the historic image
Solution
High Priority
• Upgrade the appearance of Balboa Boulevard
• Organize on street parking
• Develop gateways to the village
• Remove overhead utility lines
• Replace old sidewalks and streets
• Create wider sidewalks
• Designate no parking areas
• Emphasize pedestrian activities and experience
• Add landscaped frontages and medians
• Develop streetscape and lighting plans
• Relocate small buildings along bayfront boardwalk
• Improve the Fun Zone and boardwalk
• Develop a sign program which addresses murals
• Appoint an architectural committee to review changes
Medium Priority
$6Jwp1r-mpXbpps10
Central
Balboa
District
Develop consistent landscaped parkways along Balboa Boulevard
• Develop a District theme
• Develop regulations for the operation of sport fishing boats
• Explore the creation of a Redevelopment Agency to work along with the
Business Improvement District
• Develop design guidelines
Develop a public art program
• Highlight the District's history, and showcase as potential theme
URBAN
DESIGN
MASTER PLANNING
URBAN DESIGN
1401 QUAIL STREET, SUITE 100 NEWPORT BEACH, CA 92660 TEL (714) 833.9193 FAX (7141 8333098
PENINSULA
PENINSULA WIDE
CONCERNS
Balboa Peninsula Wide
Land Uses
(6-28-96)
Issue Description
• The desire to enhance and develop resider serving commercial activity
• The need to develop an appropriate mix of enants
• The lack of harbor entrances and bayfront a ivities �A ,
Objectives 0
• To encourage and enhance waterfront uses
• To attract higher quality tenants and more varied us A
• To increase property values ,
• To encourage the consolidation of commercial uses
To create a viable commercial atmosphere
Solutions
• Develop incentives to encourage a greater variety of resident serving commercial
• Develop a visitor marina with guest docking
• Rewrite regulating ordinances to facilitate and encourage desired activities
• Provide for higher density residential opportunities in transition areas (The area between
commercial and lower density residential)
• Explore all possible regulating options for alcohol related sales
Balboa Peninsula Wide
Access / Circulation
(6-28-96)
Issue Description
• The area circulation patterns are confusing and destinations are poorly defined
• Need to accommodate various forms of individual and public transit
• Poor circulation to and within districts
Objectives
• To facilitate resident access on the peninsula
• To attract more retail shoppers
• To accommodate area visitors
• To improve the visual appearance of the streetscape
• To create more pedestrian ways
Solutions
• Prepare a traffic implementation plan
• Develop an interconnective series of pedestrian walkways
• Establish a system of public boat docking facilities
• Install an integrated directional signage program
• Design a number of entry and arrival monuments
• Encourage alternative forms of transportation
• Reconfigure the Newport and Balboa Boulevards interchange
Balboa Peninsula Wide
Parking
(6-28-96)
Issue Description
• The peninsula has a competition for available parking spaces
Objectives
• To discover the peninsula's true parking demand
• To create additional convenient parking opportunities
• To improve the usage of existing parking facilities
Solutions
• Provide short term convenient parking adjacent to resident serving commercial uses
• Consolidate long term parking facilities
• Develop shared parking programs and facilities in select locations
• Develop a parking management plan for existing parking facilities
• Redirect parking revenues back to the areas which generated them
• Preserve residential parking facilities
Balboa Peninsula Wide
Image / Aesthetics
(6-28-96)
Issue Description
The character of the area is lacking a sense of community
A need for water quality improvement
Objectives
• Create a sense of place
• To create a quality image for the area
• To develop better views of the water
• To upgrade the village character
• To upgrade the peninsula's infrastructure
zS" y
�d .a
Solutions
• Develop a peninsula wide lighting and public signage theme
• Develop unique but compatible individual village themes throughout the peninsula
• Develop consistent and/or compatible streetscape plans
• Develop a theme landscaping orstreet tree program
• Develop a uniform maintenance and repair program for all public improvements
peninsula wide
• Provide a stricter enforcement of various code compliance
• Develop a sign code program that provides a uniform compatibility without inhibiting
creativity
�
0P
4,
Balboa Peninsula
Special Study Areas
In addition to the unique and peninsula wide issues expressed at the District Planning
Workshops, the Balboa Peninsula Planning Advisory Committee has identified select special
areas for individual attention and study.
1. Marina Park and Mobile Home Park 18th -15th Streets (Redesign options)
2. Balboa Boulevard Beatification (Continuation of the two block project)
3. Newport Boulevard and Balboa Boulevard interchange (Redesign options)
4. Tour boat/charter boat (Competition with other visitor activities)
S. Residential weekly rentals (Means of regulation)
PENINSULA
PLANNING
STUDY
CITY OF
NEWPORT BEACH, CALIFORNIA
MASTER PLANNING
URBAN 0ESIGN
MEN
MASTER PLANNING
URBAN DESIGN
MEMORANDUM
DATE: June 14,1996
TO: Kevin Murphy, City Manager
City of Newport Beach
FROM: Jack Camp, President
Urban Design Camp
SUBJECT: Work Product No. 5
Balboa Peninsula Planning Study
Report Summarizing Four District Workshops
Orientation Meetin
The District Planning Workshops began with an orientation meeting on May 15,1996.
Kevin Murphy, City Manager stated the City was making a commitment that this was
not going to be another planning study to be conducted and later shelved. The City
has expressed the need for change particularly economic change. He stated that the
desire is to find the ways for the Balboa Peninsula to improve and Newport Beach to
age gracefully.
Tim Collins, representing the Balboa Peninsula Planning Advisory Committee
(B.P.P.A.C.) expressed the desire for economic development which is resident serving.
The B.P.P.A.C. developed a 15 Point Plan which was discussed and reviewed for
those in attendance. In addition the Linda S. Congleton economic analysis of the
retail patterns and expectations for Central Balboa was reviewed.
Finally Jack Camp (Urban Design Camp) serving as a planning consultant outlined the
new planning study and explained the process by which the issues for each District
will be obtained and potential solutions formulated.
The meeting concluded with each District's representatives gathering to select a
District Coordinator and schedule meeting dates.
1401 QUAIL STREET, SUITE 100 NEWPORT BEACH, CA 92660 TEL (714) 833-9193 FAX (714( 833.3098
Mr. Kevin Murphy June 14,1996
City of Newport Beach Page 2
Round One District Planning Workshops
All individual District meetings started with an orientation, by the consultant, to the
process and explanation of the forms to be filled out. Each of the sessions lasted
about2-3 hours with the consultant available at the beginning to start exercise and
toward the end to address any questions. Many of the Districts conducted additional
first round meetings in order to be assured that all the issues were presented.
First round meetings were conducted as follows:
Central Balboa May 21,1996
Cannery Village May 22,1996
McFadden Square May 23,1996
Lido Village May 24, 1996
Round Two District Planning Workshops
These individual District meetings reviewed summary sheets prepared by the
consultant from the issues sheets completed by the District representatives. The issues
werefurther explained with additional concerns being. addressed. The solutions
presented were also discussed as to priority and ability for implementation.
Mr. Kevin Murphy June 14,1996
City of Newport Beach Page 3
Second round meetings were conducted as follows:
Central Balboa June 4,1996
McFadden Square June 11, 1996 and June 18, 1996
Cannerywllage June 12,1996
Lido Village June 14,1996
The planning workshops have proven to be a very effective tool for the gathering of all
the various issues important to the Peninsula. The level of participation and
enthusiasm has remained high throughout the process. The individual districts are
working hard to achieve a group concensus on the various issues and the results to
date are very encouraging.
A meeting summary has been attached to this memo.
cc: Sharon Wood
John Douglas
CENTRAL
BALBOA
URBAN
DE
IGN
MASTER PLANNING
URBAN DESIGN
Central Balboa District
Round Two Planning Workshop
June 4, 1996 (1:30 - 6:30 p.m.)
Summary Report
Attendance: District Representatives - Ron Baers (coordinator), Bob Black, Don Donaldson,
Bill Ficker, Ray Handy, Michael Kransley, Chan LeFebevre, Dan Thompson,
John Wortman
City Staff - Sharon Wood, John Douglas
Consultant - Jack Camp, Mike Adams (Urban Design Camp)
The meeting started with a review of the exercise and a more detailed explanation of the
process. The objective of the round two meeting was explained and a brief overview of the
issues were discussed.
In response to an expressed concern about potential funding for various project, the
consultant team prepared and presented an overview of possible funding sources for
consideration by the District and the City.
Issue Identification
The District completed 22 issues sheets. A summary sheet was prepared from the groups
round one workshop, May 21,1996 meeting and distributed to each District representative.
The consultant further summarized the district issues into four major topics (land uses, access/
circulation, parking, image/aesthetics).
The major topics were then presented by issue descriptions, objectives and potential solutions.
The highlights for further refinement came from the district issues sheets. The issues sheets
have been attached to this report.
The exercise next challenged the group to review and discuss each issue and evaluated the
identified solutions. This resulted in a prioritization of potential solutions (high, medium, or
low). The discussion then focused on the difficulty to implement the identified soltuions
(easy, difficult or impossible).
The meeting concluded with a consensus of those participating, that all the major issues and
concerns of their District and the Peninsula as whole had been adequately expressed. A
summary of the district's issues objectives and solutions is attached to this report.
1401 QUAIL STREET, SUITE 100 NEWPORT BEACH, CA 92660 TEL (71 A) 833.9193 FAX i714) 8333098
LAND USES
(Revised 6/4/96)
Issue Description
Objectives
Solutions
High Priority
Medium Priority
Low Priority
• To encourage more attractive/new commercial development
• To capitalize on bayfront and beachfront exposure
• • To create a viable commercial atmosphere
• Develop a greater variety of resident serving commercial
• Develop incentives to upgrade retail areas
• . Develop a visitor marina with guest docking
• Highlight the districts history
• Reviewzoning
• Support the establishment of a business improvement districtn n
• Tie together village, bay and beach activities
• Encourage more hotel development
• Encourage bed and breakfast activity d '
• Reduce the amount of designated commercial space in isolated
areas
• Reduce amount of commercial zoning
• Review alternative pier and beach area uses
Central
Balboa
District
• Over supply of commercial space. The District needs to identify
the appropriate mix of retail, residential and recreational uses. -1
V�
ACCESS/CIRCULATION
Central
(Revised 6/4/96)
Balboa
District
Issue Descriptions
•
The District experiences traffic congestion summer, holidays and
peak hours
•
The area circulation patterns are confusing and destinations are
poorly defined
•
Residents, merchants, and the city all view the circulation issues
differently
Objective
•
To facilitate resident access to Peninsula Point
•
To attract more retail shoppers
•
To improve the visual appearance of the streetscape
Solutions
High Priority
•
Develop directional signing program
•
Develop a traffic management plan on and off the Peninsula
•
Synchronize traffic signals
•
Enhance pedestrian walkways
•
Develop traffic turn arounds
•
Develop an arrival statement in Village
•
Use bay/water taxis
Medium Priority
•
Maintain the basic grid pattern
•
Discourage block consolidation
Low Priority
•
Encourage alternate forms of transportation
PARKING Central
(Revised 6/4/96) Balboa
District
Issue Description
Objectives
Solutions
High Priority
Medium Priority
Low Priority
• The District has a continual competition for available parking
space
• The District's public parking facilities are poorly designed and
managed with too much emphasis on beach demand
• To discover the District's true parking demand based on land use
policies and market conditions
• To create additional resident and visitor parking opportunities
• Develop a program and plan to address parking needs
• Develop a parking management plan for existing supply
• Develop tour bus parking areas
• Develop a parking adjusted to specific users
• Conduct a parking user survey
• Develop a parking validation system
• Issue resident parking stickers
• Redesign beach parking lot
• Start valet parking service
• Create employee parking areas
• Develop special areas for boat patrons
• Develop off site parking facilities
• Implement a free parking program for the off season
IMAGE/AESTHETICS Central
(Revised 6/4/96) Balboa
District
Issue Description
Objectives
Solution
High Priority
Medium Priority
Low Priority
• The character of the area is lacking a sense of community. The
area needs places to go to other than the beach
• To create a quality image for the area
• To improve the design of new and remodeled buildings
• To develop better views of the harbor and from the harbor
• To establish a clean and secure feeling
• To preserve the historic image
• Organize a street parking
• Develop gateways to the village
• Remove overhead utility lines
• Replace old sidewalks and streets
• Create wider sidewalks
• Designate no parking areas
• Emphasis pedestrian activities and experience
• Add landscaped frontages and medians
• Develop streetscape and lighting plans
• Develop consistent parkways
• Appoint an architectural committee to review changes
• Develop a district theme
• Develop design guidelines
• Develop a public art program
• Develop a sign program
MCFADDEN
SQUARE
MASTER PLANNING
URBAN DESIGN
McFadden Square District
Round Two Planning Workshop
June 11,1996 (1:00 - 5:00 p.m.)
Continued June 18,1996 (4:00 - 6:00 p.m.)
Summary Report
Attendance: District Representatives - Marcia Dossey (Coordinator), Henry Johnson,
(6/11/96) Garold Adams (late)
CityStaff- Sharon Wood, John Douglas
Consultant - Jack Camp, Mike Adams (Urban Design Camp)
Attendance: District Representatives - Marcia Dossey (Coordinator), Garold Adams,
(6/18/96) Rush Hill, Henry Johnson, George McCaffigan, Bob Rubian
City Staff - Sharon Wood, John Douglas
Consultant - Mike Adams (Urban Design Camp)
The meeting started with a review of the exercise and a more detailed explanation of the
process. The objective of the round two meeting was explained and a brief overview of the
issues were discussed.
In response to an expressed concern about potential funding for various projects, the
consultant team prepared and presented an overview of possible funding sources for
consideration by the District and the City.
Issue Identification
The district completed 32 issues sheets. A summary sheet was prepared from the groups
round one workshop, May 23, 1996 and distributed to each District representative.
The consultant further summarized the district issues into five major topics (land uses, access/
circulation, parking, image/aesthetics and safety)
The major topics were then presented by issue descriptions, objectives and potential solutions.
The highlights for further refinement came from the District issue sheets. The issue sheets
have been attached to this report.
1401 QUAIL STREET, SUITE 100 NEWPORT BEACH, CA 92660 TEL (714i 833.9193 FAX 17141 833.3098
McFadden Square District
Round Two Planning Workshop
Summary Report
Page 2
The exercise next challenged the group to review and discuss each issue and evaluated the
identified solutions. This resulted in a prioritization of potential solutions (high, medium or
low). The discussion then focused on the difficulty to implement the identified solutions
(easy, difficult or impossible).
The meeting concluded with a consensus of those participating that all the major issues and
concerns of their District and the Peninsula as a whole had been adequately expressed. A
summary of the District issues, objectives and solutions is attached to this report
LAND USES
(Revised 6/11/96)
(Revised 6/18/96)
McFadden
Square
District
Issue Description
• The need to develop away of achieving the appropriate mix of
commercial, residential and recreational uses
• The lack of Harbor entrance and public dock space in the District.
Objectives
• To encourage the consolidation of commercial uses in the District's core
area and accommodate higher density residential use's on the periphery
• To improve access to the District
• To create better access to the Bay and Bayfrontage
• To improve the retail tenant mix by creating more upscale specialty retail
opportunities
Solutions
High Priority
• Develop a Balboa Peninsula entrance
• Develop a peninsula wide consistent lighting theme
• Develop public boat docking facilities at 19th Street
• Develop boat and vehicle parking facilities for public dock users
• Explore appropriate zone changes
• Allow higher density residential in the transitional areas
• Organize regularly scheduled special events with City sponsorship and
assistance
• Encourage bed and breakfast facilities, and good transition zone use
• Enhance and provide more space for the Doryman's Fish Market.
• Encourage outdoor dining
• Propose more flexibility with variances and ordinance to upgrade retail
activity
• Encourage commercial uses on and adjacent to the pier
• Explore alternative uses for Marina Park
• Review ordinances to determine inhibitors to new development and
rehabilitation
• Review mixed used provisions in zoning ordinance
• Investigate Farmer's Market potential and alternative locations
LAND USES con't.
(Revised 6/11/96)
(Revised 6/1 8/96)
McFadden
Square
District
Solutions
Medium Priority
• Develop more public restroom facilities
• Increase usage of bayfrontage private and public
• Extend public boardwalk on bayfront and wider boardwalk on oceanfront
• Increase usage of oceanfront property for recreational activities andg'`c
special events ���
• Develop buffers between residential and commercial uses
• Explore the potential for additional surface and structured parking at u
inland locations
Low Priority
• Explore incentive programs for property owners to help implement the
ideal mix of uses
• Redesign and rebuild pier for various commercial and recreational
activities
ACCESS/CIRCULATION
(Revised 6/11/96)
(Revised 6/18/96)
McFadden
Square
District
Issue Description
• Access and flow to the District and between areas of the District is poor
and awkward
• Need to be able to accommodate boat, bicycle, pedestrian, public transit
Objectives
and individual vehicle transportation
• To improve resident and visitor access by boat
• To maintain McFadden Square as a destination
• To create safe and attractive pedestrian walkways
• To develop a better use of the alleys for pedestrians, cars and service
vehicles
Solutions
High Priority
• Reconfigure traffic patterns
• Reconfigure Balboa Blvd. and Newport Blvd.
• Provide more signalized crosswalks
• Reconfigure pedestrian flow
• Install better street lighting
• Develop parking lot control system which discourage vehicle circling
looking for a vacant space
• Restrict, regulate and enforce activities in the alleys
• Need for better pedestrian access from the bay to the beach n ,
Medium Priority �,t��jJj'�r`
• Develop uniform entrance signs and directional signs / u
• Develop pedestrian circulation system with pavers, lighting, etc.
• Explore shuttle transportation system from a centralized transportation
center
Low Priority
Explore pedestrian malls or mini malls on 22nd and 23rd Streets
PARKING
McFadden
(Revised 6/11/96)
Square
(Revised 6/18/96)
District
Issue Description
•
The District experiences competition for the available parking space
•
Peninsula wide parking is limited and expensive, the City supplies parking
with a double standard city wide
Objectives
•
To improve the usage of existing parking facilities
•
To provide new convenient parking areas
•
To develop a transportation center
Solutions
High Priority
•
Develop a managed parking program including:
Short and longterm meters
Parking permit program
Pay as you exit program
A validation program
Location and amount of change machines
Signage to better explain parking rules
Special parking for boat patrons, transients and locals that travel by boat
•
Direct district parking revenues to district parking improvements
•
Explore the acquisition and consolidation of parking areas 23rd -28th
Street including a new parking structure
•
Provide bicycle parking facilities -- �- U414
Medium Priority
•
Develop long term parking area for buses
•
Explore options and facilities necessary for a transportation center
IMAGE/AESTHMCS
McFadden
(Revised 6/11/96)
Square
(Revised 6/18/96)
District
Issue Description
• The commercial character of the District needs enhancing
• The water quality in ocean and bay needs improvement
Objectives
• To eliminate non -conforming signage and prohibit excess signage
• To establish a village character with consistent lighting
• To establish better lighting for pedestrian convenience and safety
• To eliminate the litter problem
Solutions
High Priority
• Reevaluate current codes
• Establish consistent lighting standards with fixtures and illumination
• Enforce clean up laws - empower additional individuals
• Require individual trash cans for all tenants
• Investigate water quality concerns with the county
• Implement boat dumping policies and enforcement program %4`
• Enhance beach recreational activities, volleyball, fire rings, basketball, etc
• Discourage resident use of public trash facilities
• Develop a charming old world pier
• Keep the pier clean
• Limit fishing hours on the pier
• Enforce fishing rules
• Create special fishing areas
• Develop a maintenance program
• Organize a Business Improvement District
• Prohibit skateboarding in pedestrian areas
• Steam clean sidewalks
• Increase Harbor patrol and monitoring debris
• Underground utilities
• Upgrade entire city infrastructure
• Direct community and police involvement to identify hot spots and issues
and establish tolerance levels for enforcement
• Implement noise ordinance
IMAGE/AESTHETICS contd. McFadden
(Revised 6/11/96) Square
(Revised 6/18/96) District
Medium Priority
• Develop a standardized sign code to encourage clean and simple signing
without a contrived look
• Create a citizens committee to provide imput on a new sign code and
possibly oversee sign approvals
• Develop a litter clean up program
• Hire a cleaning contractor to maintain sidewalks and alleys
• Enforce noise ordinance of public speakers and provide a designated area
• Empower lifeguards to cite litter violators
• Develop wider sidewalks
• Improve pedestrian, bicycling and in -line skating flow and safety, develop
minimum width standards for these activities
• Prepare a marketing program with the Chamber of Commerce city wide
or peninsula wide
• Provide public refuse bags for dogs
• Develop Harbor boardwalk on public and private land in commercial
areas
• Install two entrance way signs for the Peninsula
Low Priority
• Develop landscape guidelines and material pallet unique to area weather
conditions
•' Develop District design review guidelines as suggestions only
• Explore skateboard parks
• Replace existing street trees and explore tree lighting
SAFETY
(Revised 6/11/96)
McFadden
Square
(Revised 6/18/96)
Issue Description
•
Police relations with public
Objectives
•
To enhance the police image and enforcement attitude
•
To reduce District crime
•
To reduce police response time
•
To prohibit transient sleeping .
•
To improve the relationships and correct the fear of repercussions concern
Solutions
High Priority
•
Increase police visibility in a positive manner
•
Increase police patrol time in area during peak times
•
Continue with education of police
Medium Priority
•
Develop a police substation in the District with good visibility
•
Investigate community oriented policing
•
Investigate the role of alcohol in the Districts crime rate
CANNERY
VILLAGE
MASTER PLANNING
URBAN DESIGN
Cannery Village District
Round Two Planning Workshop
June 12,1996 (5:00 - 7.00 p.m.)
Summary Report
Attendance: District Representatives - Michael Porter (Coordinator), Gary DiSano, Jane
Elliott, Russ Flueter, Steve Lewis, Buss Person
City Staff - Sharon Wood, John Douglas
Consultant -lack Camp, Mike Adams (Urban Design Camp)
The meeting started with a review of the exercise and a more detailed explanation of the
process. The objective of the round two meeting was explained and a brief overview of the
issues were discussed.
In response to an expressed concern about potential funding for various projects, the
consultant team prepared and presented an overview of possible funding sources for
consideration by the District and the City.
Issue Identification
The District completed 11 issues sheets. A summary sheet was prepared from the groups May
22, 1996 meeting and distributed to each District representative.
The consultant further summarized the District issues into five major topics (land uses, access/
circulation, parking, image/aesthetics and safety)
The major topics were then presented by issue descriptions, objectives and potential solutions.
The highlights for further refinement came from the district issue sheets. The issue sheets have
been attached to this report.
The exercise next challenged the group to review and discuss each issue and evaluate the
identified solutions. This resulted in a prioritization of potential solutions (high, medium or
low). The discussion then focused on the difficulty to implement the identified solutions
(easy, difficult or impossible).
The meeting concluded with a consensus of those participating, that all the major issues and
concerns of their District and the Peninsula as a whole had been adequately expressed. A
summary of the District's issues, objectives and solutions are attached to this report.
1401 QUAIL STREET, SUITE 100 NEWPORT BEACH, CA 92660 TEL 17141 833.9193 FAX 1714) 833.3098
LAND USES
(Revised 6/12/96
Cannery
Village
District
Issue Description
• The District has a number of objectionable, marginal and under utilized
land uses
Objectives
• To maintain a mixed use area
• To create more art studios, design uses and specialty retailers
• To limit manufacturing and warehousing uses
Solutions
High Priority
• Review zoning ordinances and explore appropriate zone changes
• Determinelhe appropriate mix of residential and commercial uses
• Explore incentive programs for property owners to help implement the
ideal mix of uses
• Do not allow more nightclubs
• Enhance marine retail ?
• Discourage hard liquor establishments
Medium Priority
• Encourage the relocation of construction, service and storage uses
• Review ABC regulations
• Encourage bed and breakfast uses ��
°_ ,�
Encourage more outdoor uses —
Relax marine incentive provisions of he zoning
Encourage performing art uses —
ACCESS/CIRCULATION
(Revised 6/12/96)
Issue Description
Objectives
Poor access to the Village
• To improve visitor access to the Village
• To keep the notion of "Newport Beach's best kept secret"
Solutions
High Priority
• Maintain narrow streets
• Install directional signage
• Promote the Village location with advertising
• Review one and two way circulation patterns
• Develop an organized circulation plan
• Install wider sidewalks
Medium Priority
• Develop signage specific for the Village
• Eliminate the triangle island adjacent to the Village
Cannery
Village
District
PARKING Cannery
(Revised 6/12/96) Village
District
Issue Description
Objectives
• The Village has an adequate parking supply with spot areas of concern
• To improve the usage of existing parking facilities
• To develop a clear definition of public parking
Solutions
High Priority
• Maintain public parking facilities
• Review parking utilization patterns
• Develop a managed parking program
• Install short and long term meters pr�v
• Develop a parking permit program — P
• Resolve parking issues on 29th and 30th Street -2
Medium Priority ��w*
• Develop nighttime parking plan
Review the parking utilization in private lots
Low Priority
• Develop remote parking facilities for buses
IMAGE/AESTHETICS Cannery
(Revised 6/12/96 Village
District
Issue Description
Objectives
• The Village atmosphere needs preservation
• To improve the water quality in "The Rhine"
• To upgrade the Village character
• To eliminate litter problem
• To maintain the great sense of community
• To stop vandalism in Village
Solutions
High Priority
•
Reevaluate current codes
•
Establish Village identification signage
•
Establish theme lighting, landscaping, signing for community identification
•
Enforce clean up laws
•
Develop a letter clean up program ("Litter -Free Zone")
•
Enforce noise ordinance
•
Develop a marketing program
•
Develop a merchants association
•
Create a walking environment
•
Conduct community fairs
•
Install public trash receptacles
Medium Priority
• Develop a standardized sign code but avoid "sameness"
• Reinforce small lot provisions
• Reinforce historic elements "Old Newport"
• Review the amount of public storage
Low Priority
0 Explore a canal or pipeline to circulate water better
SAFETY Cannery
(Revised 6/12/96) Village
District
Issue Description
• The Village needs continuous police enforcement of existing regulations
Objectives
• To increase police visibility
• To reduce crime incidences
• To reduce police response time
Solutions
High Priority -t t�
• Increase police awareness of Village concerns
• Create positive police visibility
• Patrol bars more frequently
Medium Priority
• Improve area lighting
• Add one police unit specifically for the Cannery
• Implement bicycle police patrol on weekends
• Enforce traffic laws on bicyclers
Install pedestrian crossings on Newport Blvd.
LIDO
VILLAGE'
IRON
MASTER PLANNING
URBAN DESIGN
Lido Village/Civic Center District
Round Two Planning Workshop
June 14, 1996 (7:30 -10:30 a.m.)
Summary Report
Attendance: District Representatives - Todd Ridgeway (Coordinator), John Cotton, Bill
Dunlap, Tony Shaw, Clarence Turner
City Staff - Sharon Wood, John Douglas
Consultant - Jack Camp, Mike Adams (Urban Design Camp)
The meeting started with a review of the exercise and a more detailed explanation of the
process.. The objective of the round two meeting was explained and a brief overview of the
issues were discussed.
In response to an expressed concern about potential funding for various project, the
consultant team prepared and presented an overview of possible funding sources for
consideration by the District and the City.
Issue Identification
The District completed 12 issues sheets. A summary sheet was prepared from the groups May
24,1996 meeting and distributed to each District representative.
The consultant further summarized the District issues into four major topics (land uses, access/
circulation, parking, image/aesthetics).
The major topics were then presented by issue descriptions, objectives and potential solutions.
The highlights for further refinement came from the District issues sheets. The issues sheets
have been attached to this report.
The exercise next challenged the group to review and discuss each issue and evaluate the
identified solutions. This resulted in a prioritization of potential solutions (high, medium or
low). The discussion then focused on the difficulty to implement the identified solutions
(easy, difficult or impossible).
The meeting concluded with a consensus of those participating that all the major issues and
concerns of their District and the Peninsula as whole had been adequately expressed. A
summary of the Districts issues, objectives and solutions is attached to this report.
1401 QUAIL STREET, SUITE 100 NEWPORT BEACH, CA 92660 TEL (714) 833.9193 FAX (714) 8333098
LAND USES Lido Village/
(Revised 6/14/96) Civic Center
District
Issue Description
The District needs to identify a distinct purpose and direction.
Objectives:
• To attract more resident serving and visitor serving commercial uses
• To attract higher quality tenants, more varied users and design
professionals
• To increase property values
• To accommodate more residential opportunities
Solutions
High Priority
• Develop more family restaurants and theaters (one-two additional screens)
• Discourage additional night club activities
• Permit more residential in fill projects
• Provide for mixed use projects
• Review zoning ordinances and explore appropriate changes
• Determine the appropriate mix of residential and commercial uses
• Develop a visitor's Marina and short term docking spaces
• Reinforce the concept of being a "point of destination"
• Develop a pedestrian friendly environment
Medium Priority
• Develop and Entertainment Center Master Plan (i.e. Triangle Square)
• Encourage hotel development
• Install fiber optic system underground to encourage more professional
offices and internet occupancies
Low Priority
Designate an additional gas station site (prefer central location)
Develop a new City Hall and Civic Center
ACCESS/CIRCULATION
(Revised 6/14/96)
Issue Description
Objectives
Poor circulation to and within the District
• To improve pedestrian and vehicular patterns
• To improve access to Lido Island and Lido Peninsula
Solutions
High Priority
• Install directional signal
• Develop signage specific for the Village
• Develop an organized circulation plan
• Block off Via Oporto to vehicles
• Create pedestrian ambiance in Lido Village and Marina
• Correct bottleneck at Arches Bridge
• Install traffic control devices for pedestrian crossings
Medium Priority
• Review one and two way circulation patterns
• Develop a footbridge to the Mariners Mile area
• Improve access to Lido Island from 32nd Street
Low Priority
Develop a mono -rail from Mariner's Mile
Lido Village/
Civic Center
District
PARKING
(Revised 6/14/96)
Issue Description
Objectives
Lido Village/
Civic Center
District
The District has a continuous hassle over available parking
• To improve shared usage of existing parking facilities
• To develop free, convenient and available parking for resident serving
commercial
Solutions
High Priority
• Review parking utilization patterns
• Develop a managed parking program
• Short and long term meters
• Develop joint use parking plans with reciprocal agreements
• ' Develop a shared parking plan for Lido Village, Marina and Elks Club.
• Provide free church parking on Sundays
• Develop user friendly safe access to well lit parking facilities
Medium Priority
• Close certain streets to create more parking
• Expand existing parking structure for Lido Marina, Lido Village and City
Hall
Low Priority
• Install charter boat parking
IMAGE/AESTHETICS Lido Village/
(Revised 6/14/96) Civic Center
District
Issue Description
Objectives
• The District needs to preserve the Village character
• To establish a pedestrian friendly environment
• To bring back the former commercial luster to the area
• To improve the area infrastructures
• To make the area more attractive
Solutions
High Priority
• Develop a standardized streetscape design for area
• Reevaluate current codes
• Establish theme lighting, landscaping, signing for community identification
• Create a pedestrian environment
• Improve streetscape and landscaping on Newport Blvd.
• Develop a better integration of commercial areas
• Upgrade area infrastructure
• Develop a theme for the area
Medium Priority
• Redesign 32nd Street improve streetscape and preserve parking
Low Priority
• Redesign or rebuild City Hall
0 J
MASTER PLANNING
URBAN DESIGN
Meeting Agenda
Central Balboa
Planning Workshop No. 3
July 30, 1996
2:00 p.m.
1. Review summary reports from Planning Workshop No. 2.
2. Explain status of overall planning study and "Planning Concept Alternatives" report.
3. Review preliminary recommendations for the Balboa Peninsula.
4. Review and discuss specific recommendations for the District
5. Explain next phase of the study.
6. Question and answers.
7. Adjourn to Peninsula Wide Planning Workshop scheduled for Tuesday, August 13,1996
@5:00 p.m. (Location to be determined.)
1401 QUAIL STREET, SUITE 100 NEWPORT BEACH, CA 92660 TEL (714) 833-9193 FAX (714) 8333098
101MA IX70VA
PENINSULA
DRAFT PLAN
JULY 22, 1996
INTRODUCTION
Newport Beach, California is a diverse coastal community which has evolved
through the assemblage of a number of interrelated villages. Some of the
more unique villages are located on the Balboa Peninsula. A composition of
waterfront and coastal dependent activities and uses that create a unique
environment for the city.
The Balboa Peninsula is comprised of four District villages strung along an
interconnected spine of roadways, each village offering similar services and
activities for residents and visitors alike.
Each District (village) attempts to provide goods and services to their
respective residents and to some extent compete with each other for the
attention of visitors to the Peninsula.
The similarities of the four Districts are readily apparent. However, the
characteristics of each District are very different and it is through these shared
differences that the unique elements which form and Identify the villages
emerge. This combination of different but similar areas make the Balboa
Peninsula a worldwide attraction and resource.
PURPOSE
The Balboa Peninsula Planning Study is intended to identify ways in which the
area can be Improved to the benefit of the entire community. To discover the
Peninsula -wide issues and concerns a series of District by District planning
workshops were conducted. These brainstorming sessions focused primarily on
the Individual village issues but the District representatives were challenged to
identify Peninsula -wide concerns.
The Planning Study was initiated by the Balboa Peninsula Planning Advisory
Committee (B.P.P.A.C.), a city appointed task force. The study Is Intended to
be a follow up to a 15 point Policy Plan, prepared by B.P.P.A.C., to establish
positive changes on the Peninsula.
B.P.P.A.C. has served as advisors throughout the project to the consultant and
by participating in the individual District meetings. The study focuses on the
four Districts of the Peninsula (Lido/Civic Center, Cannery Village, McFadden
Square and Central Balboa). Representatives for each District were appointed
by the City Council with recommendations from the B.P.P.A.C. A wide variety
of Interests have been represented, and the levelof participation and
enthusiasm has been excellent.
The workshops have revealed many issues and concerns common and unique
throughout the Peninsula. These unique characteristics of each District need to
be reinforced and enhanced in order to be preserved. The more modern
commercial and entertainment activities of the Lido District are balanced by
the historic McFadden Square activities. The potentially active high energy
Fun Zone and pier of Central Balboa are nicely contrasted with the quaint
shopping and dining to be found in Cannery Village. Peninsula -wide planning
must recognize and respect the unique District features in order to properly
understand the Balboa Peninsula as a whole.
ISSUE IDENTIFICATION
EXERCISE
The Balboa Peninsula Planning Study began with a workshop in each of the
four Districts to Identify the areas of concern. The workshops employed a
group problem solving exercise to provide a systematic, easily understood,
and practical method for addressing issues.
The exercise continually moves problems toward solutions by breaking them
down into manageable pieces, identifying responsibilities and determining
relevant concerns. This type of analysis brings vague discussions into focus
and ideally ends with clear direction. The results of all the brainstorming and
discussions have evolved into the development of a series of concept
alternatives, action plans and strategies to effectuate change.
The planning workshops provided an opportunity for the Peninsula District
representatives to brainstorm their unique and collective problems. The next
step was to conduct an analysis and evaluation of the issues and problems
Identified. Potential solutions were discussed and characterized according to
their importance and priority (low, medium, or high). The priority levels were
applied to solutions based on their impact and ability to reach the identified
objectives. The Issues were next analyzed for their amenability to change
(easy, difficult, or impossible). The goal being to identify the most effective
solutions to close the gap between the current problems and the community
objectives.
The workshops provided an opportunity for identification of the Issues, and
when combined with the independent research, the recommendations
became apparent. The list of consultant recommendations and solutions are a
result of analyzing the problems which are most amenable to change and
achieve the most significant impact. Many issues and solutions were
Identified, all were evaluated and those which had a reasonable expectation
of success have been included in this report.
PENINSULA
PLANNING
CONCEPT
ALTERNATIVES
BALBOA PENINSULA
CONCEPT PLAN
The Balboa Peninsula is a community with"a long history of coastal related
development and activities. The community is dependent upon various
coastal resources for its economic well being. The areas of concern expressed
for the Peninsula as a whole have categorized Into the same major headings
as identified in the individual Districts (land uses, access/circulation, parking,
Image/aesthetics and safety).
The overriding concern for the Peninsula is the need and desire to create a
sense of place. Public Improvements need to be employed which establish a
unified design theme for landscaping, lighting, and directional signage for the
linking and collector street system along the Peninsula. Land uses should be
established uniquely for each of the Districts, with a greater amount of
attention to resident serving commercial activities. There is a need to discover
the appropriate mix of retail tenants.
The circulation system is in need of major Improvements. Access to and
between the Districts Is cumbersome and awkward. Pedestrian, boating,
bicycling and public transportation have received little attention. The
Peninsula has a substantial supply of parking, however, there is a need to
develop a parking management program and plan to optimally use the
existing resources.
The overall image of the Peninsula is in need of major upgrading. Peninsula
welcome signs and arrival statement signage, along with upgraded
landscaping and lighting would greatly improve the area's image. Views and
access to the water are limited and should be capitalized upon. The
recreation of sailing should be considered as a theme, to be incorporated as
a unifying element for the overall Image of the Peninsula.
The Primary focus of Peninsula -wide objectives need to deal with circulation
and image. In addition, the Peninsula needs to support and strengthen the
differences in the Individual districts. Encouragement should be extended for
some uses while others are discouraged. This can be achieved by supporting
and to some extent regulating unique features and by reducing if not
eliminating competitive uses. Improvements In one or both of these areas will
greatly enhance the character and economic well being of not only the
Balboa Peninsula but the entire community of Newport Beach.
SUMMARY OF
OBJECTIVES WITH RECOMMENDATIONS
FOR THE BALBOA PENINSULA
1. Improve access and circulation patterns throughout the Peninsula
Recommendations:
Implement a circulation system with a combination of Boulevards,
collector and local streets.
• Reconfigure the Intersection of Balboa and Newport Boulevards.
Investigate a traffic circle or roundabout.
Create a series of directional theme signage to identify specific
Districts.
Create a major "welcome to the Peninsula" entry statement
P.C.H./Newport Boulevard.
• Establish key intersection Into each District.
. 32nd Street/Newport Boulevard
• 28th Street/Newport Boulevard
• 22nd Street/Newport Boulevard
• Washington Street/Balboa Boulevard
Create major and minor entry/exit nodes with theme structures to
Identify Districts.
P.C.H./Newport Boulevard
32nd Street/Newport Boulevard
Traffic Circle/Newport Boulevard
22nd Street & 21 st Streets/Newport Boulevard
15th Street/Balboa Boulevard
Adams, Washington & A & B Streets/Balboa Boulevard
• Synchronize the traffic signals along the Newport Boulevard.
• Develop guest docking facilities for visiting boaters to the Peninsula.
• Develop a system of public transportation shuffles.
• Develop bus route and parking facilities.
• Create a series of Inter -connecting pedestrian walkways.
2. Improve the area's image and physical appearance.
Recommendations:
• Establish a street tree program for the entire length of Newport
Boulevard.
• Design a street lighting program with tree lighting.
• Provide for the option of banners on the street lights or across the
boulevard.
• Develop a uniform sidewalk and pedestrian walkway design with
special paving materials,
• Develop a uniform maintenance and repair program of existing
public areas.
• Implement a stricter compliance with maintenance codes on private
property.
• Explore the possibility of incorporating a sailing theme throughout the
public areas.
• Establish a uniform setback regulation adjacent to Newport
Boulevard.
3. Develop an appropriate mix of commercial and recreational uses.
• Implement specific zoning codes to encourage and discourage
specific activities within the individual Districts.
• Provide Incentives in the zoning codes for desired activities in select
areas.
• Draft new regulations for desired uses (i.e., bed and breakfast
facilities).
• Draft more restrictive regulations for less desirable activities (1.e.,
alcohol sales).
• Create new higher density residential opportunities adjacent to the
District cores.
• Establish a new public marina in a central location on the Peninsula.
CENTRAL
BALBOA
CENTRAL BALBOA
The District is bound by the ocean and the bay between Adams Street and "A" Street.
The District is designated for retail and service commercial, single family and two
family residential, and allows governmental, educational and institutional facilities.
CENTRAL BALBOA
CONCEPT -PLAN
Infamous Central Balboa is possibly the best known least understood District of
Newport Beach. Numerous studies and plans have been prepared for the area; but
surprisingly little has changed. Central Balboa lies in the middle of an intensely
developed three mile long narrow spit of land that culminates in a dead end. The
District is rich with unique and diverse features and attractions. The connection and
linkage of the bay anal the ocean is more evident in Central Balboa that anywhere else
in the city. This feature needs to be reinforced and highlighted. The vast amount of
beachfront parking should serve as a staging location for the majority of service,
entertainment and recreational activities of the area. Pedestrian linkages should then
extend to the bayfront, reinforcing the bay and ocean connection.
The commercial section of Central Balboa continues to offer a vast selection of
seasonally popular retail outlets; while the selection of resident serving retail continues
to decline. This fluctuation of commercial activity can be better managed with a
proactive planning approach to the District.
The recommendations from the previous studies have to some extent been
incorporated in the "Central Balboa Specific Area Plan". Many of the
recommendations in this study are a repeat of previous conclusions. In particular
there are many worth while thoughts expressed in the 1993 Regional/Urban Design
Assistance Team (R/UDAT) Study.
Central Balboa is in great need of special attention in order to preserve its unique
character and enhance the distinctive eclectic collection of structures and features that
comprise this community wide treasure.
CENTRAL BALBOA
OBJECTIVES &
RECOMMENDATIONS
Land Uses
-1. To establish and enhance the appropriate mix of retail, residential,
recreational activities for the District.
Recommendations:
• Cluster retail activities along Balboa Blvd. between Adams and "A"
Streets.
• Develop a shared parking program for the ocean side parking area.
• Allow more intense residential development and conversion for select
commercial properties outside the central core.
• Encourage outdoor dining and sales in designated areas.
• Encourage special events such as sidewalk sales, art exhibits, afternoon
concerts, etc.
• Provide public boat docking facilities at the Fun Zone and Pavilion.
• Encourage more resident serving commercial.
• Draft regulations for bed and breakfast facilities.
• Encourage more commercial activity on and adjacent to the pier.
• Increase the floor area ratios for commercial development. Particularly
encourage second floor activities.
• Expand the Promenade area in front of the Fun Zone and relocate
satellite structures.
• Extend the boat docking facilities further into the bay.
• Create a public walkway system at water level around the Pavilion.
• Relocate the sport fishing fleet and day boat rentals to off shore
moorings.
• Explore the feasibility of a second story interconnecting walkway
system.
• Consolidate private parking lots along bay streets and allow in fill new
developments.
• Expand and upgrade oceanside boardwalk between Adams and Main
Streets.
• Relocate soccer field south of present site.
• Encourage an upgraded Fun Zone expansion.
Access/
Circulation
CENTRAL BALBOA
OBJECTIVES &
RECOMMENDATIONS
To accommodate better access to and through the District.
Recommendations:
• Redesign the Newport and Balboa Boulevards interchange.
• Redesignate Main Street south of Balboa Boulevard for pedestrian
only.
• Establish entrance nodes to the Village at Adams Street and Main
Street.
• Create a leaving the Village node with turn around at "A" Street.
• Establish a pedestrian priority circulation system using sidewalks
boardwalks and alleyways.
• Develop a series of theme directional signs.
• Maintain entrance to beach parking at Palm Street with exit at "A"
Street.
• Redesginate Washington Street to pedestrian only.
Redesign Bay Street as parking court with short term diagonal
parking, between Main and Adams Streets.
• Connect parking on north and south side of the pier and connect to
"B" Street parking.
• Close "B" Street at the boardwalk.
Synchronize traffic signals.
Parking
CENTRAL BALBOA
OBJECTIVES &
RECOMMENDATIONS
To provide convenient available parking to facilitate all retail,
restaurant, entertainment, and recreational activities in the District.
Recommendations:
• Develop shared public parking facilities on the oceanside lots.
• Replace parallel parking with diagonal parking where appropriate.
• Allow compact size parking stalls in select locations.
• Implement special permit parking program (other than existing city
program).
• Install short and long term meters, (working 24 hours a day).
• Develop a parking management plan.
• Provide bicycle parking facilities.
• Develop a combined or shared valet parking system for restaurant
patrons.
• Review parking patterns and study District parking demand.
• Remove some on street parking to accommodate circulation plan.
• Create new access patterns to exiting parking structure.
• Cluster employee parking to remote facility and use on site parking
for short term customer parking.
• Restructure parking fees and collection methods.
• Encourage shuttle buses into the District from a remote location
outside of the District.
• Explore long term parking in remote facilities.
CENTRAL BALBOA
OBJECTIVES &
RECOMMENDATIONS
Image/
Aesthetics
1. To reestablish and enhance the Village atmosphere of fun, retail
and entertainment for the community.
Recommendations:
Limit the amount and type of signing allowed for commercial uses.
• Eliminate non -conforming signs.
Develop sign guidelines for the District.
• Develop uniform street lighting program.
Encourage banners for special events.
• Use special pavers or patterns for pedestrian paths.
• Develop a street tree program.
Encourage a continuation of eclectic architectural styles and designs
through flexible design guidelines.
• Encourage the preservation and enhancement of historic features.
• Maintain a Business Improvement District.
• Explore a theme lighting, landscaping and signing for District
identification.
Create entry and exit node for the District along Balboa Boulevard.
Remove overhead utility lines.
• Establish an architectural review service for new and rehabilitated
projects.
• Maintain grid and small lot development pattern.
Establish a festive environment with lighting, signing, banners, color,
awning, landscaping, etc.
• Create more water view opportunities.
• Encourage building facade enhancements.
• Develop a unique landscape theme, i.e., create a canopy of trees
over Main Street and.part of Balboa Boulevard.
MASTER PLANNING
URBAN DESIGN
Meeting Agenda
CanneryVillage
Planning Workshop No.3
July 24,1996
4:00 p.m.
1. Review summary reports from Planning Workshop No. 2.
2. Explain status of overall planning study and "Planning Concept Alternatives" report.
3. Review preliminary recommendations for the Balboa Peninsula.
4. Review and discuss specific recommendations for the District.
5. Explain next phase of the study.
6. Question and answers.
7. Adjourn to Peninsula Wide Planning Workshop scheduled for Tuesday, August 13,1996
@5:00 p.m. (Location to be determined.)
1401 QUAIL STREET
iMA
PENINSULA
DRAFT PLAN
JULY 22, 1996
INTRODUCTION
Newport Beach, California is a diverse coastal community which has evolved
through the assemblage of a number of Interrelated villages. Some of the
more unique villages are located on the Balboa Peninsula. A composition of
waterfront and coastal dependent activities and uses that create a unique
environment for the city.
The Balboa Peninsula is comprised of four District villages strung along an
Interconnected spine of roadways, each village offering similar services and
activities for residents and visitors alike.
Each District (village) attempts to provide goods and services to their
respective residents and to some extent compete with each other for the
attention of visitors to the Peninsula.
The similarities of the four Districts are readily apparent. However, the
characteristics of each District are very different and It Is through these shared
differences that the unique elements which form and identify the villages
emerge. This combination of different but similar areas make the Balboa
Peninsula a worldwide attraction and resource.
w
PURPOSE
The Balboa. Peninsula Planning Study is intended to identify ways in which the
area can be improved to the benefit of the entire community. To discover the
Penlnsula-wide Issues and concerns a series of District by District planning
workshops were conducted. These brainstorming sessions focused primarily on
the individual village issues but the District representatives were challenged to
identify Peninsula -wide concerns.
The Planning Study was initiated by the Balboa Peninsula. Planning Advisory
Committee (B.P.P.A.C.), a city appointed task force. The study is intended to
be a follow up to a 15 point Policy Plan, prepared by B.P.P.A.C., to establish
positive changes on the Peninsula.
B.P.P.A.C. has served as advisors throughout the project to the consultant and
by participating in the Individual District meetings. The study focuses on the
four Districts of the Peninsula (Lido/Civic Center, Cannery Village, McFadden
Square and Central Balboa). Representatives for each District were appointed
by the City Council with recommendations from the B.P.P.A.C. A wide variety
of Interests have been represented, and the level of participation and
enthusiasm has been excellent.
The workshops have revealed many issues and concerns common and unique
throughout the Peninsula. These unique characteristics of each District need to
be reinforced and' enhanced in order to be preserved. The more modern
commercial and entertainment activities of the Lido District are balanced by
the historic McFadden Square activities. The potentially active high energy
Fun Zone and pier of Central Balboa 'are nicely contrasted with the quaint
shopping and dining to be found in Cannery Village. Peninsula -wide planning
must recognize and respect the unique District features in order to properly
understand the Balboa Peninsula as a whole.
W
ISSUE IDENTIFICATION
EXERCISE
The Balboa Peninsula Planning Study began with a workshop in each of the
four Districts to Identify the areas of concern. The workshops employed a
group problem solving exercise to provide a systematic, easily understood,
and practical method for addressing Issues.
The exercise continually moves problems toward solutions by breaking them
down into manageable pieces, Identifying responsibilities and determining
relevant concerns. This type of analysis brings vague discussions into focus
and Ideally ends with clear direction. The results of all the brainstorming and
discussions have evolved into the development of a series of concept
alternatives, action plans and strategies to effectuate change.
The planning workshops provided an opportunity for the Peninsula District
representatives to brainstorm their unique and collective problems. The next
step was to conduct an analysis and evaluation of the issues and problems
identified. Potential solutions were discussed and characterized according to
their importance and priority (low, medium, or high). The priority levels were
applied to solutions based on their impact and ability to reach the Identified
objectives. The issues were next analyzed for their amenability to change
(easy, difficult, or Impossible). The goal being to identify the most effective
solutions to close the gap between the current problems and the community
objectives.
The workshops provided an opportunity for identification of the issues, and
when combined with the independent research, the recommendations
became apparent. The list of consultant recommendations and solutions are a
result of analyzing the problems which are most amenable to change and
achieve the most significant Impact. Many issues and solutions were
identified, all were evaluated and those which had a reasonable expectation
of success have been Included in this report.
W
BALBOA
PENINSULA
PLANNING
CONCEPT
ALTERNATIVES
.. •' i
W
BALBOA PENINSULA
CONCEPT PLAN
The Balboa Peninsula is a community with'a long history of coastal related
development and activities. The community Is dependent upon various
coastal resources for Its economic well being. The areas of concern expressed
for the Peninsula as a whole have categorized into the same major headings
as Identified in the individual Districts (land uses, access/circulation, parking,
image/aesthetics and safety).
The overriding concern for the Peninsula is the need and desire to create a
sense of place. Public improvements need to be employed which establish a
unified design theme for landscaping, lighting, and directional signage for the
linking and collector street system along the Peninsula. Land uses should be
established uniquely for each of the Districts, with a greater amount of
attention to resident serving commercial activities. There Is a need to discover
the appropriate mix of retail tenants.
The circulation system is in need of major Improvements. Access to and
between the Districts is cumbersome and awkward. Pedestrian, boating,
bicycling and public transportation have received little attention. The
Peninsula has a substantial supply of parking, however, there is a need to
develop a parking management program and plan to optimally use the
existing resources.
The overall image of the Peninsula Is in need of major upgrading. Peninsula
welcome signs and arrival statement signage, along with upgraded
landscaping and lighting would greatly improve the area's image. Views and
access to the water are limited and should be capitalized upon. The
recreation of sailing should be considered as a theme, to be Incorporated as
a unifying element for the overall image of the Peninsula.
The Primary focus of Peninsula -wide objectives need to deal with circulation
and image. in addition, the Peninsula needs to support and strengthen the
differences in the Individual districts. Encouragement should be extended for
some uses while others are discouraged. This can be achieved by supporting
and to some extent regulating unique features and by reducing if not
eliminating competitive uses. Improvements in one or both of these areas will
greatly enhance the character and economic well being of not only the
Balboa Peninsula but the entire community of Newport Beach.
SUMMARY OF
OBJECTIVES WITH RECOMMENDATIONS
FOR THE BALBOA PENINSULA
1. Improve access and circulation patterns throughout the Peninsula
Recommendations:
• Implement a circulation system with a combination of Boulevards,
collector and local streets.
• Reconfigure the intersection of Balboa and Newport Boulevards.
• Investigate a traffic circle or roundabout.
• Create a series of directional theme signage to identify specific
Districts.
• Create a major "welcome to the Peninsula" entry statement
P.C.H./Newport Boulevard.
• Establish key intersection into each District.
32nd Street/Newport Boulevard
28th Street/Newport Boulevard
22nd Street/Newport Boulevard
Washington Street/Balboa Boulevard
• Create major and minor entry/exit nodes with theme structures to
Identify Districts.
P.C.H./Newport Boulevard
32nd Street/Newport Boulevard
Traffic Circle/Newport Boulevard
22nd Street & 21 st Streets/Newport Boulevard
15th Street/Balboa Boulevard
Adams, Washington & A & B Streets/Balboa Boulevard
Synchronize the traffic signals along the Newport Boulevard.
• Develop guest docking facilities for visiting boaters to the Peninsula.
• Develop a system of public transportation shuttles,
• Develop bus route and parking facilities.
• Create a series of inter -connecting pedestrian walkways.
2. Improve the area's image and physical appearance.
Recommendations:
• Establish a street tree program for the entire length of Newport
Boulevard,
• Design a street lighting program with tree lighting.
• Provide for the option of banners on the street lights or across the
boulevard.
• Develop a uniform sidewalk and pedestrian walkway design with
special paving materials.
• Develop a .uniform maintenance and repair program of existing
public areas.
• Implement a strictbr compliance with maintenance codes on private
property.
• , Explore the possibility of Incorporating a sailing theme throughout the
public areas.
• Establish a uniform setback regulation adjacent to Newport
Boulevard.
W
3. Develop an appropriate mix of commercial and recreational uses.
• Implement specific zoning codes to encourage and discourage
specific activities within the individual Districts.
• Provide Incentives in the zoning codes for desired activities in select
areas.
• Draft new regulations for desired uses (i.e., bed and breakfast
facilities).
• Draft more restrictive regulations for less desirable activities (i.e.,
alcohol sales).
• Create new higher density residential opportunities adjacent to the
District cores.
• Establish a new public marina in a central location on the Peninsula.
CANNERY
VILLAGE
CANNERY VILLAGE
The District is bound by 32nd Street on the north, Newport Boulevard on the west,
26th Street to the south and the Rhine channel of the bay on the east.
The District is designated for recreation, marine, retail and service commercial; general
industrial (marine industrial), and two-family residential uses.
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CANNERY VILLAGE
CONCEPT PLAN
Cannery Village is a unique collection of retail, industrial, office and residential
activities. The Village includes a wide variety of structures and a large amount of
under developed sites. The area offers an abundance of character and charm and
provides the Peninsula with one of its most interesting Districts.
Cannery Village started out as the boat yard on the bay across from the active
McFadden Pier Area. Following the dredging of the Rhine channel commercial fishing
boats began to occupy the waterfront. Fish canneries began operating on docks in the
bay and soon an entire marine service industry dominate the area.
Today Cannery Village is home to many art galleries, art studios, restaurants, curior
shops and professional offices along with the remaining marine service uses. The
Village should continue to attract art related activities, with specialty food
opportunities and limited residential. Incentives should be used to enhance the arts
related activities and transition away from the marine industrial uses. The perimeter
areas of the Village, along 32nd Street and Newport Boulevard, are well suited for the
more intense restaurant, bar and retail activities. The core area should maintain the
quiet and quaint qualities that have evolved over the years.
Cannery Village needs to develop a more effective vehicular and pedestrian circulation
system. Pedestrian movement should have priority over vehicles, therefore maintain
the narrow street system with on street parking. Also expand sidewalks and develop a
system of paseos between blocks and through the alleyways. In addition, the Village
should explore the benefits of how detailed specific development regulations and
design guidelines can be employed to preserve and enhance a truly unique resource of
the Peninsula.
CANNERY VILLAGE
OBJECTIVES &
RECOMMENDATIONS
Land Uses
1. To maintain and enhance a mixed use, art oriented, specialty retail
and office district.
Recommendations:
• Develop a site specific master plan identifying the optimum mix of
retail, restaurant, residential and office uses.
• Develop a shared parking program and reduce the one site parking
requirement
• Allow a greater amount of residential within commercial projects and
to a limited extent stand alone residential.
• Encourage outdoor dining and sales in designated areas.
• Encourage special events such as sidewalk sales, art walk nights, jazz
afternoon, etc.
• Provide public boat docking facilities at the end of 29th Street.
• Allow restaurants and bars with later hours on the outer edges of the
District.
• Draft regulations for bed and breakfast facilities.
• Encourage performing arts uses in specific locations.
• Develop a Village Square or neighborhood park area for public
gatherings.
• Consolidate public parking uses.
• Discourage industrial activities in the -core of the Village.
• Limit marine uses to the area east of Lafayette Avenue.
CANNERY VILLAGE
OBJECTIVES &
RECOMMENDATIONS
Access/
Circulation
1. To accommodate better access to and within the District.
Recommendations:
• Redesign the Newport and Balboa Boulevards interchange.
• Redesign 32nd Street to bean east -west collector street and
northern access point to the District.
• Redesignate Villa Way to two-way traffic.
• Redesign Lafayette as a two-way collector street around the Village
core.
• Redesignate 31 st Street as one-way west and 30th Street as one-way
east.
• Maintain 29th Street two-way with access from Newport Boulevard.
• Establish entrance nodes to the Village from Newport Boulevard at
32nd, 29th and 28th Streets.
• Establish a pedestrian priority circulation system using sidewalks,
alley ways, boardwalk and paseos.
• Develop a series of theme directional signs.
• Investigate a traffic circle at 32nd and Lafayette Avenue.
CANNERY VILLAGE
OBJECTIVES &
RECOMMENDATIONS
Parking
1. To provide convenient available parking to facilitate all commercial,
residential, office and industrial activities.
Recommendations:
• Develop public parking facilities on the perimeters of the District.
• Replace parallel parking with diagonal parking where appropriate.
• Allow compact size parking stalls in select locations.
• Implement special permit parking program (other than existing city
program).
• Install short and long term meters, (working 24 hours a day).
• Develop a parking management plan.
• Provide bicycle parking facilities.
• Develop a combined or shared valet parking system for restaurant
patrons.
• Review parking patterns and study District parking demand.
• Remove some on street parking to accommodate circulation plan.
CANNERY VILLAGE
OBJECTIVES &
RECOMMENDATIONS
Image/
Aesthetics
1. To preserve and enhance the Village atmosphere and character of
the District.
Recommendations:
• Limit the amount and type of signing allowed for commercial uses.
• Eliminate non -conforming signs.
• Develop sign guidelines for District; (i.e., allow only externally
illuminated signs).
• Develop uniform street lighting program.
• Encourage banners for special events.
• Use special pavers or patterns for pedestrian paths.
• Develop a street tree program.
• Encourage a variety of architectural styles and designs through
flexible design guidelines.
• Discourage boat and vehicle storage in the core village area.
• Develop a Business Improvement District.
• Maintain small lot development pattern.
• Encourage the use of an "Old Newport" theme in the Village.
• Maintain tight narrow street pattern.
MASTER PLANNING
URBAN DESIGN
Meoting Agenda
McFadden Square
Planning Workshop No. 3
July 23,1996
4:00 p.m.
1. Review summary reports from Planning Workshop No. 2.
2. Explain status of overall planning study and "Planning Concept Alternatives" report.
3. Review preliminary recommendations for the Balboa Peninsula.
4. Review and discuss specific recommendations for the District.
S. Explain next phase of the study.
6. Question and answers.
7. Adjourn to Peninsula Wide Planning Workshop scheduled for Tuesday, August 13,1996
@5:00 p.m. (Location to be determined.)
1401 QUAIL STREET, SUITE 100 NEWPORT BEACH, CA 92660 TEL (714(833-9193 FAX (7141 833-3098
BALBOA
PENINSULA
DRAFT PLAN
JULY 221- 1996
INTRODUCTION
Newport Beach, California is a diverse coastal community which has evolved
through the assemblage of a number of Interrelated villages. Some of the
more unique villages are located on the Balboa Peninsula. A composition of
waterfront and coastal dependent activities and uses that create a unique
environment for the city.
The Balboa Peninsula is comprised of four District villages strung along an
interconnected spine of roadways, each village offering similar services and
activities for residents and visitors alike.
Each District (village) attempts to provide goods and services to their
respective residents and to some extent compete with each other 'for the
attention of visitors to the Peninsula.
The similarities of the four Districts are readily apparent. However, the
characteristics of each District are very different and it is through these shared
differences that the unique elements which form and Identify the villages
emerge. This combination of different but similar areas make the Balboa
Peninsula a worldwide attraction and resource.
W
PURPOSE
The Balboa Peninsula Planning Study Is intended to Identify ways in which the
area can be improved to the benefit of the entire community. To discover the
Peninsula -wide issues and concerns a series of District by District planning
workshops were conducted. These brainstorming sessions focused primarily on
the Individual village Issues but the District representatives were challenged to
Identify Peninsula -wide concerns.
The Planning Study was initiated by the Balboa Peninsula Planning Advisory
Committee (B.P.P.A.C.), a city appointed task force. The study is Intended to
be a follow up to a 15 point Policy Plan, prepared by B.P.P.A.C., to establish
positive changes on the Peninsula.
B.P.P.A.C. has served as advisors throughout the project to the consultant and
by participating in the individual District meetings. The study focuses on the
four Districts of the Peninsula (Lido/Civic Center, Cannery Village, McFadden
Square and Central Balboa). Representatives for each District were appointed
by the City Council with recommendations from the B.P.P.A.C. A wide variety
of interests have been represented, and the level of participation and
enthusiasm has been excellent.
The workshops have revealed many Issues and concerns common and unique
throughout the Peninsula. These unique characteristics of each District need to
be reinforced and enhanced In order to be preserved. The more modern
commercial and entertainment activities of the Lido District are balanced by
the historic McFadden Square activities. The potentially active high energy
Fun Zone and pier of Central Balboa are nicely contrasted with the quaint
shopping and dining to be found in Cannery Village. Peninsula -wide planning
must recognize and respect the unique District features in order to properly
understand the Balboa Peninsula as a whole.
W
ISSUE IDENTIFICATION
EXERCISE
The Balboa Peninsula Planning Study began with a workshop In each of the
four Districts to identify the areas of concern. The workshops employed a
group problem solving exercise to provide a systematic, easily understood,
and practical method for addressing issues.
The exercise continually moves problems toward solutions by breaking them
down into manageable pieces, identifying responsibilities and determining
relevant concerns. This type of analysis brings vague discussions into focus
and ideally ends with clear direction. The results of all the brainstorming and
discussions have evolved Into the development of a series of concept
alternatives, action plans and strategies to effectuate change.
The planning workshops provided an opportunity for the Peninsula District
representatives to brainstorm their unique and collective problems. The next
step was to conduct an analysis and evaluation of the Issues and problems
identified. Potential solutions were discussed and characterized according to
their importance and priority (low, medium, or high). The priority levels were
applied to solutions based on their impact and ability to reach the identified
objectives. The issues were next analyzed for their amenability to change
(easy, difficult, or Impossible). The goal being to identify the most effective
solutions to close the gap between the current problems and the community
objectives.
The workshops provided an opportunity for Identification of the issues, and
when combined with the independent research, the recommendations
became apparent. The list of consultant recommendations and solutions are a
result of analyzing the problems which are most amenable to change and
achieve the most significant impact. Many issues and solutions were
Identified, all were evaluated and those which had a reasonable expectation
of success have been included in this report.
BALBOA
PENINSULA
PLANNING
CONCEPT
ALTERNATIVES
BALBOA PENINSULA
CONCEPT PLAN
The Balboa Peninsula Is a community with' a long history of coastal related
development and activities. The community is dependent upon various
coastal resources for Its economic well being. The areas of concern expressed
for the Peninsula as a whole have categorized into the some major headings
as identified in the individual Districts (land uses, access/circulation, parking,
Image/aesthetics and safety).
The overriding concern for the Peninsula is the need and desire to create a
sense of place. Public improvements need to be employed which establish a
unified design theme for landscaping, lighting, and directional signage for the
linking and collector street system along the Peninsula. Land uses should be
established uniquely for each of the Districts, with a greater amount of
attention to resident serving commercial activities. There is a need to discover
the appropriate mix of retail tenants.
The circulation system is in need of major Improvements. Access to and
between the Districts is cumbersome and awkward. Pedestrian, boating,
bicycling and public transportation have received little attention. The
Peninsula has a substantial supply of parking, however, there is a need to
develop a parking management program and plan to optimally use the
existing resources.
The overall image of the Peninsula Is in need of major upgrading. Peninsula
welcome signs and arrival statement signage, along with upgraded
landscaping and lighting would greatly improve the area's image. Views and
access to the water are limited and should be capitalized upon. The
recreation of sailing should be considered as a theme, to be incorporated qs
a unifying element for the overall image of the Peninsula.
The Primary focus of Peninsula -wide objectives need to deal wi AcirculatIon
and image. In addition, the Peninsula needs to support and strengthen the D
differences in the individual districts. encouragement should be extended for f "
some uses while others are discouraged. This can be achieved by supporting
and to some extent regulating unique features and by reducing if not
eliminating competitive uses. Improvements in one or both of these areas will
greatly enhance the character and economic well bein9�of not only the
Balboa Peninsula but the entire community of Newport Beac � �p
W
SUMMARY OF
— OBJECTIVES WITH RECOMMENDATIONS
FOR THE BALBOA PENINSULA
1. Improve access and circulation patterns throughout the Peninsula
Recommendations:
• Implement a circulation system with a combination of Boulevards,
collector and local streets.
• Reconfigure the intersection of Balboa and Newport Boulevards.
• Investigate a traffic circle or roundabout.
• Create a series of directional theme signage to identify specific
Districts.
• Create a major "welcome to the Peninsula" entry statement
P.C.H./Newport Boulevard.
• Establish key intersection into each District.
32nd Street/Newport Boulevard
28th Street/Newport Boulevard
22nd Street/Newport Boulevard
Washington Street/Balboa Boulevard
• Create major and minor entry/exit nodes with theme structures to
identify Districts.
P.C.H./Newport Boulevard
32nd Street/Newport Boulevard
Traffic Circle/Newport Boulevard
22nd Street & 21 st Streets/Newport Boulevard
15th Street/Balboa Boulevard
Adams, Washington & A & B Streets/Balboa Boulevard
. Synchronize the traffic signals along the Newport Boulevard.
• Develop guest docking facilities for visiting boaters to the Peninsula.
. Develop a system of public transportation shuffles.
. Develop bus route and parking facilities.
. Create a series of inter -connecting pedestrian walkways.
2. Improve the area's image and physical appearance.
Recommendations:
• Establish a street tree program for the entire length of Newport
Boulevard.
. Design a street lighting program with tree lighting.
• Provide for the option of banners on the street lights or across the
boulevard.
Develop a uniform sidewalk and pedestrian walkway design with
special paving materials.
Develop a uniform maintenance and repair program of existing
public areas.
• Implement a stricter compliance with maintenance codes on private
property.
Explore the possibility of incorporating a sailing theme throughout the
public areas.
Establish a uniform setback regulation adjacent to Newport
Boulevard.
W
3. Develop an appropriate mix of commercial and recreational uses.
• Implement specific zoning codes to encourage and discourage
specific activities within the individual Districts.
• Provide Incentives in the zoning codes for desired activities in select
areas:
• Draft new regulations for desired uses (i.e., bed and breakfast
facilities).
• Draft more restrictive regulations for less desirable activities (i.e.,
alcohol sales).
• Create new higher density residential opportunities adjacent to the
District cores.
• Establish a new public marina in a central location on the Peninsula.
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MCFADDEN
SQUARE
MCFADDEN SQUARE
The District Is bound by the ocean and the bay from 19th Street to the alley
between 23rd and 24th Streets north along Balboa Boulevard to 21 st Street.
The District is designated for recreation, marine, retail, and service commercial;
single family attached, two-family and multi -family residential land uses.
p G�'
MCFADDEN SQUARE
CONCEPT PLAN (1
McFadden Square is the heart and center of historic Newport Beach. NThe
construction of the Newport Pier and subsequent rail connection brought
commerce to the coastal area prior to the turn of the century. The railroad was
constructed primarily to transport goods arriving from the ocean. However,
passenger travel from Inland areas to the beach for recreation became
popular. Land development responded with hotels, retail shops and beach
cottages, clustered around McFadden Square. The red car rail lines continued
the stream of visitors to the area. The once sparsely populated sandspit was
subdivided into numerous 20 by 85 foot lots to accommodate the new
vacationers. Many of the early vacation homes remain today and contribute
to the historic character of the District.
McFadden Square still serves as the primary destination for beach visitors. This
attraction creates numerous traffic, parking, and security problems associated
with a beach area. The District has a tremendous opportunity to attract quality
commercial and recreational activities providing a greater degree of flexibility
Is employed in the regulation of new ideas. A greater effort should be
exercised to encourage more year-round and less seasonal business. Easy
access and convenient parking as suggested in the Peninsula -wide Plan will
contribute to the future success of the District. The McFadden Square District Is
In need of nurturing attention to once again become the heart of the city.
MCFADDEN SQUARE
OBJECTIVES
RECOMMENDATIONS
Land Uses
1. To achieve and maintain the appropriate mix of commercial,
residential, and recreational activities.
Recommendations:
• Amend Specific Area Plan (zoning) to be more flexible for
desired uses, including incentives.
For Example:
•
Increase the floor area ratios for commercial
development.
•
Develop a shared parking program and reduce the on
site requirement.
•
Allow higher density residential as a transition area
adjacent to the commercial areas.
•
Allow residential within commercial projects.
•
Allow temporary commercial sales from charts or mobile
vehicles in designated areas.
•
Encourage special event activities such as a Farmer's
Market.
•
Encourage more commercial activity on and adjacent
to the pier.
•
Allow for the dory boat market area to expand.
•
Draft regulations for bed and breakfast facilities.
•
A'llMoutdoor dining in designated areas.
�•
Discourage commercial uses outside of the core area,
for example south of 21 st Street.
•
Develop public boat docking facilities at the end of
21 st Street.
W
MCFADDEN SQUARE
OBJECTIVES
RECOMMENDATIONS
Access/
Circulation
1. To accommodate better access to and through the District with
minimal traffic congestion.
Recommendations:
• Redesign the Newport and Balboa Boulevards Interchange.
• Explore the use of a traffic circle or roundabout.
• Synchronize traffic signals along Newport Boulevard.
• Develop a series of theme directional signs.
• Reconfigure parking circulation patterns.
2. To develop a better system of alternative transportation
methods.
Recommendations:
• Establish pedestrian paths Including waterfront boardwalks.
• Create pedestrian only areas with specific paver patterns.
• Develop a bikeway system.
• Explore a shuttle bus system.
• Provide bus parking facilities.
W
MCFADDEN SQUARE
OBJECTIVES
RECOMMENDATIONS
Parking
1. To provide convenient available parking to facilitate all
commercial, residential, and recreational activities.
Recommendations:
• Develop new parking opportunities by redesigning the
Newport and Balboa Boulevard Interchange.
• Replace parallel parking with diagonal parking where
appropriate.
• Allow compact site parking stalls in select locations.
• Implement a permit parking program.
• Install short term parking meters adjacent to select
commercial locations.
• Establish seasonal beach parking procedures in select
location. For example: Pay when entering, one daily rate,
annual passes, etc.
• Develop a parking management program.
• Provide bicycle parking facilities.
• Provide bus parking locations.
• Develop valet parking programs.
• Allow a merchant validation program.
MCFADDEN SQUARE
OBJECTIVES
RECOMMENDATIONS
Image/
Aestheticq
1. To upgrade and enhance the historic commercial character of
the District.
Recommendations:
• Limit the amount and type of signing allowed for commercial
uses.
• Eliminate nonconforming signage.
• Implement a street tree lighting program.
• Provide incentives for historic restorations.
• Underground utility lines.
• Provide additional litter canisters.
• Install theme street lights.
• Develop restrictive regulations on pier fishing.
• Organize a business improvement District.
• Develop a regular maintenance program for the pedestrian
areas.
• Establish an architectural review service for new and
rehabilitated projects.
2. To improve the water quality of the bay.
Recommendations:
• Work with county to develop and implement boating
regulations. For example: Boat dumping policies, and storm
drain dumping.
:1111MMA I
PENINSULA
W
INTRODUCTION
Newport Beach, California is a diverse coastal community which has evolved
through the assemblage of a number of interrelated villages. Some of the
more unique villages are located on the Balboa Peninsula. A composition of
waterfront and coastal dependent activities and uses that create a unique
environment for the city.
The Balboa Peninsula is comprised of four District villages strung along an
Interconnected spine of roadways, each village offering similar services and
activities for residents and visitors alike.
Each District (village) attempts to provide goods and services to their
respective residents and to some extent compete with each other for the
attention of visitors to the Peninsula.
The similarities of the four Districts are readily apparent. However, the
characteristics of each District are very different and It is through these shared
differences that the unique elements which form and Identify the villages
emerge. This combination of different but similar areas make the Balboa
Peninsula a worldwide attraction and resource.
PURPOSE
The Balboa Peninsula Planning Study is intended to identify ways In which the
area can be improved to the benefit of the entire community. To discover the
Peninsula -wide issues and concerns a series of District by District planning
workshops were conducted. These brainstorming sessions focused primarily on
the individual village issues but the District representatives were challenged to
identify Peninsula -wide concerns.
The Planning Study was Initiated by the Balboa Peninsula. Planning Advisory
Committee (B.P.P.A.C.), a city appointed task force. The study is intended to
be a follow up to a 15 point Policy Plan, prepared by B.P.P.A.C., to establish
positive changes on the Peninsula.
B.P.P.A.C. has served as advisors throughout the project to the consultant and
by participating in the Individual District meetings. The study focuses on the
four Districts of the Peninsula (Lido/Civic Center, Cannery Village, McFadden
Square and Central Balboa). Representatives for each District were appointed
by the City Council with recommendations from the B.P.P.A.C. A wide variety
of interests have been represented, and the level of participation and
enthusiasm has been excellent.
The workshops have revealed many issues and concerns common and unique
throughout the Peninsula. These unique characteristics of each District need to
be reinforced and enhanced In order to be preserved. The more modern
commercial and entertainment activities of the Lido District are balanced by
the historic McFadden Square activities. The potentially active high energy
Fun Zone and pier of Central Balboa are nicely contrasted with the quaint
shopping and dining to be found in Cannery Village. Peninsula -wide planning
must recognize and respect the unique District features In order to properly
understand the Balboa Peninsula as a whole.
W
ISSUE IDENTIFICATION
EXERCISE
The Balboa Peninsula Planning Study began with a workshop in each of the
four Districts to identify the areas of concern. The workshops employed a
group problem solving exercise to provide a systematic, easily understood,
and practical method for addressing issues.
The exercise continually moves problems toward solutions by breaking them
down into manageable pieces, Identifying responsibilities and determining
relevant concerns. This type of analysis brings vague discussions Into focus
and Ideally ends with clear direction. The results of all the brainstorming and
discussions have evolved into the development of a series of concept
alternatives, action plans and strategies to effectuate change.
The planning workshops provided an opportunity for the Peninsula District
representatives to brainstorm their unique and collective problems. The next
step was to conduct an analysis and evaluation of the Issues and problems
identified. Potential solutions were discussed and characterized according to
their importance and priority (low, medium, or high). The priority levels were
applied to solutions based on their impact and ability to reach the identified
objectives. The issues were next analyzed for their amenability to change
(easy, difficult, or impossible). The goal being to identify the most effective
solutions to close the gap between the current problems and the community
objectives.
The workshops provided an opportunity for identification of the issues, and
when combined with the Independent research, the recommendations
became apparent. The list of consultant recommendations and solutions are a
result of analyzing the problems which are most amenable to change and
achieve the most significant impact. Many issues and solutions were
Identified, all were evaluated and those which had a reasonable expectation
of success have been Included In this report.
BALBOA
PENINSULA
PLANNING
CONCEPT
ALTERNATIVES
W
BALBOA PENINSULA
CONCEPT PLAN
The Balboa Peninsula is a community with'a long history of coastal related
development and activities. The community is dependent upon various
coastal resources for Its economic well being. The areas of concern expressed
for the Peninsula as a whole have categorized into the same major headings
as identified In the individual Districts (land uses, access/circulation, parking,
Image/aesthetics and safety).
The overriding concern for the Peninsula is the need and desire to create a
sense of place. Public improvements need to be employed which establish a
unified design theme for landscaping, lighting, and directional signage for the
linking and collector street system along the Peninsula. Land uses should be
established uniquely for each of the Districts, with a greater amount of
attention to resident serving commercial activities. There Is a need to discover
the appropriate mix of retail tenants.
The circulation system is in need of major Improvements. Access to and
between the Districts is cumbersome and awkward. Pedestrian, boating,
bicycling and public transportation have received little attention. The
Peninsula has a 'substantial supply of parking, however, there is a need to
develop a parking management program and plan to optimally use the
existing resources.
The overall image of the Peninsula is In need of major upgrading. Peninsula
welcome signs and arrival statement signage, along with upgraded
landscaping and lighting would greatly improve the area's image. Views and
access to the water are -limited and should be capitalized upon. The
recreation of sailing should be considered as a theme, to be incorporated as
a unifying element for the overall image of the Peninsula.
The'Primary focus of Peninsula -wide objectives need to deal with circulation
and Image. In addition, the Peninsula needs to support and strengthen the
differences in the individual districts. Encouragement should be extended for
some uses while others are discouraged. This can be achieved by supporting
and to some extent regulating unique features and by reducing if not
eliminating competitive uses. Improvements in one or both of these areas will
greatly enhance the character and economic well being of not only the
Balboa Peninsula but the entire community of Newport Beach.
W
SUMMARY OF
OBJECTIVES WITH RECOMMENDATIONS
FOR THE BALBOA PENINSULA
1. Improve access and circulation patterns throughout the Peninsula
Recommendations:
• Implement a circulation system with a combination of Boulevards,
collector and local streets.
• Reconfigure the Intersection of Balboa and Newport Boulevards.
• Investigate a traffic circle or roundabout.
• Create a series of directional theme signage to Identify specific
Districts.
• Create a major "welcome to the Peninsula" entry statement
P.C.H./Newport Boulevard.
• Establish key intersection Into each District.
. 32nd Street/Newport Boulevard
. 28th Street/Newport Boulevard
• 22nd Street/Newport Boulevard
. Washington Street/Balboa Boulevard
Create major and minor entry/exit nodes with theme structures to
Identify Districts.
P.C.H./Newport Boulevard
32nd Street/Newport Boulevard
Traffic Circle/Newport Boulevard
22nd Street & 21 st Streets/Newport Boulevard
15th Street/Balboa Boulevard
Adams, Washington & A & B Streets/Balboa Boulevard
• Synchronize the traffic signals along the Newport Boulevard.
• Develop guest docking facilities for visiting boaters to the Peninsula.
• Develop a system of public transportation shuffles.
• Develop bus route and parking facilities.
• Create a series of inter -connecting pedestrian walkways.
2. Improve the area's image and physical appearance.
Recommendations:
• Establish a street tree program for the entire length of Newport
Boulevard.
Design a street lighting program with tree lighting.
• Provide for the option of banners on the street lights or across the
boulevard.
• Develop a uniform sidewalk and pedestrian walkway design with
special paving materials.
• Develop a uniform maintenance and repair program of existing
public areas.
• Implement a stricter compliance with maintenance codes on private
properly.
• , Explore the possibility of Incorporating a sailing theme throughout the
public areas.
• Establish a uniform setback regulation adjacent to Newport
Boulevard.
W
3. Develop an appropriate mix of commercial and recreational uses.
• Implement specific zoning codes to encourage and discourage
specific activities within the individual Districts.
• Provide incentives in the zoning codes for desired activities In select
areas.
• Draft new regulations for desired uses (i.e., bed and breakfast
facilities).
• Draft more restrictive regulations for less desirable activities (i.e.,
alcohol sales).
• Create new higher density residential opportunities adjacent to the
District cores.
• Establish a new public marina In a central location on the Peninsula.
LIDO/
CIVIC CENTER
LIDO/CIVIC CENTER
The District is bound by Newport Boulevard, 32nd Street and the bay. In addition,
the District includes Lido Peninsula.
The District is divided into three sub areas; Lido Village, City Hall and Lido Peninsula.
Each sub area has slightly different designations. Lido Village is designated for
recreation, marine, retail and service commercial. City Hall is designated for retail and
service commercial, and allows governmental, educational, and institutional facilities.
No residential uses are permitted. Lido Peninsula is designated for recreation and
marine commercial and single family attached residential. In addition Lido Peninsula
is zoned Planned Community anticipating some future change.
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LIDO/CIVIC CENTER
CONCEPT PLAN
The Lido/Civic Center is a large diverse District including a major retail area, the City's
governmental center and a substantial amount of residential activity. The District is
comprised of newer more modern structures distinguishing itself from the other more
historic Districts of the Peninsula.
Lido Village and Lido Marine Village offer shopping and dining opportunities for area
residents and visitors alike. The retail shops mostly cater to the year around needs of
the local population. The District also provides many professional offices and daily
houses a fairly large work force. Lido Marine Village developed as a mixed use project
has experienced marginal success. The develop needs to capitalize better on the
adjacent asset of the bay. Water oriented retail, restaurants, entertainment and
recreation seem best suited for the site. The inclusion of a residential option as a
means of occupying vacant office space should be carefully analyzed.
The District is bisected by Via Lido, a major street that serves as a collector to convey
residents out of the area. 32nd Street to the south could serve the area better as a
through traffic conduit, allowing Via Lido to become a true shopping street with
convenient parking, wider sidewalks, street trees and handsome store fronts.
There is an abundance of parking in the District; however it is comprised of a variety
of public, private, on street, off street, free and fee spaces. Parking is very poorly
organized and has become a detriment to the area. A shared parking facility and plan
could greatly enhance the District.
Lido Peninsula offers the community a special location for future development. The
Peninsula should be master planned as a whole and developed in phases. However, it
is unlikely that anything will happen in the near future.
Overall Lido should continue to serve as the retail hub of the Balboa Peninsula. A
series of planning and design recommendations should be employed to enhance the
area and restore its retail prominence.
LIDO/CIVIC CENTER
OBJECTIVES &
RECOMMENDATIONS
Land Uses
1. To reestablish and enhance a mix of retail, office, residential and
government activities.
Recommendations:
• Create a linear retail street along Via Lido.
• Develop a shared parking program for the site behind the Civic Center
adjacent to Via Oporto.
• Allow residential development and conversion for select upper story
locations.
• Encourage outdoor dining and sales in designated areas.
• Encourage special events such as sidewalk sales, art exhibits, afternoon
concerts, etc.
• Provide public boat docking facilities in Lido Marine Village.
• Consolidate public parking uses by eliminating streets and alleyways.
• Encourage more restaurants.
• Investigate the development of an entertainment center.
• Develop a waterfront assembly area for public gatherings.
LIDO/CIVIC CENTER
OBJECTIVES &
RECOMMENDATIONS
Access/
Circulation
1. To accommodate better access to and within the District.
Recommendations:
• Redesign the Newport and Balboa Boulevards interchange.
• Redesign 32nd Street to be an east -west collector street and
southern access point to the District.
• Redesignate Via Lido as shopping street with diagonal parking.
• Redesign Central Avenue for entry and exit from the parking
structure.
• Maintain Via Oporto in Lido Marine Village for pedestrian and
access to the parking structure only.
• Establish entrance nodes to the Village from Newport Boulevard at
Via Lido and 32nd Streets.
• Establish a pedestrian priority circulation system using,sidewalks
boardwalks and along Via Lido.
• Develop a series of theme directional signs.
• Investigate a traffic circle at 32nd and Lafayette Avenue.
Maintain entrance to City Hall and Lido Village from Newport
Boulevard with additional access points from 32nd Street and Via
Lido.
• Vacate Via Oporto south of Via Lido and Via Valada and make part
of shared parking facility.
Parking
LIDO/CIVIC CENTER
OBJECTIVES &
RECOMMENDATIONS
To provide convenient available parking to facilitate all retail,
restaurant, entertainment, office and government activities.
Recommendations:
• Develop shared public parking facilities in the center of the District.
• Replace parallel parking with diagonal parking where appropriate.
• Allow compact size parking stalls in select locations.
• Implement special permit parking program (other than existing city
program).
• Install short and long term meters, (working 24 hours a day).
• Develop a parking management plan.
• Provide bicycle parking facilities.
Develop a combined or shared valet parking system for restaurant
patrons.
• Review parking patterns and study District parking demand.
• Remove some on street parking to accommodate circulation plan.
• Create new access patterns to exiting parking structure.
LIDO/CIVIC CENTER
OBJECTIVES &
RECOMMENDATIONS
Image/
Aesthetics
1. To reestablish and enhance the Village atmosphere of retail and
entertainment for the Peninsula.
Recommendations:
• Limit the amount and type of signing allowed for commercial uses.
• Eliminate non -conforming signs.
Develop sign guidelines for the District.
• Develop uniform street lighting program.
• Encourage banners for special events.
• Use special pavers or patterns for pedestrian paths.
• Develop a street tree program.
• Encourage quality architectural styles and designs through flexible
design guidelines.
• Develop a Business Improvement District.
• Explore a theme lighting, landscaping and signing for District
identification.
• Rehabilitate ekterior of City Hall and improve landscaping.
• Create entry node to the Peninsula and District along Newport
Boulevard.
MASTER PLANNING
URBAN DESIGN
June 18, 1996
4:00 - 6:00 p.m.
MCFADDEN SQUARE DISTRICT
PLANNING WORKSHOP - PART TWO
Meeting Agenda
1. Define meeting objectives
2. Review part one of District Planning Workshop on issue identification
Work through each identified issue as a group using the following process:
• Define the objective and review solutions
• Rate the need for change
• Determine implementability
4. Explain next project phase - concept alternatives
5. Questions and answers
6. Adjournment
k&wpkamp\igend1
1401 QUAIL STREET, SUITE 100 NEWPORT BEACH, CA 92660 TEL (7141833.9193 FAX 1714) 8333098
o
Issue Description
• Need to maxim
• Lack of Harbor
• Lack of public d
McFadden Square District
LAND USES
(Revised 6/11/96)
'a
iz commer ial tyse
entrance
ockspace`
Objectives �g
• Improve access to the Village
• Improve accessibility for boat visitors
• Create more access to the Bay auiL" wa*"I-
• Create more upscale specialty retail
Solutions alvl
Develop a Balboa Peninsula entrance,iv i4i-Peninsula wide
-theiwsignage and lighting
(��' • Develop public boat docking facilities at 19th Street
• Develop boat and vehicle parking facilities for public dock
users
Explore appropriate zone changes
Develop more public restroom facilities
Determine the appropriate mix of V
residential/commercial/recreational uses
Explore incentive programs for property owners to he
implement the ideal mix of uses P
Organize regularly scheduled special events with City
sponsorship and assistance SZ04&-V"--
Increase usage of ocea f ont per y, recreational activities I
and special events, yui�
Increase usage of bayfrontage private and public, extend Ilic
boardwalk
• Encourage bed and breakfast facilities
I -Enlarge and enhance Doryman's Fish M aket
A
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LAND USES cont.
(Revised 6/11/96)
Solutions
McFadden Square District
Develop buffers between residential and commercial uses
Propose more flexibility with variances and ordinance to
upgrade retail activity
Explore the potential for a parking structure at an inland
location
Encourage commercial uses on and adjacent to the pier
Explore alternative uses for Marina Park
Review ordinances to determine inhibitors to new development
and rehabilitation
establish mixed use.provisions in zoning ordinance
Investigate Farmer's Market potential and alternative location
McFadden S uare District
ACCESS/CIRCULATION
(Revised 6/11/96)
Issue Description Y
• Poor access and flow to area and between areas. (Ocean - Bay)
• Poor signage
• Better use of alleys
Objectives
• Improve visitor access
• Maintain McFadden Square as a destination
• Create a safe and attractive pedestrian area
• Develop a creative use of the alleys for pedestrians, cars and
service vehicles
Solutions
• Reconfigure traffic patterns
• Reconfigure Balboa Blvd. and Newport Blvd.
• Signalize crosswalks
• Reconfigure pedestrian flow
• Install better lighting
• Develop entrance signs and directional signs
• Develop pedestrian circulation system
• Explore pedestrian malls on 22nd and 23rd Streets
• Develop parking lot control system which discourage vehicle
circling looking for a vacant space
• Restrict and regulate activities in the alleys
• Need for pedestrian access bay to beach
• Explore shuttle tra sport tion system
PARKING
(Revised 6/11/96)
McFadden Square District
V II
Issue Description fV1V
• Competition for available space
• Poor public parking layout
• Parking limited nd expensive, Doub stan ar
Objectives
• Improve usage of parking facilities
• Increase new parking areas
• Develop a transportation center
Solutions
wide
• Better signage (electronic)
• Develop a managed parking progratp
• Short and longterm meters
• Parking permit program
• Pay as you exit
• Develop validation program
• Install more change machines
• Explain parking rules with b er signage
• District direct parking revenues to district parking
improvements
• Develop special parking area for boat patrons, transients and
locals that travel by boat
• Acquire and consolidate parking areas 23rd - 28th Street
• Explore a new parking structure between Newport & Balboa
Blvds.
• Develop long term parking area for buses
• Explore options and facilities necessary for a transportation
center I
• Investigate status of former assessment district
• Explore the potential for a neighborhood enhancement
program
McFadden Square District
IMAGE/AESTHETICS
(Revised 6/11/96)
Issue Description
• Commercial character needs enhancing
• Improve water quality in ocean and bay
Objectives
• Prohibit excess signage
• Eliminate non -conforming signage
• Establish a village character with consistent lighting
• Establish better lighting for pedestrian convenience and safety
• Eliminate litter problem
Solutions
• Develop a standardized sign code but avoid "sameness"
• Reevaluate current codes
• Create a citizens committee to provide imput on a new sign
code and possibly oversee sign approvals
• Establish lighting standards with fixtures and illumination
• Establish theme lighting
• Enforce clean up laws - empower additional individuals
• Develop a litter clean up program
• Require individual trash cans for all tenants
• Hire a cleaning contractor to maintain sidewalks and alleys
• Enforce noise ordinance on public speakers and provide a
designated area
• Investigate water quality concerns with the county
• Implement boat dumping policies and enforcement program
• Empower lifeguards to cite litter violators
• Enhance beach recreational activities, volleyball, fire rings,
basketball, etc.
•
Discourage resident use of public trash facilities
Develop landscape guidelines and material pallet unique to
area weather conditions F Ao
McFadden Square Di ict
IMAGE/AESTHETICS cont. ��'"�
(Revised 6/11/96)
Solutions:
• Develop design review dui ?andprocess with local
architects and designers
• Develop a charming old world pier
• Keep the pier clean
• Limit fishing hours on the pier
• Enforce fishing rules
• Create special fishing areas
• Develop a maintenance program
• Organize a B.I.D.
• Prohibit skateboarding in pedestrian areas
• Explore skateboard parks
• Steam clean sidewalks
• Develop wider sidewalks
• Improve pedestrian, bicycling and in -line skating flow and
safety, develop minimum width standards
• Increase Harbor patrol and monitoring for debris
• Prepare a marketing program with the Chamber of Commerce
city wide or peninsula wide
• Underground utilities
• Upgrade entire city infrastructure
• Provide public refuse bags for dogs
• Direct community and police involvement and establish
tolerance levels and enforcement
• Identify hot spots and issues
• Implement noise ordinance
• Develop Harbor boardwalk on public and private land in
commercial areas. Investigate over crossings
• Replace existing street trees
• Determine area boundaries for special design standards
McFadden Square District
SAFETY
(Revised 6/11/96)
Issue Description
• Police relations with public
Objectives
• Increase police image and attitude (soften "John Wayne"
approach)
• Reduce crime
• Reduce response time
• Prohibit transient sleeping
• Correct the current enforcement double standard
• Recognize and correct the fear of reprocussions concern
Solutions
• Develop substation with good visibility
• Increase police visibility
• Create positive visibility
• Increase patrol time in area during peak times
• Continue with education of police
• Investigate community oriented policing
MASTER PLANNING
URBAN DESIGN
June 14, 1996
LIDO VILLAGE/CIVIC CENTER DISTRICT
PLANNING WORKSHOP
Meeting
1. Define meeting objectives
2. Review first phase District Planning Workshop issue identification
3. Work through each identified issue and potential new issues as a group using
the following process:
• Identify the issue
• Define the objective
• Brainstorm effects
• Determine change potential
• Create solutions/action plans
4. Explain next project phase - concept alternatives
5. Questions and answers
6. Adjournment
k6A*Campy8end2
6A�
r1401 QUAIL STREET, SUITE 100 NEWPORT BEACH, CA 92660 TEL 17141 833.9193 FAX 1714i 833 3096
T
FUNDING IDEAS
• Community Development Block Grants
• Affordable Housing in -lieu fees
• Gas tax funds
• Measure "M" funds
• Underground utility district
• Traffic impact fees
• Business Improvement District funds
• Special Districts tax/fee
• Special assessments
• Revenue Bonds
• Parking surcharge
• Coastal Conservancy funds
• Land and Water Conservation funds
• Create a redevelopment area
• Facade grants/loans
• Tree Forestration program
• Donated trash receptacles
Donated trees
• Adopt a tree, sidewalk, pavers, benches
• Lease rights of way for commercial activity
• Raise parking rates
• Lease public areas for community events
LAND USES
Issue Description
• Direction and purpose of District
Objectives
• Create more uses that keep customers in the area
• Attract more design professionals
• Attract higher quality tenants and more varied users
• Increase property values
Solutions
• Develop more restaurants and theaters
• Do not allow more night clubs
• Permit more residential activity (allow high density)
• Provide. for mixed use projects
• Review zoning ordinances and explore appropriate
changes
• Determine the appropriate mix of residential and
commercial uses
• Develop a visitors Marina
• Develop an Entertainment Center Master Plan
• Encourage hotel development
• Install fiber optic system underground to encourage more
professional offices and internet occupancies
• Reinforce the concept of being a "point of destination"
• Determine the city's needs and desires
• Develop a people friendly environment
• Develop a new City Hall and Civic Center
ACCESS/CIRCULATION
Issue Description
• Poor circulation patterns
Objectives
• Improve area circulation
• Improve access to Lido Island and Lido Peninsula
Solutions
• Install directional'signage
• Develop signage specific for the Village
• Review one and two way circulation patterns
• Develop an organized circulation plan
• Redesign roadways to put through traffic under bridge
plaza for shopping
• Block off Via Oporto to vehicles
• Create pedestrian ambiance in Lido Village and Marina
• Correct bottleneck at Arches Bridge
• Develop a mono -rail from Mariners Mile
• Improve access to Lido Island from 32nd Street
PARKING
Issue Description
• Continuous hassle over available parking
Objectives
• Improve shared usage of parking facilities
• Develop cheap, available parking for non-residential uses
Solutions
• Review parking utilization patterns
• Develop a managed parking program
• Short and longterm meters
• Close certain streets to create more parking
• Develop joint use parking plans with reciprocal
agreements
• Expand existing parking structure for Lido Marina, Lido
Village and City Hall
• Develop a shared parking plan for Lido Village, Marina
and Elks Club
• Provide free church parking on Sundays
• Develop user friendly access to parking facilities
• Remove on street parking
IMAGE/AESTHETICS'
Issue Description
• Village character needs preservation
1'�Objiectives
• Create village atmosphere
• Create a pedestrian friendly environment
^ • Bring back commercial luster
,A dL 1 • Improve area infrastructures
to the area
• Make the area more attractive
Solutions
• Develop a standardized,streetscape design for area
• Reevaluate current codes
• Establish theme lighting, landscaping, signing for
community identification
• Create a walking environment
• Redesign 32nd Street improve streetscape and preserve
parking
• Improve streetscape and landscaping on Newport Blvd.
• Develop a better integration of commercial areas
• Upgrade area infrastructure
• Redesign or rebuild City Hall
• Develo a theme for
the area
.-�v
I '
MASTER PLANNING
URBAN DESIGN
June 12, 1996
CANNERY VILLAGE DISTRICT
PLANNING WORKSHOP
Meeting Agenda
1. Define meeting objectives
2. Review first phase District Planning Workshop issue identification
3. Work through each identified issue and potential new issues as a group using
the following process:
• Identify the issue
• Define the objective
• Brainstorm effects
• Determine change potential
• Create solutions/action plans
4. Explain next project phase - concept alternatives
5. Questions and answers
6. Adjournment
kB\wpkampWgend2
1401 QUAIL STREET, SUITE 100 NEWPORT BEACH, CA 92660 TEL (7141 833.9193 FAX (7141 833.3098
FUNDING IDEAS
• Community Development Block Grants
• Affordable Housing in -lieu fees
• Gas tax funds
• Measure "M" funds
• Underground utility district
• Traffic impact fees
• Business Improvement District funds
• Special Districts tax/fee
• Special assessments
• Revenue Bonds
• Parking surcharge
• Coastal Conservancy funds
• Land and Water Conservation funds
• Create a redevelopment area
• Facade grants/loans
• Tree Forestration program
• Donated trash receptacles
• Donated trees
• Adopt a tree, sidewalk, pavers, benches
• Lease rights of way for commercial activity
• Raise parking rates
• Lease public areas for community events
LAND USES
dlssue Description
• Objectionable, marginal and under utilized land uses
Objectives GJ�C
• Create more art studios and specialty retailers"-
Solutions
• Review zoning ordinances and explore appropriate zone
changes
• Determine the appropriate mix of residential and
commercial uses
• Explore incentive programs for property owners to help
-
implement the ideal mix of uses
• Do not allow more night clubs
• Enhance marine retail
• Encourage the relocation of construction, service and storage
uses n `Q f or �Cce^^-
• Review AB Aregulations
ACCESS/CIRCULATION
Issue Description
• Poor access to the Village
Objectives
• Keep the notion of "Newport Beach's best t secret."
• Improve visitor access j4.,,1W
Solutions
• Maintain narrow streets
• Install directional signage
• Develop signage specific for the Village
• Promote the Village,location with advertising
• Review one and two way circulation patterns
• Eliminate the triangle adjacent to the village
• Develop an organized circulation plan
PARKING
Issue Description
• Parking limited with "spot area" concerns
Objectives
• Improve usage of parking facilities
• Develop a clear definition of public parking
Solutions
• Review parking utilization patterns
• Develop a managed parking program
• Short and longterm meters
• Permit parking
• Develop night time parking plan
• Develop remote parking facilities for buses
• Resolve parking issues on 29th and 30th Streets
• Review the utilization in private lots
Y
SAFETY
Issue Description
• Police enforcement of existing regulations
Objectives
• Increase police visibility
• Reduce crime
• Reduce response time
Solutions 0
• Increase police awareness
• Create positive visibility
• Improve area lighting ,.
• Patrol bars more frequently
• Add one police unit specifically for the Canner
,. ,
IMAGE/AESTHETICS
Issue Description
• Village character needs preservation
• Improve water quality in "The Rhine"
Objectives
• Upgrade the village character with consistent lighting
• Eliminate litter problem
• Maintain the great sense of community
• Stop vandalism in village
Solutions
• Develop a standardized sign code but avoid "sameness"
• Reevaluate current codes
• Establish Village identification signage
• Establish theme lighting, landscaping, signing for
community identification
• Enforce clean up laws
Develop a litter clean up program ("Litter Free Zone")
• Enforce noise ordinance
• Develop a marketing program
• Reinforce small lot provisions
• Reinforce historic elements "Old Newport"'
• Develop a merchants association
• Create a walking environment
• Conduct community fairs
• Explore a canal or pipeline to circulate water better
• Install public trash receptacles
• Review the amount of public signage
MASTER PLANNING
URBAN DESIGN
June 11,1996
MCFADDEN SQUARE DISTRICT
PLANNING WORKSHOP
Meeting Agenda
1. Define meeting objectives
2. Review first phase District Planning Workshop issue identification
3. Work through each identified issue and potential new issues as a group using
the following process:
• Identify the issue
• Define the objective
• Brainstorm effects
• Determine change potential
• Create solutions/action plans
4. Explain next project phase - concept alternatives
5. Questions and answers
6. Adjournment
1401 QUAIL STREET, SUITE 100 NEWPORT BEACH, CA 92660 TEL (714) 833.9193 FAX (7141 833.3098
K
FUNDING IDEAS
• Community Development Block Grants
• Affordable Housing in -lieu fees
• Gas tax funds
• Measure "M" funds
• Underground utility district
• Traffic impact fees
• Business Improvement District funds
• Special Districts tax/fee
• Special assessments
• Revenue Bonds
• Parking surcharge
• Coastal Conservancy funds
• Land and Water Conservation funds
• Create a redevelopment area
• Facade grants/loans
• Tree Forestration program
• Donated trash receptacles
• Donated trees
• Adopt a tree, sidewalk, pavers, benches
• Lease rights of way for commercial activity
• Raise parking rates
• Lease public areas for community events
LAND USES
Issue Description
• Need to maxim izeiCom mercial us
• Lack of Harbor entrance
• Lack of public, dock space
Objectives
e
01
• Improve accessibility for boat visitors
• Create more access to the Bay Ij
' Solutions d d-
•
Develop a Harbor friendly entrance P
ith signage and
lighting
Develop public boat docking facilities
Develop parking facilities for public dock
Explore appropriate zone changes
Develop more public restroom facilities
Determine the appropriate mix of
residential/commercial/recreational uses
Explore incentive programs for property owners to help
implement the ideal mix of uses
Organize regularly scheduled special events with City
sponsorship and assistance
• Increase usage of oceanfront property
• Increase usage of bayfrontage
• Encourage bed and breakfast facilities _%�,
Qr AJ4+4�51
_131-
N
FUNDING IDEAS
• Community development block grants
• Affordable housing in lieu fees
• Gas tax
• Measure "M" funds
• Underground utility district
• Traffic impact fees
• Business improvement district funds
• Special districts tax/fee
• Special assessments
• Revenue bonds
• Parking surcharge
• Coastal conservancy funds
• Land and water conservation funds
• Create a redevelopment area
• Facade grants/loans
• Tree forestration program
• Donated trash receptacles
• Donated trees
• Adopt a tree, sidewalk, pavers, benches
• Lease rights of way for community activity
• Raise parking rates
• Lease public areas for community events
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City of
Newport
Beach
Balboa
Peninsula
Planning
Study
MASTER PLANNING
uRG-AN DESIGN
District IC_,O,�141a G)MF
District Issue / .15UV41126- 77fU-7- �!�f/O'y / Number
Issue Description:
N,+I) V OF T4/C / 0l c AA) 4 ..%'Lit '-1,OAJ j- ?o // 4t1tW1ld 2A59V11WA� 1<O- A1A,f
1,dwvel�- /1,4Ur[lr- Alk /A�v/0��/,C4 %H�l/1jE ,z/ItJ4N�'.�S A2� /J�/d, 4je �%�7Zg/�tJ�d _
Positive Aspects (Works well -can improve)
Objectives/Strategies
Possible Solutions or Improvements
�l Ty 6.+�L ¢llB6S Q �11 �fi
�U�A(Q Sdt1(L�E D>= Th•!/4 ,l �v/L
G C�2w,� M011� ���t19- Q C(O L-�/--r
p 1f.4INi /vilD 19tl,Ldev OF
(�P�2�4� D� IAXI1A�iJ/�llW;X/ E
�(P�C'/.+�L
—Moir ��oy G&L<J?-/,t
/2FW/l4) Olc.1
t/%l, /I)CF /°,f44 GI&A,
adPeILTx M� 7- /� fdtil� �1'�.f
�/ �D,e6/��1L7/C S
l OlnJT/F}' SDtIICL' 1 O/c Jk%L'dhA:L
i3Lx ar-C1_JW_S
-
/A)F em ,ee(1,O6A rs Q,� �d4-r- vx.
Te) F1,,1 � �c4f 4
.(L A)1 a 70
�e.4j -i7-
f
•iz(' aj- o/ Status Quo • Current Level of Activity • No Change
Negative Aspects (Doesn't work -well -
Objectives/Strategies
Possible Solutions or Improvements
needs improvement/change)
/IC'crtlfafi� jK ,Q�,(1� F� t�/�tcti'�
'
JACEX'%7j'' �' '/¢CT-
P2tu t f f(j'w
,tRc /N! G: ,W /£six /L'Caa/�
Ijil aG/�-Y 7`d fVY t/,06E ��'VZ(
—
EIZi?C� �'G/<L
T
fills ��
,`
r.�
!/LT12.IrtrcF2
Cd
1JU�
%G'11/-/S0B7_/4 e112c
e
S
•r- r; Fz h�1 �c� � �c
/ZL.JTLi`C=
�2� /2/�/zr
C , F21EL Ar, 4F2,F41
.
i i �/� TJ F �,. L S•
-, Fc.ti F//�,�1.c'L'2 z2 /3z'Cti'L
Conclusions: PU41k1C1U'C!LlLS, 9`UIIA 11U6
(;tA2 euUkiL 1L'r���'/1 JZC:S �/� 1( l�1 Fz cS•�t,�,�/,T�
p'rLL.' ICLLT--((Alc. (-aA,,iuti'tr
-(dUfi-d I' AIM4r- 13� /✓/cFi, 7,C/7,c/-j 6VF7-C-12-�CL'� •tl
%�1P61;i��E71 it C
/=r)/ l6llt' G --OV L46,f
Action Plan: �'J 1= .i irlLtk FIJV4jvel�7/ /� ((�f� Si7-lr.t %i�x ,d.c14 '
ll10Ei'9L
y/�`�XP�/Z/
Z ,.5'T1[j �i _1C k.�e
/T- 'x-4 /z-/L- eC'l/!L �,71c �' ?"ic A
I _ t
ACCESS/CIRCULATION
Issue Description
• Poor access and flow to area and between areas (Ocean -
Bay)
• Poor signage
• C.-47 d>use of alleys
Objectives
• Improve visitor access
• Maintain McFadden Square as a destination
• Create a safe and attractive pedestrian area
• Develop a creative use for the alleys
Solutions -114V4,
• Reconfigure traffic patterns' 0
• Reconfigure Balboa Blvd. and Newport Blvd.
• Signalize crosswalks
• Reconfigure pedestrian flow
• Install better lighting
• Develop entranceeugns
U
PARKING
Issue Description
• Competition for available space
• Poor public parking layout
• Parking limited and expensive
Objectives
• Improve usage of parking facilities
• Increase new parking areas
• Consolidate parking area 26th and 28th Street
• Develop a transportation center
Solutions
• Better signage (electronic)
• Develop a managed parking program
• Short and longterm meters
• Permit parking
• Pay as you exit
• Validation program
• Install change machines
• Explain rules with signage
• Direct district parking revenues to district parking
improvements
• Develop special area for boat patrons
IMAGE/AESTHETICS
Issue Description
• Commercial character needs enhancing
• Improve water quality in ocean and bay
Objectives
• Prohibit excessive signage
• Eliminate non -conforming signage
• Establish a village character with consistent lighting
• Establish better lighting for pedestrian convenience and
safety
• Eliminate litter problem
Solutions
• Develop a standardized sign code but avoid "sameness"
• Reevaluate current codes
• Create a citizens committee to develop a new sign code
and oversee sign approvals
• Establish lighting standards with fixtures and illumination
• Establish theme lighting
• Enforce clean up laws - empower additional individuals
• Develop a litter clean up program
• Require individual trash cans for all tenants
• Hire a cleaning contractor
• Enforce noise ordinance on public speakers
IMAGE/AESTHETICS
Solutions:
• Develop a charming old world pier
• Keep the pier clean
• Limit fishing hours on the pier
• Enforce fishing rules
• Develop a maintenance program
• Organize a B.I.D.
• Prohibit skateboarding
• Steam clean sidewalks
• Develop wider sidewalks
• Improve pedestrian, bicycling and in -line skating flow and
safety
• Increase Harbor patrol and monitoring for debris
• Prepare a marketing program
• Underground utilities
• Provide public refuse bags for dogs
• Direct community and police involvement and establish
tolerance levels and enforcement
• Develop Harbor boardwalk
SAFETY
Issue Description
• Police relations with public
Objectives
• Improve police image
• Reduce crime
• Reduce response time
• Prohibit transient sleeping
Solutions
• Develop substation with good visibility
• Increase police visibility
• Create positive visibility
• Increase patrol time in area during peak times
• Continue with education of police
City of District % !% dJ�l���'-j� � C e,�,f
Newport �/`d_ Issue _ I L� �f.��� C_ .
6 l�
Beach
Balboa
Peninsula
Planning
Study
MASTER
®
URBAN DESIGN
Number
Issue Description:
,
1
Positive _As�pectes/(W%o�rrkssy�ywell-can
/improve) . Objectives/Strategies Possible Solutions or Improvements
��%�������'� TC/ V L.l. y'// /�G'� S/L
1 i
Status Quo • Current Level of Activity No Change
Negative Aspects (Doesn't work -well - Objectives/Strategies Possible Solutions or Improvements
needs improvement/change) do C;e _�j '
%/� .�LZc.Fi 1 � • �' / 1�oe�.���' � ..,, <.� %//! � tl'�L��r� ���lld'G<,. ,y .�.
Co sions:
d I
Action Plan:
M
M
pity of
Newport
Beach
Balboa
Peninsula
Planning
Study
MASTER PLANNING
URBAN DESIGN
Distric7`�C�I�C t. LL -cam
Issue\ -
Number / Cz'�
Issue Description:
Positive Aspects (Works well -can improve)
Objectives/Strategies
Possible Solutions or Improvements�/
/�G'4[-J
UL•T-'�nGY'L•L�Y7 (PLC �.
'2L�
Y e.4u� �
',^ n'
IX-�-¢) IXV7
Al, ._7f kk4.�"Ad—t) �Lu er
`PLC J4 CG��Zr°c���G � CCaC Cz cep
Status Quo Current Level of Activity • No Change
Negative Aspects (Doesn't work -well -
needs improvement/change)
Objectives/Strategies
Possible Solutions or Improvements
• ��� �
� c J
is ,o ,
Conclusions:
UU
Action Plan:
'a'Lf &( (
City of
Newport
Beach
Balboa
Peninsula
Planning
Study
MASTER PLANNING
URBAN DE31GN
(I L
District�� 1 it ct'c(
A d l&,�
—Issue '
Number l C 3
Issue Description:
C-t e..'?7�.��
Positive Aspects (Works well -can improve)
Objectives/Strategies
Possible Solutions or Improvements
61
Status Quo • Current Level of Activity •
No Change
Negative Aspects (Doesn't work -well -
needs improvement/change)
Objectives/Strategies
�`
Possible Solutions or Improvements
�y�/�7 f
Conclusion
r
Action Plan:41 C111! . .
Cityof District
�.
Newpolr`��� —11ssue `
Beach
Balboa
Peninsula
Planning
Study
MASTED PLANNING
URBAN DESIGN
Number /` 0
Issue Description:
/
Positive Aspects (Works well -can improve)
Objectives/Strategies
Possible Solutions or Improvements
I/� � `�/7s"���(.C�d�'L�a �J l�Cl'Ce�j
! � eG�l�'l�l•'�1Z �LJ�C�Cis�J/�fG��J�7v.
�*Y�r-71���1���LG �C.�61`� %%�G%
4l � C' � zJlccJ
(7
/
p
/
L`
�7/,1�' ' '�:z �.t «,:
76V
Status Quo • Current Level of Activity • No Change /)
z'
Negative Aspects (Doesn't work -well -
Objectives/Strategies
Possible Solutions or Improvements
needs improvement/change)
/ u�
Conclusions*`,Wv���rCSc'��LG'�tGCc�
Action Plan:
C� p Q/nLGi�!�
IY
City of District —
Newport'
� -�
Beach
Balboa
Peninsula
Planning
Study
MASTER MANNING
URBAN DE316N
-Issue
Number
Issue Description:
Positive Aspects (Works well -can improve)
Objectives/Strategies
Possible Solutions or Improvements
Status Quo Current Level of Activity • No Change
Negative Aspects (Doesn't work -well -
Objectives/Strategies
Possible Solutions or Improvements -
needs'imprQovement/change)
"
d/L�
U cr.—
Action Plan:`���gt
W
'Icy of
Newpor
Beach
Balboa
Peninsula
Planning
Study
11111111,11,10
MASTER PLANNING
URBAN DESIGN
District
ssue G�Z�
Number
Z czJ
Issue Description:
4, At-22.7
Positive Aspects (Works well -can improve)
Objectives/Strategies
/cIlw e,
Possible Solutions or Improvements
Status Quo Current Level of Activity No Change
Negative Aspects (Doesn't work -well -
needs improvement/change)
Objectives/Strategies
Possible Solutions or Improvements
Conclusions*
Action Plan: Jwulz®�
e0A
�.ity of C -_z.
Newport
Beach
Balboa
Peninsula
Planning
Study
MOTHAM
MASTER PLANNING
URBAN DESIGN
)�2
Issue Description:
Positive Aspects (Works well -can improve)
Negative Aspects (Doesn't work -well -
n/e/�eds improvement/ct�apge)
L
Objectives/Strategies f
l 'l 71�?67LC `CC! C,�zL/Eo.�
Number
Possible Solutions or Improvements
Status Quo • Current Level of Activity No Change
Objective/ss/(-Stt�ratte{/giiiee/sJ///y/��
Possible Solutions or Improvements
i�VIt
Conclusions: `
,b+)
Action Plan:
!i �D� � � ' °rn� �G C'Gl�'i.�i fD�, lGo — � `'2 Gl.��
c
c4L_-)
City of
Newport
Beach
rYY,C 1�
District
IssueC�������cz%
Issue Description:
Balboa Positive Aspects (Works well -can improve)
Peninsula
Planning
.r
Study g.�
MASTER PLANNING
URIAN DESIGN
Negative Aspects (Doesn't work -well -
needs improvement/change)
/(Irz)
Objectives/Strategies
f� , t�i G c l
/1 c 1' I, Z
Number ` Z�
/pPossible SolutionsorImprovements
61
Status Quo • Current Level of Activity . No Change
CYYI Jzc ?a
Possible Solutions or Improvements
�x Cuat.4e case
�jC/!i t�lll�j (,�OG�: GU'✓� lCir.'j Az
Conclusions: ' .
Action Plan: —
�f�j�%'yi
city of
Newpe
Beach
Balboa
Peninsula
Planning
Study
tea_
MASTER PLANNING
URBAN DESIGN
v
Distri -�
1:AZ16 ' —Issue
Issue Description: I
Positive Aspects (Works well -can im�rove)
Objectives/Strategies
%«�.
Possible Solutions or Improvement
�m�
lac c �c r'
&0
Status Quo • Current Level of Activity No Change
Negative Aspects (Doesn't work -well -
needs improvement/change)
Objectives/Strategies
Possible Solutions or Improvements
U
Conclusions:
Action Plan:
City of
Newport
Beach
Balboa
?eninsul,
Manning
Study
District
District Issue
Issue Description:
itive Aspects (Works well -can improve)
T ;
n!/l////)1//l
Objectives/Strategies
` ��Cc�tdYis
oJup
inj__.,lA� Vu,-�A
Number �
Cr
Possible Solutions or Improvements
a
-
Status Quo * Current Level of Activity
Negative Aspects
D. •. Solutions or Improvements
URBANimprovement/change) . ,
DESIGN
MASTER PLANNING
URBAN DESIGN
Conclusions: ulae4t_e
i
/
i I
City of
Newport
Beach
Balboa
Peninsula
Nanning
Study
URBAN
MASTER PLANNING
URBAN DESIGN
District ��%��v�7 Q
District issue
Number
Issue Description:. ,
Positive
s� ell-ca improve)
Objectives/Strategies
Possible Solutions or Improvement
pol
Status Quo • Current Level of Activity • No Change
Negative Aspects (Doesn't work -well
needs improvement/change)`�
�s c�J�cruS
-
1AiS�
Y i to '
Possible Solutions or Improvements
Conclusions:
°bW,Ylti2-,) Al"l�h
Action Plan: r 1L
1
V
City of
Newport
Beach
Balboa
Peninsula
Planning
Study
MASTER PLANNING
GRSAN DESIGN
District///
District Issue `
Issue . ..
.A
Status• / /
Negative Aspects ...
•.
.•. . . . .
needs�..
i,.
/ •i= _ —
. .
.V�
u
L.
City of
Newport
Beach
Balboa
Peninsula
Planning
Study
MASTER ►TANNING
UR/AN DE $I DN
District
District Issue
Number & l
Issue Description:
,
Positive Aspects (Works well -can improve)
Objectives/Strategies /
Possible Solutions or Improvements
Status Quo • Current Level of Activity • No Change
Negative Aspects (Doesn't work -well -
needs improvement/change)
Objectives/Strategies
Possible Solutions or Improvements
Conclusions:
V UV
Action Plan: '
U v
Clity of
Newport
Beach
Balboa
3eninsula
'fanning
study
MASTER PLANNING
URBAN DESIGN
District
Distri
ct Issue % �� % �/ LV QOIIJAAQJ�f/l"�` Number
Issue Description:
Positive Aspects (Works lwell-can improve)
l �%d�
UJ I
Objectives/Strategies
(n C�tR1t� GisseS�Jc'
Possible Solutions or Improvements
�;�2�cfl
_ 4_ O
��
Status Quo ` • Current Level of Activity • No Change
Negative Aspects (Doesn't work -well -
needs improvement/change)y�
Objectives/Strategies
Possible Solutions or Improvements,
-_ ` - d
Conclusions: - -
G�
Action Plan•
�,Q6�'2—�s�,
.
City of
Newport
Beach
Balboa
Peninsula
Planning
Rudy
MASTER PLANNING
URBAN DESIGN
7 A
District
District IssueiLQit
Issue Description
PositiveAspects (Works well improve)
Objectives/Strategies
Possible Solutions or Improvements
7�
Status Quo Current Level of Activity • No Change
Negative Aspects (Doesn't work -well -
needs improvement�chan e�
Objectives/Strategies /
O✓� ;>
Possible Solutions or Improvements
Conclusion
I
Action Pla(��
aa '���-
City of
Newport
Beach
Balboa
Peninsula
Planning
Study
MAST ER PLANNING
URBAN DESIGN
District
Distric
Number
Issue Description:
Positive Aspects (Works well -can improve) Objectives/Strategies
Possibl Sol tions or Improvements _
Status Quo Current Level of Activity • No Change
Negative Aspects (Doesn't work -well - Objectives/Strategies
needs improvement/change)
Possible Solutions or Improvements
a cut--->
Conclusions*
�%�
Action Plan:—A3.,JJ
AN
u
City of
Newport
Beach
Balboa
Peninsula
Planning
Study
MASTER PLANNING
URBAN DESIGN
District _, _N e 7%
District
Number
Issue Description:
W�//oyrrks well -can improve)
Positive ,Assp�Ae/'ct/ts ('/(�/
DW/VVW'_ /
Objectives/Strategies
T
17
Possible Solutions or Improvements
Status Quo • Current Level of Activity • No Change
Negative Aspects (Doesn't work -well -
needs improvement/change)
Objectives/Strategies G,'��
��D� �
Possible Solutions or Ilmprove en
� /
Conclusions���� G�
Action Plat):
J
City of
Newport
Beach
Balboa
Peninsula
Planning
Study
MASTER PLANNING
URBAN DESIGN
District Issue
Number
—... 2
Issue Description:
Positive Aspects (Works -well -can i prove) Objectives/Strategies
Possible Solutions or Improvements
,
Status Quo • Current level of Activity + No Change
Negative Aspects (Doesn't work -well -
needs imprt-,c,,,ange��
Objectives/Strategies
977
Possible Solutions or Improvements
t
Conclusions: <
Action Plan:. , • �ti�� � �/,��� GG�'�
��z�� `
l► 'Mr
City of
Newport
Beach
Balboa
Peninsula
Planning
Study
0 VI
111016,11
MA S7E bA MIN
R PLANNING
URBAN DESIGN
District
District Issue
Number l-
Issue Description; g7 Z6a�W 7,� i
Positive Aspects (Works well -can improve) Objectives/Strategies
Possible Solutions or Improvements V A
Status Quo • Current Level of Activity • No Change
Negative Aspects (Doesn't work -well - Objectives/Strategies , o o J
needs im rove ent/chang)
Possible Solutions or Improvements
Conclusions:
Action � n;
G��
City of
Newport
Beach
Balboa
Peninsula
°fanning
Study
URBAN
MASTER PLANNING
URBAN DESIGN
District
District Issue
Number
Issue Den:
464
Positive Aspects (Works well -can improve)
Objectives/Strategies ��
Possible Solutions or Improvements
Pvm
Status Quo • Current Level of Activity . No Change
Negative Aspects (Doesn't work -well -
needs improvement/change)
Objectives/Strategies
Possible Solutions or Improvements
Conclusions: �� �,�CQ`�92�%ZQ��/�L �� ���G'�� �Z�•t�
Action Plan: