HomeMy WebLinkAboutBALBOA_PENINSULA_PLANNING_STUDYBALBOA PENISULA PLANNIN
G_STUDY
�J
BALBOA
PENINSULA
PLANNING
STUDY
prepared for
the city of
NEWPORT BEACH, CALIFORNIA
prepared by
Urban Design Camp
JANUARY, 1997
CONTENTS
Introduction
Balboa Peninsula Planning Study
Concept Plan
Balboa Peninsula Concept Plan
Balboa Peninsula Objectives and Recommendations
Lido/Civic Center Concept Plan
Lido/Civic Center Objectives and Recommendations
• Cannery Village Concept Plan
Cannery Village Objectives and Recommendations
McFadden Square Concept Plan
McFadden Square Objectives and Recommendations
Central Balboa Concept Plan
Central Balboa Objectives and Recommendations
Special Studies
Implementation Strategies
Conclusion
Appendix
E
1
4
5
6
8
24
26
36
37
48
50
60
62
74
103
109
pIN
• Peninsula Concept Plan - Area One
18
• Peninsula Concept Plan - Area Two
19
• Peninsula Concept Plan - Area Three
20
• Peninsula Concept Plan - Area Four
21
• Lido/Civic Center Concept Plan - Short -Term
31
• Lido/Clvic Center Concept Plan - Mid -Term
32
• Lido/Civic Center Concept Plan - Long -Term
33
• Cannery Village Concept Plan - Short -Term
43
• Cannery Village Concept Plan - Mid -Term
44
• Cannery Village Concept Plan - Long -Term
45
• McFadden Square Concept Plan - Short Term
56
• McFadden Square Concept Plan - Mid -Term
57
• McFadden Square Concept Plan - Long -Term
58
• Central Balboa Concept Plan - Short -Term
69
• Central Balboa Concept Plan - Mid -Term
70
• Central Balboa Concept plan - Long -Term
71
• Special Study No. 1
75
Marina Park
• Special Study No. 2 77
Fun Zone & Pavilion
•
Existing Pavilion/Boardwalk
80
•
Proposed Pavilion/Boardwalk
81
•
Special Study No, 3 - Balboa Village
82
•
Existing Balboa Boulevard
84
•
Proposed Balboa Boulevard
85
•
Existing Central Balboa
86
•
Proposed Central Balboa Plan
87
•
Special Study No, 4 - Lido/Cannery Village
88
•
Existing Peninsula Entry
90
•
Proposed Peninsula Entry
91
• •
Existing Via Lido Entrance
92
•
Proposed Via Lido Entrance
93
•
Existing Lido Village
94
•
Proposed Lido Village Plan
95
•
Special Study No, 5 - Mlx-Master
96
•
Proposed Mix Master Options Plan
99
•
Existing Mix Master
100
•
Proposed Mix Master Plan
101
• Funding Ideas Chart 102
• Special Study No, 6 - Sign Code Regulations 106
• Top Ten Recommendations 108
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0
INTRODUCTION
• In May of 1996, the City Council authorized a contract with Urban Design Camp
for the expressed purpose of identifying current issues, discovering common
concerns and developing alternative concept plans to improve 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 (Village)
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 Planning Study is a
follow-up to a 15 Point Policy Plan, prepared by B.P.P.A.C., intended to establish
positive changes on the Peninsula, B.P.P.A,C, representatives have served as
advisors, to the consultant, throughout the project and participated in the
Individual District meetings.
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The Planning Study builds on the 15 Point Policy Plan and focuses on the four
Districts of the Peninsula (Lido/Civic Center, Cannery Village, McFadden Square
and Balboa Village), Over the period of nine months, the consultant team
worked with representatives from 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 was excellent.
The planning workshops revealed many issues and concerns common and
unique along the Balboa Peninsula. In addition to offering an opportunity for
community participation, the planning workshops provided the consultant team
a forum for discussing traditional and Innovative planning techniques and Ideas.
This combination of desires and techniques can now be balanced with fiscal
and political realities forming a cohesive and comprehensive plan to effectuate
positive changes for the Peninsula. The recommendations In this study have
been reviewed and discussed with the various District representatives and has
been well received. •
Important to the success of this Planning Study Is the recognition of the
characteristics unique to each District; and the need to reinforce and enhance
these features in order to preserve them, The 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 Balboa Village are nicely contrasted with the quaint shopping and dining
to be found in Cannery Village, Respect and understanding of these collective
features as a whole Is critical to properly plan for the future of the Balboa
Peninsula.
•i
2
BALBOA PENINSULA
•
•
BALBOA PENINSULA
PLANNING STUDY
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 Peninsula is an area that attracts a
wide variety of individuals. It is this diversity that is the basis of many of the area's
concerns.
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 9 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.
The Balboa Peninsula Planning Study offers strategic planning recommendations
for policies and Ideas to effectuate change on the Peninsula. This study is not
intended to be a Master Plan or Specific Plan to guide or regulate development
on a District by District, block by block or lot by lot basis. Idealy, a Master Plan for
the Balboa Peninsula will be prepared In the near future. A quality Master Plan
will effectively influence the quantity, size, variety and liveliness of new and
expanded development and activities; stimulate private Investment and
leverage the relatively limited public resources. There is also a need to
coordinate government activities and responsibilities with Peninsula -wide and
District concerns. A Peninsula Master Plan will not only establish a vision and
guide the long range physical development of the area, but may also promote
timely decisionmaking and a continuity of public improvements,
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CONCEPT PLANS
The Balboa Peninsula Planning Study presents Concept Plans which identify and
highlight general objectives and specific solutions for the Peninsula and each of
the four Districts. The 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.
Throughout the study many issues were raised and concerns expressed. In order
to provide a comparative format for review, the District by District and Peninsula -
wide Issues have been categorized into the same major headings (land uses,
access/circulation, parking, Image/aesthetics and safety). The study focuses on
these common concerns and recommend potential short-term (3-5 years), mid-
term (5-10 years), and long-term (10+ years) solutions for consideration.
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, Following the suggested solutions is a note to Indicate
the degree of difficulty for implementation. Many Issues and solutions were
Identified, all were evaluated and those which had a reasonable expectation of
success have been Included in this study.
Strategies to facilitate change have also been identified, An Implementation
strategies section has been included which discusses a number of programs
and funding sources which may be applicable and should be considered by
the city. Finally, the study concludes with recommended next steps, listing
special studies, capital Improvement projects and community programs,
5
'BALBOA PENINSULA
CONCEPT PLAN
The Balboa Peninsula is a very Important component to the City of Newport
Beach. In order to adhere to the identified mission statement of the Peninsula,
`to establish a quality community; a number of Issues need to be addressed
and priorities established. The overriding concern for the 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 along the Peninsula's boulevards. Land uses and
activities should be established uniquely for each of the Districts, with a greater
amount of attention to resident serving needs. Discovering the appropriate mix
of retail tenants for each District is critical,
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 first priority should be to Improve the area's Image, the overall appearance
1s in need of substantial upgrading. The public image of the Balboa Peninsula
begins at the intersection of Newport Boulevard and Pacific Coast Highway. A
major entry node statement should be created for this critical site. The City is
currently planning improvements to the intersection which makes this an Ideal
time to incorporate specific design features Into the bridge elevations, area
landscaping and entry signing.
0
The overall Image of the Peninsula to a great extent is determined by the view
of and from Newport and Balboa Boulevards, There are many public and
private components which comprise the total image; primarily landscaping,
lighting, signage, building setbacks and area maintenance. Design guidelines
should be prepared for public and private development along the boulevards,
The negative Image associated with the boulevards is further compounded by
the frustrations associated with the confusing and congested traffic patterns
throughout the area, A Circulation Plan to facilitate access to the various
Districts In an efficient and effective manner is critical. Newport and Balboa
Boulevards should continue to serve as the primary arterials with limited cross
traffic and access points into the District villages.
Finally, the concerns about parking needs to be fully explored and Investigated,
Convenient and accessible parking is critical to the commercial viability of the
Peninsula, The Peninsula must achieve and maintain a workable balance of
parking availability for visitors, shoppers, employees and residents, There is a
real need for a quality Parking Management Plan to develop adequate parking
• layouts and regulations to manage the existing supply of parking resources and
facilities.
•
Peninsula -wide objectives should 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 affect the character and economic well being of the Balboa Peninsula,
and help enhance the livability of the Peninsula and create a unique place in
which people want to spend time,
7
BALBOA PENINSULA
OBJECTIVES &
RECOMMENDATIONS
OBJECTIVE - LAND USE
DEVELOP AN APPROPRIATE MIX OF COMMERCIAL, RECREATION AND RESIDENTIAL
USES AND ACTIVITIES.
Recommendations;
Short -Term
• In order to cluster commercial activities into central cores within each
District, establish Incentives for commercial enhancement and
development within specific District core boundaries (i.e„ facade
Improvement, grants or loans, shared parking options, expanded
hours of operation, outdoor dining options, etc.), (moderate)
• 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)
• Prohibit any expansion or new commercial development outside the
determined District core boundaries, (moderate) i
• Encourage a conversion of commercial to residential use by
permtting a higher density of residential, and/or bed and breakfast
activities, Note; Any new or expanded residential uses must be able
to provide sufficient off-street parking in order to be compatible with
surrounding residential uses, (moderate) )
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•
• Encourage portable cart sales in select areas (i.e„ lease public areas
in limited amounts). (easy)
• Develop a business recruitment committee (through Business
improvement Districts) to attract new commercial tenants.
(moderate)
• Establish Incentives to attract quality hospitality facilities (i,e„ new or
Improved adjacent public recreation, use of public parking, etc.).
(moderate)
• Develop guest boat docking facilities for visiting boaters, in each
District throughout the Peninsula. (difficult)
Long -Term
Orchestrate a Relocation and Acquisition Program to move businesses
outside of the central core areas Into existing vacant, underutilized or
underdeveloped properties within District cores, (difficult)
• Establish a higher density residential or mixed -use area with surplus
property from W-Master Street alignment, (difficult)
• Master Plan and develop a community recreation boating and
conference center around Marina Park, including existing community
center, expanded beach, parking, and recreation facilities, (difficult)
• Expand pier limit lines for additional public marinas. City should initiate
In select locations. (difficult)
OBJECTIVE - ACCESS/CIRCULATION
IMPROVE ACCESS AND CIRCULATION PATTERNS THROUGHOUT THE PENINSULA
Recommendations:
Short -Term
• 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), (moderate)
6
• Develop Peninsula -wide directional signing program to each District
from Newport and Balboa Boulevards In landscaped medians.
(moderate)
• 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, preferably outside the commercial core areas.
(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 properly 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 cross traffic along the boulevards by connecting medians
and limiting Intersections. (moderate)
• Limit the number of left turn pockets and pedestrian crossings.
(moderate)
• Create key entry nodes to each District at 32nd Street, 28th Street,
22nd Street, and Palm Street along the boulevards. (difficult)
• Establish a series of Inter -connecting pedestrian walkways throughout
the Peninsula, with boardwalks, sidewalks, peseos, etc, (moderate)
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10 I
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 Blvd, (difficult)
• Create a traffic circle or roundabout at the Intersection of Newport
Boulevard and Balboa Boulevard, (difficult)
• Connect the separated sections of Newport Boulevard, relocate the
island of commercial activities. (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 (i.e„ City of Palm Dessert), (difficult)
• • Investigate the re-establishment of a "Red Car" like system along
Newport and Balboa Blvds. and connect to "Mariner's Mile." (difficult)
OBJECTIVE - PARKING
DISCOVER THE PENINSULA'S TRUE YEAR-ROUND AND SEASONAL PARKING DEMAND
AND PROVIDE ADEQUATE PARKING OPPORTUNITIES
Recommendations;
Short -Term
• Implement special permit parking program, different from the current
program, providing for annual permits for Peninsula residents,
Peninsula employees, city residents, visitors/non-residents. (easy)
• Install short, mid and long-term parking meters, working 24 hrs, (easy)
• Allow compact size parking stalls in select locations, limited to 25% of
total spaces in any single location. (easy)
0
• Replace parallel parking with diagonal where appropriate. (moderate)
Mid -Term
• Consolidate public parking facilities where possible, (moderate)
• Replace parallel parking along Newport Boulevard with adjacent
parking courts where feasible. (difficult)
• Develop a Peninsula -wide Parking Management Plan, including a
shared parking program, (moderate)
• Provide bicycle parking facilities In the District core areas. (moderate)
• Establish resident only parking, by permit for select hours in select
locations, (difficult)
• Develop a mandatory parking permit purchase program concurrent
with business license renewal, (easy)
• Develop designated employee parking areas, (easy)
• Develop a program to share the public beach parking, (easy)
• Eliminate all free public parking areas. (easy)
• Establish a parking meter fee of $.25 per quarter hour for most
commercial core meters, with a two (2) hour maximum stay.
(moderate)
• Establish a parking meter fee of $.25 per ten minutes for new Short -
Term meters, with a twenty minute maximum stay and locate
adjacent to resident serving commercial, (moderate)
• Relocate all Long -Term meters (10-12 hours) to beach area or district
perimeters. (moderate)
• Develop a remote parking facility off the Peninsula, with a shuttle
system for special events and activities, (I,e„ county facility, Hoag
Hospital). (moderate)
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•
• Revise current parking regulations and establish parking meter zones
consistent with District boundaries, (easy)
• Combine all parking revenues, fees and fines and develop an
equitable system for distribution of funds back to the Districts for area
Improvements including the creation of new parking opportunities,
maintenance, clean up, parking related services, shuttle services,
landscaping, sidewalk repair and replacement, and other related
expenses, (moderate)
Long -Term
• Develop a public transit center for passenger transfer to shuttle bus
system. Include bus layover areas, airport transfers, commuter
parking, etc, (difficult)
• Develop consolidated public parking facilities, Including structured
parking where warranted near the district cores. (difficult)
• Develop a full cost recovery in lieu fee option for new and expanded
• commercial activities, (moderate)
• Create a parking fund account for the in -lieu fees which can only be
used for the creation of new parking opportunities, (moderate)
•
Eliminate non -essential curb cuts and provide new on -street parking
spaces, (moderate)
Develop a city parking enforcement and collection program through
the Police Department. (difficult)
OBJECTIVE - IMAGE/AESTHETICS
IMPROVE THE OVERALL IMAGE AND PHYSICAL APPEARANCE OF THE BALBOA
PENINSULA
Recommendations;
Short -Term
Street sweep and water down Newport and Balboa Boulevards on a
daily basis. (moderate)
13
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• Replace all public Identification signage with consistent theme signs
including: street signs, District identification, building identification and
location signs (Le„ blue back ground with white lettering), (moderate)
• Remove all non -conforming private signage. (difficult)
• Improve the appearance and quality of residential uses by adopting
and enforcing the "Uniform Housing Code," (easy)
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 (Le„ palm trees and
colorful plants) and smaller scale street trees within or behind the
sidewalk Individualized in each District, (moderate)
• Develop landscape design standards for trees on private property •
adjacent to the boulevards, (moderate)
• Develop a street tree lighting program 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)
• Develop new residential regulations and standards unique to the
Peninsula as a whole (Le„ parking, outdoor storage, exterior lighting,
fencing and walls, landscaping, etc.) (moderate)
• Draft new regulations concerning weekly and monthly residential
seasonal rentals (Le„ require owner or manager residence on site,
payment of transient occupancy tax and business license, etc.),
(moderate
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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 property 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)
C�
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.).
(moderate)
Develop private signage standards and regulations for areas adjacent
to and/or, visible from Newport and Balboa Boulevards. These
regulations should Include maximum ratio of signage square footage
with building facade, maximum intensity of illumination, elimination of
free standing signage (except monument signs), roof signs, window
displays greater than 15% of the opening, temporary signage,
animated signage and inflatable signage. other private signage
should be reviewed on a District by District basis. (difficult)
15
OBJECTIVE
IMPROVE THE PUBLIC PERCEPTION OF THE BALBOA PENINSULA
Recommendations;
Short -Term
• Incorporate a phrase like "located along the beautiful Balboa
Peninsula" in all public advertising and publications, (easy)
• Encourage the staging of more year-round special events (Le, a
Farmer's 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, (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 opportunitles, Interconnect
the system of boardwalks and Improve the existing view shed along
the public rights -of -way, (difficult)
16
OBJECTIVE
ENHANCE THE UNIQUE QUALITIES WITHIN THE INDIVIDUAL DISTRICTS TO
CREATE A PENINSULA -WIDE SENSE OF PLACE
Recommendations;
Short -Term
Develop specific standards for District by District rehabilitation and
development. (moderate)
Create different themes for each District that are compatible with the
Peninsula as a whole. (easy)
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)
• • Investigate the formation of a Peninsula -wide Redevelopment Project
Area, in order to facilitate physical Improvements. (difficult)
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LIDO/
CIVIC CENTER
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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-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 Is also part of the District and 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,
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The Lido/Civic Center District should continue to serve as the retail hub of the
Balboa Peninsula, A series of planning and design recommendations need to
be employed to enhance the area and restore its retail prominence, This District
has the potential to accommodate the largest buildings and greatest intensity of
development on the Peninsula,
Parking is the key component to making the District successful, The existing
parking resources need to be reconfigured and cleverly managed to address
the variety of demands in the District, Short term convenient retail customer
parking should be provided along Via Lido and a new shared parking facility
should be developed behind Lido Village and City Hall, The existing parking
structure should be used for long term parking of area employees, and should
be considered for tour and charter boat parking,
The current pattern of retail, office and government services should remain and
be expanded upon, The District can easily accommodate more entertainment
type uses. Residential uses should be allowed as a means of occupying vacant
office space, The bayfront Area needs to take more advantage of the location
with public walkways, small parks and view sheds, Primary access to the District
• should come from Newport Boulevard through 32nd Street,
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.
The following pages identify the objectives and recommendations for the
Lido/Civic Center Concept Plan, The recommendations have been categorized
as short-term, mid-term, and long-term; and highlighted on maps at the end of
the section, The ease or difficulty of accomplishment has also been noted.
25
LIDO/CIVIC CENTER
OBJECTIVES &
RECOMMENDATIONS
OBJECTIVE - LAND USE
REESTABLISH AND ENHANCE A MIX OF RETAIL, OFFICE, RESIDENTIAL AND
GOVERNMENT ACTIVITIES,
Recommendations
Short -Term
• Create a retail shopping street along Via Lido by reducing street
section to one travel lane In each direction with new diagonal parking,
(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, (Le„
shared parking), (moderate)
u
Long -Term
• Consolidate public parking uses by eliminating streets and alleyways.
(difficult)
• Investigate the development of an entertainment center. (difficult)
• Develop a waterfront park and assembly area for public gatherings,
(i.e., the site next to the Elk% facility). (moderate)
• Expand governmental service base, concentrate other civic activities
Into District. (moderate)
• Allow medium density residential and/ormixed-use activities to replace
strip commercial uses on west side of Newport Boulevard. (moderate)
OBJECTIVE - ACCESS/CIRCULATION
DEVELOP A CIRCULATION SYSTEM WHICH PROVIDES BETTER ACCESS TO AND WITHIN
THE DISTRICT. .
• Recommendations:
C�
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 lone/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 small left turn pocket on Newport Boulevard for entrance to
City Hall and Lido Village. The primary access to the District should be
from Newport Boulevard through 32nd Street with a double left turn
pocket. (difficult)
• Maintain small single lane left turn pocket on Newport Boulevard for
Via Lido. (moderate)
27
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, and
connect to Cannery Village, (moderate)
• Develop a series of theme directional signs, (moderate)
• Redesign the Newport Boulevard/32nd Street intersection and the Via
Lldo/32nd Street Intersection to accommodate additional Lido Island
traffic and District traffic, (difficult)
• Create pedestrian, bicycle, electric cart path across channel to
Mariner's Mile, (difficult)
Long -Term •
• 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)
OBJECTIVE - PARKING
PROVIDE CONVENIENT AVAILABLE PARKING TO FACILITATE ALL RETAIL, RESTAURANT,
ENTERTAINMENT, OFFICE AND GOVERNMENT ACTIVITIES,
2i_ecommendations:
Short -Term
• Increase parking supply by replacing parallel parking with diagonal
parking along Via Lido. (moderate)
• Allow compact size parking stalls In select locations, (easy)
iE
•
•
• Redesignate employee parking at City Hail to public parking.
Relocate employee parking to remote areas. (moderate)
• Implement special permit parking program (other than existing city
program). (moderate)
• Install short and long term meters (working 24 hours a day). (easy)
• Designate employee only parking areas. (easy)
Mid -Term
• Review parking patterns and study District parking demand,
(moderate)
• Develop a parking management plan, including a shared parking
resources program (i,e„ designate the parking structure for all District
employees). (moderate)
• Increase use of parking structure by eliminating public parking facilities
along Central Ave, and adjacent to the Elk's facility. (moderate)
• Provide bicycle parking facilities, (easy)
• Investigate alternative access to exiting parking structure. (easy)
Long -Term
Develop a combined or shared valet parking system for restaurant
and entertainment patrons. (moderate)
Remove some on -street parking to accommodate circulation plan along 32nd
Street and Newport Boulevard. (moderate)
OBJECTIVE - IMAGE/AESTHETICS
REESTABLISH AND ENHANCE THE VILLAGE ATMOSPHERE OF RETAIL AND
ENTERTAINMENT FOR THE PENINSULA,
0
Recommendations:
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, encourage an abundant use of
lighting Including neon. (moderate)
• Develop uniform street and landscape,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)
• Develop a facade Improvement, loans and grants, program.
(moderate)
• Explore a theme lighting, landscaping and signing for District
Identification. (moderate)
• Create entry nodes to the Peninsula and District along Newport
Boulevard (Le„ Via Lido and 32nd Street), (difficult)
Long -Term
• Rehabilitate exterior of City Hall and Improve landscaping, (difficult) ,
• Develop a Business Improvement District, (moderate)
• Encourage facade Improvements for District, with special attention to
the Newport Boulevard frontage, (difficult)
30
• • •
Balboa Peninsula
Planning Study
K
Concept Plans for
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Planning Study
Concept Plans for
Lido/Civic Center
District
Mid -Term
Recommendations
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Balboa Peninsula
Planning Study
Concept Plans for
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Long -Term
Recommendations
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CANNERY
VILLAGE
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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, The Village
started out as the boat yard on the bay across from the active McFadden Pler
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 dominated the area.
Today Cannery Village Is home to many art galleries, art studios, restaurants, curio
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, is
should be small scale limited to one and two stories, with greater
Intensity permitted on the perimeters.
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.
The following pages Identify the objectives and recommendations for the
Cannery Village Concept Plan, The recommendations have been categorized as
short-term, mid-term, and long-term; and highlighted on maps at the end of the
section. The ease or difficulty of accomplishment has also been noted.
36
CANNERY VILLAGE
OBJECTIVES &
RECOMMENDATIONS
OBJECTIVE --LAND USE
MAINTAIN AND ENHANCE A MIXED USE, ART ORIENTED, SPECIALTY RETAIL AND
OFFICE DISTRICT.
Recommendations;
Short -Term
• Develop a site specific master plan identifying the optimum mix of
retail, restaurant, marine, residential and office uses, (moderate)
• 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), (moderate)
•
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). (difficult)
37
Develop convenient dry boat storage facilities adjacent to Bayfront.
(moderate)
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 west of
Lafayette Ave, As these activities phase out, encourage a recycling to .
restaurant and other visitor serving activities, or office/residential use.
(moderate)
• Develop incentive program to maintain marine related uses along the
bayfront. (difficult)
• Relocate commercial uses on Islands within Newport Boulevard to
vacant parcels within the Village. (difficult)
• Allow medium density residential uses In the surplus right-of-way areas,
west of Newport Boulevard (created by proposed new alignment of
Newport Boulevard). (moderate)
OBJECTIVE - ACCESS/CIRCULATION
ACCOMMODATE BETTER ACCESS TO AND WITHIN THE DISTRICT.
4-
Recommendations;
Short -Term
• Develop a collector street system around the District. (moderate)
• 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 to maintain pedestrian sidewalk. (difficult)
• Create a primary Village entrance at 29th Street and Newport
Boulevard. (moderate)
Mid -Term
• • Develop an interior pedestrian circulation system, (easy)
• Create one-way loop system within the Village by redesignating 31 st
Street one-way east and 30th Street one-way west, (easy)
C�
Maintain 29th Street two-way with access from Newport Blvd, (easy)
• Establish secondary entrance nodes to the Village from Newport Blvd.
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)
39
OBJECTIVE --PARKING
PROVIDE CONVENIENT AVAILABLE PARKING TO FACILITATE ALL COMMERCIAL,
RESIDENTIAL, OFFICE AND INDUSTRIAL ACTIVITIES.
Recommendations:
Short -Term
• Designate parking facilities on the perimeter of the District, (moderate)
• Consolidate public parking facilities. (moderate)
• Remove some on -street parking to accommodate circulation system
(Le„ Lafayette Street). (moderate)
• Replace parallel parking with diagonal parking where appropriate.
(moderate)
• Allow compact size parking stalls In select locations. (easy) •
• Implement special permit parking program (for residents and
employees), other than existing city program. (easy)
• Install short-term meters (on street) and mid-term meters (in lots),
working 24 hours a day, (easy)
• Relocate long-term parking for non District employees to perimeter
parking lots. (moderate)
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)
,N
L�
•
Long -Term
• Review parking patterns and study District parking demand.
(moderate)
• Remove additional on -street parking to accommodate vehicle and
pedestrian circulation plan. (moderate)
• Develop a shared parking facility and program on the perimeter of
the Village and reduce the on -site parking requirement, (moderate)
Relocate on -street parking along Newport Boulevard to public parking facilities
within the Village, (difficult)
OBJECTIVE - IMAGE/AESTHETICS
PRESERVE AND ENHANCE THE VILLAGE ATMOSPHERE AND CHARACTER OF THE
DISTRICT,
Recommendations;
Short -Term
• Create anew entry statement to Village at 32nd Street and Villa Way.
(moderate)
• 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)
a
MId-Term
• Develop sign guidelines for District; (I.e., allow only externally
Illuminated wall, owning or window signs). (moderate)
• Develop uniform interior 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 a variety of architectural styles and designs through flexible
design guidelines. (easy)
• Develop a Business Improvement District. (moderate)
• Create new Village entry statements at Newport Boulevard and 32nd
and 28th Streets. (moderate)
Long -Term •
• Discourage boat and vehicle storage in the core area. (difficult)
• Underground utilities. (difficult)
• Develop a facade Improvement program along Newport Boulevard,
(moderate)
42
B
Balboa Peninsula
Planning Study
Concept Plans for
Cannery Village
District
Short -Term
Recommendations
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District
Mid -Term
Recommendations
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MCFADDEN
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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 sandsplt 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 has an opportunity to become the transportation hub for the
Balboa Peninsula. The development of a transit center with connecting shuttle
service to other Districts will anchor McFadden Square as the central point for
Peninsula activity.
McFadden Square should continue to function as a location for visitors and
residents alike to enjoy a variety of beach related uses and restaurants. The
District should take advantage of its unique orientation to both the bay and the
ocean. The bayside commercial activities should be expanded and public
boat docking facilities should be added. Easy, convenient and safe pedestrian
access must be designed to effectively connect the bay and ocean sides of the
District. Although parking has always been a concern in the District, a
realignment of the circulation system (Newport and Balboa Boulevards
0i
intersection) will yield a significant amount of new parking opportunities, The
traffic round about proposed for this Interchange will not only facilitate traffic flow
but will also provide a unique physical element to create a theme entry
monument for the District,
Design guidelines should encourage larger buildings to maintain the
architectural prominence of the remaining structures, Residential and office
space should be encouraged in the upper stories, Higher density residential
and bed & breakfast use should be considered as transitional uses between the
commercial and residential areas. New development should also maintain view
sheds at the ends of public rights -of -way. A shared parking program may need
to be developed to provide sufficient Incentive for large scale development.
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-famlly and multi -family residential land uses.
The following pages identify the objectives and recommendations for the
• McFadden Square Concept Plan. The recommendations have been
categorized as short-term, mid-term and long-term; and highlighted on maps at
the end of the section, The ease or difficulty of accomplishment has also been
noted.
•
,•
a
MCFADDEN SQUARE
OBJECTIVES &
RECOMMENDATIONS
OBJECTIVE --LAND USE
ACHIEVE AND MAINTAIN THE APPROPRIATE MIX OF COMMERCIAL, RESIDENTIAL, AND
RECREATIONAL ACTIVITIES.
Recommendations:
Short -Term
• Amend Specific Area Plan (zoning) to be more flexible Including
Incentives desired for designed uses. (moderate)
• Increase the floor area ratios for commercial development. (moderate) •
• Encourage outdoor dining In designated areas. (easy)
• Develop public boat docking facilities at the end of 21 stand 26th
Streets, (difficult)
Mid -Term
• Develop a shared parking program and reduce the on -site requirement.
(moderate)
• Allow residential within commercial projects, second floor and above
only, (moderate)
• Allow temporary commercial sales from carts or mobile vendors in
designated areas (Le., adjacent to the pler). (easy)
• Encourage special event activities such as a Farmers Market.
(moderate)
01
50
• Encourage more commercial uses on and adjacent to the pier.
(moderate)
• Allow for the Dory Boat Market area to expand. (difficult)
• Draft regulations for bed and breakfast uses, 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, (i.e., south of
21 st Street). (difficult)
• Develop public/private boat short-term docking facilities at the South
Coast Ship Yard property. (moderate)
• • Develop a master development plan for the South Coast Ship Yard
property. (moderate)
•
OBJECTIVE - ACCESS/CIRCULATION
ACCOMMODATE BETTER ACCESS TO AND THROUGH THE DISTRICT WITH MINIMAL
TRAFFIC CONGESTION.
Recommendations:
Short -Term
• Start improvement on the Newport and Balboa Boulevards
Interchange. (difficult)
• "Tee" Balboa Boulevard Into Newport Boulevard at 26th Street. (difficult)
• Redesignate 21 st Street two-way into beach parking facility. (easy)
51
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)
• Designate 22nd Street one-way Into and 23rd Street one-way out of
beach parking facilities, (moderate)
• 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 system of pedestrian promenades along Newport
Boulevard and the oceanfront with connections to the bayfront and
pier. (moderate)
• Develop a combination pedestrian bikeway system, (moderate)
Long -Term •
• Explore a shuttle bus system from McFadden to other Districts. (difficult)
• Provide tourist and charter bus parking facilities for the Peninsula.
(difficult)
• Develop a transportation center within District, (difficult)
• Develop a pedestrian walkway from McFadden Square to the Bay
frontage, along 23rd and 21 st Streets. (moderate)
OBJECTIVE - PARKING
PROVIDE CONVENIENT AVAILABLE PARKING TO FACILITATE ALL COMMERCIAL,
RESIDENTIAL, AND RECREATIONAL ACTIVITIES.
•1
52
Recommendations;
Short -Term
Create new parking courts on bay side of Newport Boulevard (Le„
26th & 21 st Streets), (moderate)
• Replace parallel parking with diagonal parking where appropriate (Le.,
22nd Street bayside of Newport Boulevard), (moderate)
Allow compact size parking stalls in select locations (easy)
• Implement a resident permit parking program. (moderate)
• Maintain parallel parking and install short term parking meters
adjacent to select commercial locations, (Le„ both sides of Newport
and Balboa Boulevards). (easy)
Create new parking facilities adjacent to Newport Blvd. (on both sides)
• concurrent with a redesign of Newport and Balboa Blvds, (difficult)
Mid -Term
• Establish seasonal beach parking procedures in select location, (i.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 area 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)
53
OBJECTIVE -IMAGE/AESTHETICS
C]
UPGRADE AND ENHANCE THE HISTORIC COMMERCIAL CHARACTER OF THE
DISTRICT.
Recommendations:
Short -Term
• Develop a proactive plan to improve the Districts' character.
• Limit the amount and type of signing allowed for commercial uses
(i.e„ signing should be proportional to building size). (moderate)
• Eliminate nonconforming slgnoge. (difficult)
• Implement a street tree lighting program, (moderate)
• Provide additional litter canisters, (easy)
• Expand sidewalk areas along Newport Boulevard where feasible.
(moderate)
Mld-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 Improvement District, (moderate)
• Develop a regular maintenance program for pedestrian areas,
(moderate)
• Develop a street tree program different from the boulevard trees and
unique to the District. (moderate)
54
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District
Long -Term
Recommendations
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Long -Term
• Develop a facade Improvement program for the areas adjacent to
Newport Boulevard. (difficult)
• Create a major entry node statement at 21 st Street. (difficult)
• Establish an architectural review service for new and rehabilitated
development projects. (difficult)
• Develop a landscape and tree program for the beach parking facility
and continue to the pier and around McFadden Square, (difficult)
55
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Balboa Peninsula
Planning Study
Concept Plans for
McFadden Square
District
Long -Term
Recommendations
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CENTRAL BALBOA
CONCEPT PLAN
Central Balboa is possibly the best known but 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 Balboa Village 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 creation of
convenient, safe and accessible short term parking may provide sufficient
Incentive to attract more resident serving commercial uses,
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
Regional/Urban Design Assistance Team (R/UDAT) Study.
The Fun Zone and related activities around the Pavilion Including the boat
docking areas should be expanded toward the water to take better advantage
of the Ideal location. Additional recreational activities and more attractive
pedestrian areas will attract a greater number of visitors to the area,
L
01
The overall appearance of Central Balboa can be greatly enhanced with
additional landscaping and improved sidewalks along Balboa Boulevard, A
landscape plan should be developed which identifies the village and
distinguishes the commercial core from the rest of the Peninsula. New and
expanded structures should remain relatively small scale, scattered parking
facilities should be clustered and a parking management system employed.
Balboa Village is in great need of special attention. An effort needs to be taken
to limit commercial activities to a central identifiable core area. Transitional
areas should encourage additional hospitality activities, like bed and breakfast
facilities. The remaining portions of Central Balboa should be limited to
residential uses, with multi -family developments restricted by the ability to
provide parking, In order to preserve this community treasure, Central Balboa
needs to enhance Its unique character and distinctive collection of structures
and features,
Central Balboa is bound by the ocean and the bay between Adams Street and
W Street, The District is designed for retail and service commercial, single family
and two family residential, and allows governmental, educational and
• institutional facilities,
The following pages identify the objectives and recommendations for the
Central Balboa Concept Plan, The recommendations have been categorized
as short-term, mid-term and long term; and highlighted on maps at the end of
the section. The ease or difficulty of accomplishment has also been noted.
fL�
61
CENTRAL BALBOA
OBJECTIVES &
RECOMMENDATIONS
OBJECTIVE - LAND USE
ESTABLISH AND ENHANCE THE APPROPRIATE MIX OF RETAIL, RESIDENTIAL,
RECREATIONAL ACTIVITIES FOR THE DISTRICT,
Recommendations;
Short -Term
• Encourage the clustering of retail activities in the Village core between
Adams and W Streets,
• Allow more 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)
• Encourage larger boats to move to off shore moorings when not
loading or unloading, (easy)
• Provide public short-term boat docking facilities at the Fun Zone and
Pavilion, (moderate)
Mid -Term
• Consolidate resident serving and compatible commercial adjacent to
Balboa Boulevard, (moderate)
• Review economic studies and determine the appropriate mix of retail
activity, (moderate)
01
62
• Draft regulations for bed and breakfast facilities and provide incentives
for activities In transitional areas between commercial core and
residential areas, (moderate)
• Encourage temporary commercial activity from carts on and
adjacent to the pier, (moderate)
• Encourage second floor activities in the Village core to help establish a
clear architectural mass, (difficult)
• Expand the Promenade area in front of the Fun Zone and relocate
satellite structures, (moderate)
Long -Term
• Expand pier limit line and extend the boat docking facilities further Into
the bay, (difficult)
Create a public walkway system at water level around the Pavilion,
(moderate)
is • Relocate some boating activities to off shore moorings, (difficult)
•
• Explore the feasibility of more second story and outdoor areas
walkways, (difficult)
• Consolidate private parking lots along Bay Street for short term parking
facilities, (difficult)
• Encourage expansion and upgrading of edgewater Improvements;
including the Fun Zone, (difficult)
OBJECTIVE - ACCESS/CIRCULATION
ACCOMMODATE BETTER ACCESS TO AND THROUGH THE DISTRICT,
Recommendations;
Short -Term
• Develop a Circulation System within the District which allows for
adequate traffic flow through the District,
63
• Maintain Palm Street as one-way two lanes Into beach parking and
Washington Street as one-way two lanes out. (easy)
• Redesignate Main Street south of Balboa Boulevard for pedestrian only
(service access may still be permitted), (easy)
• Establish entrance node to the Village at Palm Street. (moderate)
• Develop new bus drop off and pickup area adjacent to the pier,
(moderate)
Mid -Term
• Create a leaving the Village node with turnaround at "A" St. (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)
• Synchronize traffic signals along Balboa Boulevard, (difficult)
• Develop beach handicap access facilities at 'A' and 'B' Street ends.
(moderate)
Long -Term
• Connect parking lots on the south side of the pier ("A" & "B" Streets.
(difficult)
• Maintain entrance to beach parking at Palm Street with exit at "A"
Street. (moderate)
• Redesignate Washington Street to pedestrian only. (easy)
• Redesignate 'A' Street as one-way two lanes out of the beach parking
facility. (moderate)
OBJECTIVE - PARKING
PROVIDE CONVENIENT AVAILABLE PARKING TO FACILITATE ALL RETAIL, RESTAURANT,
ENTERTAINMENT, AND RECREATIONAL ACTIVITIES IN THE DISTRICT.
Recommendations;
Short -Term
• Redesign beach parking lot with efficient layout, including
turnarounds, landscaping, clear entrances, directional signing,
pedestrian connections, etc, (moderate)
Develop a parking management plan and 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)
• Develop a pool of parking facilities within core area of the District for
employees, visitors, and residents alike,
• Replace parallel parking with diagonal parking, where appropriate.
(moderate)
•
Allow compact size parking stalls in select locations, (easy)
Implement special permit parking program for residents and
employees (other than existing city program). (moderate)
• Install short and long term meters, (working 24 hours a day), (easy)
Mid -Term
Provide bicycle parking facilities, (moderate)
• Develop a combined or shared valet parking system for restaurant
patrons, (difficult)
Eliminate some on -street parking along Balboa Boulevard to allow for
wider sidewalks and Improved landscaping, (moderate)
65
• Review parking patterns and study parking demand. (moderate)
• Create a short term parking court along Bay Street (Le., Palm Street to
"A" Street along Balboa Boulevard). (moderate)
• Restructure parking fees and collection methods, (easy)
• Restripe and configure beach parking facility for maximum efficiency,
(moderate)
• Explore potential for a parking improvement district. (moderate)
Long -Term
Encourage shuttle buses Into the District from a remote parking
location outside of the District, (difficult)
• Explore long term sport fishing and Catalina Flyer parking In remote
facilities, (moderate)
Connect beach parking facilities on both sides of the pier. (moderate) •
• Provide for tour bus parking in remote locations with drop off areas
and shuttle service to District. (difficult)
• Explore option of additional parking as needed on existing soccer
field, recreate soccer field south of current location. (difficult)
OBJECTIVE - IMAGE/AESTHETICS
REESTABLISH AND ENHANCE THE VILLAGE ATMOSPHERE OF FUN, RETAIL AND
ENTERTAINMENT FOR THE COMMUNITY.
Recommendations:
Short -Term
• Develop a 'Welcome to Balboa Village' entry statement at Palm Street
and Balboa Boulevard, (moderate)
• Limit the amount and type of signing allowed for commercial uses,
(moderate)
• Eliminate non -conforming sings, (difficult)
• Establish a landscape/streetscape master plan for all streets in the
Village, (moderate)
• Encourage an upgrade of the bayfront and boardwalk areas,
(moderate)
• Create a landscape buffer area between the ocean side boardwalk
and beach parking lot. (moderate)
• Create entry and exit nodes for the District along Balboa Boulevard,
(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)
• Develop a street tree program, (moderate)
Encourage the preservation, enhancement and promotion of historic
features, (moderate)
• Main recreational ball fields as public open space, (easy)
• Maintain a Business Improvement District, encourage property owner
participation, (moderate)
67
• Explore a theme lighting, landscaping and signing for District
identification. (moderate)
• Encourage building facade enhancements. (moderate)
• Develop a unique landscape theme, (I.e., preserve existing canopy of
trees over Main Street and part of Balboa Boulevard). (moderate)
• Expand and upgrade oceanside boardwalk and promenade with
landscaping and hardscaping between Adams and "B" Sts. (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)
• Establish a capital Improvement program to be partially funded
through a Village Assessment District. (moderate)
• Expand beach front landscape buffer area and create new I
pedestrian entry nodes. '
• Explore the use of public open space area for special event or
overflow parking. If parking becomes permanent, relocate open
space to the east of 'B' Street. (moderate)
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SPECIAL
STUDIES
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11
SPECIAL STUDY AREAS
In addition to the development of concept plans for the Peninsula and each of
the four Districts, a number of other Interrelated special study areas have been
reviewed. These special areas of concern have been Identified and studied in
greater detail due to the potential Impact any positive change will have on the
entire Peninsula. These catalyst projects for the area should be aggressively
pursued and analyzed to better understand their potential Impact on the overall
Peninsula's quality of life.
The identified special study areas Include;
1, Marina Park
(Balboa Boulevard and 15th Street)
2. The Fun Zone and Pavilion
(Balboa Village expand pier lines and expand Fun Zone Promenade)
3. Balboa Village
(New Streetscape Concept and Beach Parking Plan) .
4. Lido Village
(New Circulation Plan)
5. The Mlx-Master
(New Circulation and Parking Plan)
The City should conduct detailed analysis of the recommended study areas.
The studies identify potential development projects and opportunities to
Implement community -wide goals. The City should explore ways in which these
projects can be encouraged and/or assisted to become feasible, viable
community enhancements. The City may need to develop site specific plans
and detailed recommendations in order to obtain the optimum benefits for the
Peninsula and the City of Newport Beach,
74
11
MARINA PARK
SPECIAL STUDY NO. 1
The Marina Park location (Bayside between 19th and 15th Streets), has long been
recognized as an under utilized asset for the City, The site provides the City with
an opportunity to develop a community boating center. Such a facility take
advantage of the existing assembly building and park improvements. The
existing marina could be nearly doubled in size and capacity. This would allow
for many of the existing moorings to be relocated, allowing for additional
boating waterways, The location provides the City with an ideal setting for sailing
and other small water craft schools. The academic possibilities and the
commercial potential are tremendous, The assembly area can be expanded
to accommodate workshop and conference facilities. Depending on market
conditions, a small lodging facility and restaurant may also be considered,
In addition to the commercial potential for the site, a number of public
Improvements should also be proposed. The location is well suited for a small
boat launch and guest boat docking facilities (19th - 15th Streets). Additions to
the public park may Include additional active sport (I.e„ basketball, tennis, etc.)
or larger passive areas (i.e., gardens). The public beach area can be improved
with additional convenient public parking and new restroom facilities, The site is
well situated to provide the community with a facility which would attract both
locals and visitors to the area,
75
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•
THE FUN ZONE & PAVILION
SPECIAL STUDY NO.2
The Fun Zone and Pavilion of Balboa Village have long been landmarks and
regional attractions, The area provides an opportunity for a greater intensity and
variety of activities, with the proper planning and design. The first step is for the
City to initiate an expansion of the pier line an additional 150 feet. This
expansion will allow additional boat slips, guest docking facilities, boat and
watercraft rental and more.
The existing bulkhead line should no longer be the limit line for the Bayside
Promenade, The boardwalk should be expanded over the existing dock to
provide areas for outdoor dining and other commercial ventures, in addition to
new open space,
The commercial boating operation should be encouraged to only dock for
boarding and disembarking passengers. The remainder of the time these
operations should be moored off shore,
The Pavilion building should be Included in this expansion of the Boardwalk
Promenade, A walkway system should be constructed around the pavilion with
new areas for outdoor dining and guest boat docking,
Any redesign of the Fun Zone area should Include the installation of a public
Information booth and a consolidated activities ticketing operation. This area will
continue to serve as an attraction for both locals and visitors and with a little
creating effort can offer much more for -the community.
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77
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BALBOA VILLAGE I
SPECIAL STUDY NO, 3
The Village of Balboa Is the heart of the Central Balboa District, The District has a
challenge to retain and attract resident serving commercial operators and
provide a sufficient variety of visitor attracting activities to maintain an economic
vitality,
While market conditions may indicate that there is an insufficient resident
population base to attract additional resident serving commercial outlets, there
are some planning and design ideas which can be implemented to encourage
specialty retailers, These Ideas Include the addition of convenient short-term
parking, wider sidewalks, additional landscaping and Interesting building
facades,
The competition for available parking in the commerclal, residential and
beachfront areas, Is probably the single most Important Issue, A parking study
needs to be conducted with new parking opportunities Identified and a new
parking fee structure implemented, The following pages Illustrate concepts for
new parking layouts for the Village, i
Balboa Village has had the benefit of numerous studies and special projects and
should continue to build on these efforts, The Ideas In the study have evolved
from the past efforts,
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Existing • Balboa Blvd. @ Residential Area - Sidewalk/Parking
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Proposed • Central Balboa Public Beach Parking Lot Plan
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LIDO/CANNERY VILLAGE
SPECIAL STUDY NO.4
Lido Village Iles at the major entry location to the Balboa Peninsula, This location
warrants special design considerations for entry statements and directional
signing. Circulation to and through the Village Is one of primary concerns, The
primary entryway to the Village should be via 32nd Street from Newport
Boulevard, This street has sufficlent right-of-way and also serves as a primary link
to Lido Island and Peninsula and can serve as a major entry to Cannery Village,
The intersection of 32nd Street, via Lido and Lafayette Avenue needs to be
carefully redesigned to direct commercial onto Via Lido. Access to the Village
should be maintained from Newport Boulevard at Via Lido, however, limited to a
single left turn pocket.
Via Lido should be redesigned as a typical shopping street with one travel lane in
each direction and new convenient storefront diagonal parking, Additional
parking should be provided in shared parking facilities, This clustering of the
parking supply allows for a greater portion of the Village to be designed to
accommodate pedestrian activities, Expanded public open space facilities •
should also be included within the Village to provide the public with additional
bayfront recreation. Expansion of the pler line should also be explored to
provide for additional permanent and guest boat docking facilities,
Lido Village has the potential and opportunity to function as the primary core
area for the City of Newport Beach, The following pates offer some Ideas on
how the Village entryways can be designed and a conceptual layout for
circulation.
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Existing • Lido Village -'Via Lido Way Entrance
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THE MIX -MASTER
SPECIAL STUDY NO.5
The Mix -Master Intersection (the convergence of Newport and Balboa
Boulevards) has received a great deal of study and redesign over the years. This
study suggests yet another concept, to Incorporate a traffic circle or round-
about as a means of efficiently directing traffic through the area.
The proposed project can be Implemented In three phases. The first maintains
a split Newport Boulevard and has Balboa Boulevard "Tee" Into Newport at 26th
Street. This first phase provides for new parking opportunities adjacent to
McFadden Square.
The second phase proposes the elimination of the split in Newport Boulevard with
five -way intersection and the relocation of the existing commercial businesses.
Additional property acquisitions may also be necessary to adequately design the
new Intersection. The revised alignment of Newport Boulevard will result In surplus
properties on the western side of the boulevard. This area would be appropriate
for new multi -family residential or mix -use developments. •
The final project phase would complete the traffic circle with new theme
landscaping and sidewalk areas. On street parking should be preserved, but
reconfigured adjacent to commercial areas.
This concept also focuses attention on the bayfront area around the South Coast
Ship Yard, reinforcing a future potential for a new mixed -use activity area.
Designed and constructed, the Mix -Master Project will establish a future
landmark for the Peninsula,
01
Existing • Mixmaster Plan
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DESIGN
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
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102
IMPLEMENTATION STRATEGIES
The Balboa Peninsula has long served as an area of mixed uses and activities,
The area contains the Cltys Initial commercial core and the original residential
neighborhoods. The Peninsula also became the center for the recreation and
marine services which have contributed to the Citys identity. In order for the
Peninsula to continue as a community focal point, the recommendations
outlined in this study need to be considered, Implementation of the suggested
recommendations amount to a significant expense of time, money, energy and
commitment, • The following addresses some suggested strategies of
Implementation.
There are a number of methods to finance public improvements and maintain
a quality standard of living for the Peninsula. The most direct means of funding is
from the City's General fund which is annually budgeted by the City Council,
The revenues which comprise this fund are derived primarily from property taxes,
sales taxes and municipal fees. However, there are a number of other monies
which the City administers and can be earmarked for select projects.
• Community Development Block Grant Funds are available to the City for
community enrichment projects; in FY '95296 approximately $300,000 was
budgeted for handicap access Improvements. Sidewalks, streetscape
Improvements, community parks, and related public Improvements are all
eligible projects,
The cost for landscaping public areas can be partially subsidized by other
programs sponsored by the National Urban Forestration Program, State of
California Tree Forestration Program, the Tree Society of Orange County, the Tree
People or the formation of a local Adopt A Tree Program. Local nurseries are
also a good source of discounts or donations for special projects, A source of
inexpensive labor for planting can be found in the California Conservation Corp.
This group can also design, construct and install public Information and
directional signs. Corporate and individual sponsors are ideal for the acquisition
of streetscape items such as litter receptacles, benches, water fountains,
transportation shelters, bike racks and plaza pavers. Typically, advertising or
recognition is offered in exchange for the acquisition cost.
103
A
The City funds transportation and street Improvements projects with Gas Tax
Funds, Measure "M" monies and Local Traffic Impact Fees. Allocation of these
funds are determined on an annual basis. Streets, sidewalks and other public
improvements can also be completed as a condition on new development
projects. Overhead utilities lines can be removed by forming an Underground
Utility District. Southern California Edison was advancing funds to communities to
enable multiblock projects, However, the policies are changing and further
investigation is necessary to determine feasibility.
There are a number of special waterfront and recreation related funding
sources. Land and Water Conservation Funds can be used for many public
recreation projects from community buildings to restrooms to parking facilities,
Smaller scale coastal access projects such as stairways, walkways, boardwalks,
observation areas and boat docks can be funded with Coastal Conservation
Funds. The State Waterways and Boating Commission is looking for
demonstration projects for new and expanded boat docking and marina
developments which could benefit select locations,
Possibly the best source of revenues for public Improvements on the Peninsula Is
parking related fees and fines. The current parking controls, rates and methods
of fee collection are in need of adjusting. Short-term, mid-term, long-term and •
overnight parking rates need to be increased. Parking permits should also be
required for all residents and employees of the Peninsula. The distribution of
parking revenues should be returned to the Districts In which they were
generated. These funds can be used for a number of related public
Improvements In addition to parking development and maintenance, for
example sidewalk paving, landscaping, signing, and entrance monuments.
In addition to parking authorities, other special Improvement Districts can be
formed. The cost for improvements generated by these Districts are generally
financed with funds received from special property tax assessments. Special
Assessment Districts can be a very effective means of sharing project costs with
the City. Cities can also sell Revenue Bonds for specific types of capital
Improvement projects and general obligation bonds for other types of
Improvements,
An effective way to localize the decisionmaking process Is through the formation
of Business Improvement Districts. Funding is obtained from property owners and
business tenants within a specific area. Fees are often based on the size (square
footage or linear footage) of parficlpating members. Funding can be used for a
r ,I
• variety of projects, programs and maintenance. A very effective program is a
building facade grant or loan program,
The option of creating a Redevelopment Agency is often discussed as a
method for dramatically changing an area, While redevelopment can be a
very effective tool, the continually changing state regulations make the
formation of a Redevelopment Project Area very time consuming
(approximately two years) and cumbersome. In addition, redevelopment is
most effective as a way to subsidize private development projects for public and
community betterment. However, if the desire is to finance primarily public
Improvements than there is other equally effective legislation available, such as
the Street Lighting and Landscape Act.
Cities also have the ability to raise funds by leasing or renting community
facilities such as parks, plazas, rights -of -way, etc. for special events; and
sidewalks and boardwalks, for outdoor dining, and cart sales. Special user fees
can also be charged for boat docking and boarding and other unique activities
to the area,
In addition to raising funds, there are a number of things which can be
• considered to achieve a greater degree of economic vitality within each District.
The District core areas should continue to serve as commercial centers, with an
emphasis on retail activities. The development of second stories (above two
stories only in Lido/Civic Center and McFadden square) should be encouraged
with an option for office, residential or additional retail activities above the first
I floor, This multi -use aspect is intended to create a lively place to be day or night
for both visitors and residents. Office uses should be encouraged to Increase
the daytime population and help establish the desired vibrant atmosphere.
is
The commercial emphasis can be achieved by providing an unbroken
commercial link in the core areas at the pedestrian level; varying intensities of
development can be accommodated as well, The larger scale new
development should not detract from smaller infill projects, rehabilitation and
new development should be encouraged and designed in a compatible
manner, The District cores are surrounded by transitional areas which should be
used to coordinate gradual change in terms of buildings, heights, scale and
uses between the adjacent residential areas. In order to offer the visual, climatic
and recreation amenities of these unique areas to a greater number of people,
higher residential densities should be considered, Affordable housing in lieu of
fees may be used to facilitate select projects.
105
I
SIGN STANDARDS FOR COMMERCIAL USES
USE OF SIGN
TYPE
MAXIMUM
NUMBER
MAXIMUM
SIGN AREA
MAXIMUM
HEIGHT
OTHER STANDARDS
I All freestanding signs shall be located in a
BusinessF.eestan
ding
per
One Pcase
h
15 sQ, or
It
6 It
landscaped planter with no portion of the sign
Ii fieaoon
entr
P carer the
a0 sq. for
extending beyond the perimeter of the planter.
structure on the
wooden Sand -
blasted ugns.
2. All freestanding signs must be of the
site is setback a
monument type.
minimum of
twenty (201 It
3. Copy shall be limited to Center identification
and that the lite
andfor major tenantidentificaGan.
hare minimum
<. Internal Illuminati onis permitted for channet
of 100 ft. of
letters only.
fe nta
One per street
T. Signs Shelf be channel truest for wall signr.
Wall or
Awning
or parking lot
Irantage far
10 sq.,' per
lines, loot of
811.
2 Internal illumination iipnmiued for tbnntS
each separate
budding
retire%only.
business.
frontage
3. No Painted signs permitted.
a. Maximum letter height is 18 inches.
Under canopy
One par business
a in ft
Minimum
1 No internal illumination permitted.
ar projecting
gtwnd
rSfstance
Window
One per business
ISX at total
6 ft
1 Copy %hall be limited to business name.
enntlow seta
address, phone number.
_
2. Letters may be vinyl or painted.
1. Sign shall be unillummoted.
Tenant
Wall
One -per $itr
12 cal. ft.
all.
2. Sign shall be located andarienled to the
ohectoty
pedestrian rather than to the street.
3 All freestanding Signs shall be located in a
landscaped planter with rso portion extending
beyond the perimeter of She planter,
Special
Flags
unspecified
Unspecified
Unspecified
Flags, banners, and pennants see Permitted
Banners
as temporary signs pursuant to The sign code.
Pennants
•
Balboa Peninsula
Planning Study
Special Study
No. 6
Sign Code
Regulations
Concept: Establish an overall Peninsula
signage theme with different but
compatible themes for each District
e Prohibit free standingsignsexcept
monumentsigns
e Prohibit roof topsigas
a Limit the amount of window display
signs
e Encourage flags, banners and other
festive signage for special events
as Develop unique regulations ineach
District addressing sign colors,
illumination, materials, tic
The Balboa Peninsula Planning Study proposes to continue this combination of
uses and activities with designations which provide for mixed -use activities
intended to encourage a variety of uses. The amount of residential use
permitted should be maximized. A greater amount of homeowner resident
patronage and increased pedestrian traffic, created by people living In the
Districts, will Improve the area's overall Image, thereby creating a more
attractive and safe village environment which local residents can appreciate
and recommend to out -of -area visitors.
Marketing/promotion/advertising programs need to be developed in
conjunction with Business Improvement Districts for promoting/marketing
seasonal and off-season events. Events and festivals should Include
merchandising and entertainment tie-ins with businesses in the Districts. The
future of the Balboa Peninsula, like so many other communities, Iles in the
making of effective political decisions, Community leadership is vital for the
formulation and Implementation of a concise and clear future vision for the
Peninsula. The City and business community have to take the necessary steps to
make the Balboa Peninsula the lively, beautiful, fun place it can be.
• The overall image of the Peninsula Is a major concern. A Peninsula -wide set of
design guidelines, including building architecture, landscaping and signage
should be Included. Some thoughts on new sign code regulations have been
Included in Special Study No. 6. While many of the design and land use policies
can be best developed with a Peninsula -wide set of standards, specific District
by District, regulations should be established to enhance the unique area
features. A new Specific Plan with Peninsula -wide policies and District by District
development regulations should be prepared which combine and modify the
current Specific Plans. Design Review Committees should be created in each
District to assist City staff in the review process. This review may be voluntary or
mandatory depending on how detailed the design regulations become.
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TOP TEN RECOMMENDATIONS
1.
Local Coastal Plan
•
General Fund
2.
Penlnsula-wide Master Plan (Including;
•
General Fund
Design & Landscape Guidelines
3.
District by District Specific Plan
•
New application fees
(coordinated with Master Plan and
Includinq Development Regulations)
4.
Boulevard Beautification Program
•
Special Assessment
(including; Sidewalks, Landscaping,
•
Parking Revenues
and Si na a) Newport & Balboa Blvds.
5.
Parking Management Plan (Including;
•
Parking Revenues
supply & demand, parking space
study, revenue production, fee
schedule, and capital projects)
b.
Amend Circulation Patterns in each
•
Parking Revenues
District with additional on -street parking
7.
Newport Boulevard Intersection
•
Measure M Funds
Improvements - Via Lido & 32nd Street
•
Gas Tax Monies
8.
Newport Boulevard and Balboa
•
Measure M Funds
Boulevard Intersection - Mixed -Master
•
Gas Tax Monies
Improvements
9.
Develop public small boat guest
•
Land & Water Conservation
docking facilities (including; Lido
Funds
Village - 2, Cannery Village - 2,
•
Coastal Conservancy Funds
McFadden Square - 2, and Balboa
Village - 1
10, Bayside Balboa Village Improvements
•
Revenue Bond
(including; a new pier line, larger
•
Special Assessment
boardwalk, and expanded boat
•
State Waterways Commission
docking facilities
m
0.
•
•1
CONCLUSION
The Balboa Peninsula Planning Study has assembled the various concerns and
issues of residents and business owners alike. The Issues have been presented in
great detail with a series of recommendations which can be Implemented in
future years.
A primary recommendation is to develop a new Master Plan and Specific Area
Plan (zoning) for the Peninsula as a whole. The current Specific Area Plans for
McFadden Square, Cannery Village and Central Balboa should be combined,
refined and simplified in order to better regulate a single identifiable Image for
the Peninsula. A greater emphasis in the regulations needs to be placed on
Identifying, preserving and enhancing the unique qualities of each District.
Special concern must be taken in drafting regulations for signing and
landscaping. These elements need to be addressed from both a Peninsula -
wide approach and on a District by District basis. The Districts need to express
unique themes in both signing and landscaping and distinguish their individual
character. This can be achieved with different development standards for each
• District. However, while individual expressions should be encouraged
compatibility with an overall Peninsula design theme must be maintained.
Signing, landscaping, lighting, building setbacks and size are key components.
The current draft zoning regulations should be modified with these concerns in
mind. The City should retain the services of a professional planning consultant to
develop a Master Plan theme and propose the necessary regulatory tools.
•
While the Image and aesthetics of the Peninsula are Important, the functionality
of the infrastructure and public facilities are critical. As outlined throughout the
study, adequate circulation is vital to maintaining a basic quality of life on the
Peninsula. Newport and Balboa Boulevards must be Improved to allow them to
function as grand boulevards. Synchronizing traffic signals, limiting curb cuts
and conflicting Intersections, limiting on -street parking facilities all contribute to
the ease of access to the Districts. The introduction of alternative forms of
transportation need to be carefully addressed and accommodated, The
circulation and transportation systems suggested in this study should be reviewed
by a professional transportation consultant. Specific detailed plans and sections
should be developed to better understand the community benefits which can
be obtained by the outlined recommendations.
109
rr-1
L-A
Historically, parking has been the number one Issue of concern when
considering any proposed change. The provision for adequate parking is vital to
the successful operation of the entire Peninsula, Residents, business owners,
visitors, developers and planners each have a different definition of the word
"adequate," pertaining to parking. Parking strategies for the Peninsula are
complicated further by the bayfront and beach and the different types of
parking needs for these users.
Over the years, a number of parking strategies have been prepared. These
studies have Identified various means to address the different parking heeds of
the various users, however, few of the Ideas have been Implemented, A realistic
and practical Parking Management Plan needs to be developed by a
professional parking consultant, The basic premise that convenient, safe, and
accessible parking should be available for all existing commercial, residential,
and recreational activities must be clear, The City should concurrently develop
a locally administered Coastal Plan. Local control of all development activity Is
the best way for a community to properly anticipate and facilitate the future
communities needs and demands,
The City of Newport Beach needs to resolve a number of potential conflicts In
planning the direction of the various Districts, Future planning and •
implementation needs determine how to weigh the balance of needs and
demands of property owners, business tenants, area residents and visitors, There
Is also the need to understand Inter community competition between the
Peninsula and Mariners Mile and Balboa Island, Finally, there Is a need to resolve
the conflicts that result from the individual deslres from various groups and the
realities of marketability and predictable Impacts,
The Planning Study has discussed and Identified a number of special projects
and the need for specific studies, The phasing of these projects will occur over
many years and will need to be adjusted to address then current concerns. The
study has anticipated project phasing and identified short-term projects which
will produce the most dramatic positive changes in the most timely and cost
effective manner. The study has further analyzed the short-term projects and
developed a recommended list of the top ten projects for immediate
consideration,
The Balboa Peninsula Planning Study has hopefully renewed Interest in
discovering ways to revitalize this Important community to the City of Newport
Beach. There Is a great deal of additional work which needs to be completed
before the City can truly enjoy the fruits of these labors. The recommendations
In this report calling for additional studies by professional consultants should not •
110
•
•
be considered a negative reflection of City staff. City staff has been extremely
professional and responsive throughout this study. They have demonstrated the
skills and professionalism necessary to perform the recommended studies
outlined. However, their current day to day workloads leave little time to prepare
objective, proactive and non -political planning studies for the highly
controversial topics suggested in this study.
The Balboa Peninsula of Newport Beach has been the subject of many special
plans and studies for many years, This study attempts to highlight former studies,
develop a current consensus on Important Issues and outline strategies for
making the necessary community changes. The City needs to accept the
responsibility of pursuing these changes. Urban Design Camp would like the
opportunity to continue working with the City to Implement creative Ideas and
concepts; and establish a framework for Improvements which create an
attractive, unique, vibrant and viable community.
111
APPENDIX
11
•
is
16
APPENDIX
An Appendix has been prepared for this study in two separate volumes.
VOLUME 1
CONTENTS
• Introduction
• District Workshop
Issues Identification
• B.P.P.A.0
Fifteen Point Plan
• Concept Alternative
Traffic and Parking Review
Linscott, Law and Greenspan
VOLUME 2
CONTENTS
• District Workshop
Agendas and Minutes
• District Workshop
Exercise Sheets
ACKNOWLEDGEMENTS
•
CITY OF NEWPORT BEACH
IKevin
J. Murphy
City Manager
Sharon Wood
I
Assistant City Manager
John Douglas
Principal Planner
DISTRICT REPRESENTATIVES
Lido Village/Civic Center
McFadden Square
Jerry King
Marcia Dossey
Bill Dunlap
HenryJohnson
+
John Cotton
Fran Ursini
John Sipple
George McGaffigan
Clarence Turner
Garold Adams
Todd Ridgeway
Bob Rubian
Cannery Village
Central Balboa
Jane Elliott
Chan LeFebevre
I•
Steve Lewis
Bob Black
Bill Hamilton
Don Donaldson
•
John Barry
John Wortman
Gary DiSano
Don Thompson
John Curci
Ray Handy
Russ Fleuter
Ron Baers
IMichael
Porter
Michael Kransley
Bill Ficker
BALBOA PLANNING ADVISORY COMMITTEE
Fritz Duda, Chairman
Tim Collins, Co -Chairman
Rush Hill
Tim Strader
William Wren
Anne Gifford
Jim Dobrott
Don Dabney
URBAN DESIGN CAMP
Jack Camp, President
+ Mike Adams, Associate