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HomeMy WebLinkAboutBALBOA_PENINSULA_PLANNING_STUDY_APPENDIX_VOL_1111111111 lill I 111111 lill 111 *NEW FILE* BALBOA PENISULA PLANNIN G_STUDY_APPENDIX VOL_1 1 1 1 1 1 1 1 i 1 1 1 1 1 1 1 1 1 I PENINSULA PLANNING STUDY APPENDIX VOLUME 1 OF 2 MA$IER PLANNING URBAN 0[SIGN Appendix Volume 1 CONTENTS • Introduction • District Workshop Issues Identification • B.P.P.A.C. Fifteen Point Plan • Concept Alternative Traffic and Parking Review Linscott, Law and Greenspan �1 PENINSULA PLANNING STUDY SUMMARY REPORT OF PLANNING WORKSHOPS September 1996 URBAN MASTER PLANNING URBAN DESIGN I I 11 I I I II F� II I I It I I 11 I I BALBOA PENINSULA PLANNING WORKSHOPS In order to properly identify and understand the areas of concern and issues of the Balboa Peninsula, citizen groups were appointed for the four major Districts of the Peninsula (Lido/Civic Center, Cannery Village, McFadden Square and Balboa Village) and a series of Distict by District planning workshops were conducted. The workshops employed a group of problem solving exercise to provide a systematic, easily understood, and practical method for addressing problems. The planning workshop exercise is designed to continually move problems toward solutions by breaking them down into manageable pieces, identifying responsibilities and determining relevant concerns. This type of analysis brings vague discussions into focus and ideally ends with clear direction. The results of all the brainstorming and discussion evolves into the development of various of concept alternatives, action plans and strategies to effectuate change. The Balboa Peninsula planning workshops provided an opportunity for each District to express and describe their unique and collective problems. These expressed concerns have been the foundation on which the consultant team conducted an analysis and evaluation of the Balboa Peninsula. In the final round of planning workshops, potential solutions were discussed and characterized according to their importance and priority (low, medium, high)). The priority levels were applied to solutions based on their impact and ability to reach the identified objectives. The issues were next analyzed for their amenability to change (easy, moderate, or difficult). The goal being to identify the most effective solutions to close the gap between the current problems and the community objectives. Three rounds of planning workshops were conducted for each of the four Districts. The concerns presented and discussed on the following pages originated from the District representatives. The issues, objectives and solutions have been reviewed and amended by the District representatives, and reflect a group consensus of those in attendance at the workshops. I PENINSULA PLANNING STUDY DISTRICT WORKSHOP ISSUES IDENTIFICATION I i I I r i t I I I f PENINSULA PENINSULA WIDE CONCERNS L I 11 I LJ I I I I I I I I I [AND USES Balboa (6/28/96) Peninsula (Revised 8/2/96) Issue Description • The desire to enhance and develop resident serving commercial activity • The need to develop an appropriate mix of commercial tenants • The lack of harbor entrances and bayfront activities Objectives • To encourage and enhance waterfront uses • To attract higher quality tenants and more varied users • To increase property values • To encourage the consolidation of commercial uses • To create a viable commercial atmosphere Solutions • Develop incentives to encourage a greater variety of resident serving commercial • Develop a visitor marina with guest docking • Rewrite regulating ordinances to facilitate and encourage desired activities • Develop a bed and breakfast facility ordinance and opportunities in transitional areas (The area between commercial and residential) • Explore all possible regulating options for alcohol related sales • Investigate enhancement and expansion of Marina Park at 15th Street • Develop regulations for weekly vacation rentals I ' ACCESS/CIRCULATION Balboa (6/28/96) Peninsula (Revised 8/2/96) Issue Description • The circulation patterns are confusing and destinations are poorly defined • Need to accommodate various forms of individual and public transit • Poor circulation to and within Districts Objectives • To facilitate resident access on the Peninsula • To attract more retail shoppers • To accommodate area visitors • To improve the visual appearance of the streetscape • To create more pedestrian ways Solutions • Prepare a traffic implementation plan • Develop an interconnective series of pedestrian walkways • Establish a system of public boat docking facilities • Install an integrated directional signage program • Design a number of entry and arrival monuments • Encourage alternative forms of transportation including public transit to all Districts from remote parking facilities • Reconfigure the Newport and Balboa Boulevards interchange • Improve Newport Boulevard and PCH interchange • Synchronize traffic signals along Newport and Balboa Boulevards • Enhance the visual appearance and effectiveness of Newport and Balboa Boulevards 1 11 I I PARKING Balboa (6/28/96) Peninsula (Revised 8/2/96) Issue Description . The Peninsula has a competition for available parking spaces with an inability to provide enough parking for all demands . There is an inconsistency in parking regulations on the Peninsula . Fees generated by parking is the most equitable means of assessing visitors to the area for the true cost of their demand on the City's resources 'r Objectives To discover the Peninsula's true parking demand compared to summer only To identify the differences in parking demand by District • To create additional parking opportunities where appropriate • To improve the usage of existing parking facilities Solutions Provide short term convenient parking adjacent to resident serving commercial uses Consolidate long term parking facilities Develop shared parking programs and facilities in select locations Develop a parking management plan for existing parking facilities Redirect parking revenues back to the areas which generated them Preserve residential parking facilities • Investigate a transit center • Provide charter bus layover areas and drop off areas • Revise parking regulations with respect to parking meter zones and distribution of parking supply I I I I IMAGE / AESTHETICS Balboa (6/28/96) Peninsula ' (Revised 8/2/96) Issue Description The character of the area is lacking a sense of community and linkage • • The need for water quality improvement Objectives • To create a sense of place • To establish a recognition of each District's historic resources • To create a quality image for the water • To develop better views of the water • To upgrade the village character of the individual districts • To upgrade the Peninsula's infrastructure Solutions theme • Develop a peninsula wide lighting and public signage • Develop unique but compatible individual village themes throughout the Peninsula • Develop consistent and/or compatible streetscape plans • Develop a theme landscaping or street tree program • Develop a uniform maintenance and repair program for all public improvements peninsula wide • Provide for better code compliance through a stricter enforcement program • Develop a sign code program the provide a uniform compatibility without inhibiting creativity • Provide landscaped medians where feasible • Develop entry nodes for each village • Improve the visual appearance of Newport and Balboa Boulevards including landscaping, street lighting, building setbacks, on street parking, signing, etc. 1 LJ [I I I I I I I LIDO VILLAGE I I I I u I r I I I LAND USES Lido Village/ (Revised 6/14/96) Civic Center (Revised 7/26/96) District Issue Description • The District needs to identify a distinct purpose and direction. Objectives: • To attract more resident serving and visitor serving commercial uses • To attract higher quality tenants, more varied users and design professionals • To increase property values • To accommodate more residential opportunities Solutions High Priority • Develop more family restaurants and theaters (one-two additional screens) • Discourage additional night club activities • Permit more residential in fill projects • Provide for mixed use projects • Review zoning ordinances and explore appropriate changes • Determine the appropriate mix of residential and commercial uses • Develop a visitor's Marina and short term docking spaces • Reinforce the concept of being a "point of destination" • Develop a pedestrian friendly environment Medium Priority • • Develop and Entertainment Center Master Plan (i.e. Triangle Square) Encourage hotel development • Install fiber optic system underground to encourage more professional • offices and internet occupancies Expand the public area next to the Elk's Building Low Priority Designate an additional gas station site (prefer central location) • • Develop a new City Hall and Civic Center 11 ACCESS/CIRCULATION (Revised 6/14/96) (Revised 7/26/96) Issue Description • Poor circulation to and within the District Objectives • To improve pedestrian and vehicular patterns • To improve access to Lido Island and Lido Peninsula • To guide visitors to select areas of the District Solutions High Priority Install directional signal • Develop signage specific for the Village Develop an organized circulation plan Block off Via Oporto to vehicles • Create pedestrian ambiance in Lido Village and Marina. • Correct bottleneck at Arches Bridge Install traffic control devices for pedestrian crossings Remove left turn pocket from Newport Blvd. to Via Lido Medium Priority Review one and two way circulation patterns • Develop a footbridge to the Mariners Mile area Improve access to Lido Island from 32nd Street • Develop a mono -rail from Mariner's Mile Develop a bicycle circulation plan Lido Village/ Civic Center District CJ PARKING Lido Village/ (Revised 6/14/96) Civic Center ' (Revised 7/26/96) District Issue Description • The District has a continuous hassle over available parking spaces Objectives • To improve shared usage of existing parking facilities • To develop free, convenient and available parking for resident serving ' commercial Solutions High Priority • Review parking utilization patterns • Develop a managed parking program • Short and longterm meters • Develop joint use parking plans with reciprocal agreements • Develop a shared parking plan for Lido Village, Marina and Elks Club. Provide free church parking on Sundays • Develop user friendly safe access to well lit parking facilities • Develop District wide shared parking program Medium Priority • Close certain streets to create more parking • Expand existing parking structure for Lido Marina, Lido Village and City Hall Low Priority • Install charter boat parking 11 I I I II I I IMAGE/AESTHETICS (Revised 6/14/96) (Revised 7/26/96) Issue Description • The District needs to preserve the Village character Objectives • To establish a pedestrian friendly environment • To bring back the former commercial luster to the area • To improve the area infrastructures • To make the area more attractive Lido Village/ Civic Center District ' Solutions High Priority • Develop a standardized streetscape design for area ' Reevaluate current codes • Establish theme lighting, landscaping, signing for community identification • Create a pedestrian environment ' Improve streetscape and landscaping on Newport Blvd. • Develop a better integration of commercial areas • Upgrade area infrastructure • Develop a theme for the area Medium Priority • Redesign 32nd Street improve streetscape and preserve parking • Develop entry nodes with historic story of Peninsula with statues Low Priority • Redesign or rebuild City Hall I 1 LJ 1 1 j 1 1 11 1 1 1 1 i I 1 1 CANNERY VILLAGE ' [AND USES Cannery (Revised 6/12/96 Village ' (Revised 7/24/96) District Issue Description • The District has a number of objectionable, marginal and under utilized land uses ' Objectives • To maintain a mixed use area • To create more art studios, design uses and specialty retailers • To limit manufacturing and warehousing uses Solutions High Priority • Review zoning ordinances and explore appropriate zone changes Determine the appropriate mix of residential and commercial uses ' Explore incentive programs for property owners to help implement the ideal mix of uses • Do not allow more night clubs • Enhance marine retail • Discourage hard liquor establishments ' • Maintain marine light industrial as visitor attraction Medium Priority • Encourage the relocation of construction, service and storage uses • Review ABC regulations ' • Encourage bed and breakfast uses Encourage more outdoor uses • Relax marine incentive provisions of the zoning Encourage performing art uses ACCESS/CIRCULATION (Revised 6/1 2/96) (Revised 7/24/96) Issue Description Access to the Village is poor Objectives To improve visitor access to the Village • To keep the notion of "Newport Beach's best kept secret" Solutions High Priority • Maintain narrow streets Install directional signage • Promote the Village location with advertising • Review one and two way circulation patterns Develop an organized circulation plan Install wider sidewalks Improve access from Newport Boulevard • Make Villa Way and LaFayette two-way Develop bayside boardwalk Medium Priority Develop signage specific for the Village • Eliminate the triangle island adjacent to the Village Cannery Village District PARKING (Revised 6/12/96) (Revised 7/24/96) Cannery Village District Issue Description . The Village has an adequate parking supply with spot areas of concern Objectives To improve the usage of existing parking facilities • To develop a clear definition of public parking Solutions High Priority • Maintain public parking facilities • Review parking utilization patterns • Develop a managed parking program Install short and long term meters Develop a parking permit program • Resolve parking issues on 29th and 30th Street Review parking along Villa Way Medium Priority • Develop night time parking plan • Review the parking utilization in private lots Low Priority . Develop remote parking facilities for buses U1 LJ II] IMAGE/AESTHETICS (Revised 6/12/96 (Revised 7/24/96) Issue Description • The Village atmosphere needs preservation • The water quality of "The Rhine" needs improvement Objectives • To upgrade the Village character • To eliminate litter problem • To maintain the great sense of community • To stop vandalism in Village Cannery Village District Solutions High Priority • Reevaluate current codes • Establish Village identification signage • Establish theme lighting, landscaping, signing for community identification Enforce clean up laws • Develop a litter clean up program ("Litter -Free Zone") • Enforce noise ordinance • Develop a marketing program • Develop a merchants association • Create a walking environment • Conduct community fairs • Install public trash receptacles Medium Priority • Develop a standardized sign code but avoid "sameness" • Reinforce small lot provisions • Reinforce historic elements "Old Newport" Review the amount of public storage • Rename Lafayette Street to "Cannery Row" Low Priority • Explore a canal or pipeline to circulate water better SAFETY (Revised 6/12/96) (Revised 7/24/96) Cannery Village District Issue Description The Village needs continuous police enforcement of existing regulations Objectives • To increase police visibility • To reduce crime incidences To reduce police response time Solutions High Priority Increase police awareness of Village concerns Create positive police visibility Patrol bars more frequently Medium Priority • Improve area lighting Add one police unit specifically for the Cannery • Implement bicycle police patrol on weekends • Enforce traffic laws on bicyclers • Install pedestrian crossings on Newport Blvd. I i 1 7 J 1 1 1 1 1 1 1 1 F 1 1 1 MCFADDEN SQUARE I F U 1 11 L L LAND USES McFadden (Revised 6/11/96) Square (Revised 6/18/96) District (Revised 7/23/96) Issue Description • The need to develop away of achieving the appropriate mix of commercial, residential and recreational uses • The lack of a Harbor entrance and public dock space in the District. Objectives • To encourage the consolidation of commercial uses in the District's core area and accommodate higher density residential uses on the periphery • To improve access to the District • To create better access to the Bay and Bayfrontage • To improve the retail tenant mix by creating more upscale specialty retail opportunities Solutions High Priority • Develop a Balboa Peninsula entrance • Develop a peninsula wide consistent lighting theme • Develop public boat docking facilities at 19th Street • Develop boat and vehicle parking facilities for public dock users Explore appropriate zone changes • Allow higher density residential in the transitional areas • Organize regularly scheduled special events with City sponsorship and assistance • Encourage bed and breakfast facilities, and good transition zone use • Enhance and provide more space for the Doryman's Fish Market. • Encourage outdoor dining • Propose more flexibility with variances and ordinance to upgrade retail activity • Encourage commercial uses on and adjacent to the pier • Explore alternative uses for Marina Park • Review ordinances to determine inhibitors to new development and rehabilitation Review mixed used provisions in zoning ordinance • Investigate Farmer's Market potential and alternative locations LAND USES con't. (Revised 6/11/96) (Revised 6/18/96) (Revised 7/23/96) McFadden Square District Solutions Medium Priority • Develop more public restroom facilities Increase usage of bayfrontage private and public • Extend public boardwalk on bayfront and wider boardwalk on oceanfront Increase usage of oceanfront property for recreational activities and special events • Develop buffers between residential and commercial uses Explore the potential for additional surface and structured parking at inland locations Low Priority • Explore incentive programs for property owners to help implement the ideal mix of uses • Redesign and rebuild pier for various commercial and recreational activities I� I 1 F 1 II 1 ACCESS/CIRCULATION (Revised 6/11/96) (Revised 6/18/96) (Revised 7/23/96) McFadden Square District Issue Description • Access and flow to the District and between areas of the District is poor and awkward • Need to be able to accommodate boat, bicycle, pedestrian, public transit and individual vehicle transportation Objectives • To improve resident and visitor access by boat • To maintain McFadden Square as a destination • To create safe and attractive pedestrian walkways • To develop a better use of the alleys for pedestrians, cars and service vehicles Solutions High Priority Reconfigure traffic patterns Reconfigure Balboa Blvd. and Newport Blvd. Provide more signalized crosswalks Reconfigure pedestrian flow Install better street lighting Develop parking lot control system which discourage vehicle circling looking for a vacant space Restrict; regulate and enforce activities in the alleys Need for better pedestrian access from the bay to the beach Medium Priority • Develop uniform entrance signs and directional signs • Develop pedestrian circulation system with pavers, lighting, etc. • Explore shuttle transportation system from a centralized transportation center Low Priority , : Explore pedestrian malls or mini malls on 22nd and 23rd Streets 1 C I 1 1 1 1 1 1 1 1 1 1 �I 1 1 1 1 PARKING (Revised 6/11/96) (Revised 6/18/96) (Revised 7/23/96) McFadden Square District Issue Description • The District experiences competition for the available parking spaces • Peninsula wide parking is limited and expensive, the City supplies parking With a double standard city wide Objectives • To improve the usage of existing parking facilities • To provide new convenient parking areas • To develop a transportation center Solutions High Priority • Develop a managed parking program including: Short and longterm meters Parking permit program Pay as you exit program Avalidation program Location and amount of change machines Signage to better explain parking rules Special parking for boat patrons, transients and locals that travel by boat • Direct district parking revenues to district parking improvements • Explore the acquisition and consolidation of parking areas 23rd -28th Street including a new parking structure • Provide bicycle parking facilities • Return parking revenues to the Districts to create parking improvement Medium Priority • Develop long term parking area for buses • Explore options and facilities necessary for a transportation center J 11 I I` I I I IMAGE/AESTHETICS McFadden (Revised 6/11/96) Square (Revised 6/18/96) District (Revised 7/23/96) Issue Description • The commercial character of the District needs enhancing • The water quality in ocean and bay needs improvement Objectives • To eliminate non -conforming signage and prohibit excess signage • To establish a village character with consistent lighting • To establish better lighting for pedestrian convenience and safety • To eliminate the litter problem Solutions High Priority • Reevaluate current codes • Establish consistent lighting standards with fixtures and illumination • Enforce clean up laws - empower additional individuals • Require individual trash cans for all tenants • Investigate water quality concerns with the county • Implement boat dumping policies and enforcement program • Enhance beach recreational activities, volleyball, fire rings, basketball, etc. • Discourage resident use of public trash facilities • Develop a charming old world pier • Keep the pier clean • Limit fishing hours on the pier • Enforce fishing rules • Create special fishing areas • Develop a maintenance program • Organize a Business Improvement District • Prohibit skateboarding in pedestrian areas • Steam clean sidewalks • Increase Harbor patrol and monitoring debris • Underground utilities •, Upgrade entire city infrastructure • Direct community and police involvement to identify hot spots and issues and establish tolerance levels for enforcement • Implement noise ordinance I I I I 1,__j I Li I IMAGE/AESTHETICS cont'd. McFadden (Revised 6/11/96) Square (Revised 6/18/96) District (Revised 7/23/96) Medium Priority • Develop a standardized sign code to encourage clean and simple signing without a contrived look • Create a citizens committee to provide input on a new sign code and possibly oversee sign approvals • Develop a litter clean up program • Hire a cleaning contractor to maintain sidewalks and alleys • Enforce noise ordinance of public speakers and provide a designated area • Empower lifeguards to cite litter violators • Develop wider sidewalks • Improve pedestrian, bicycling and in -line skating flow and safety, develop minimum width standards for these activities • Prepare a marketing program with the Chamber of Commerce city wide or peninsula wide • Provide public refuse bags for dogs • Develop Harbor boardwalk on public and private land in commercial areas • Install entrance way signs for the Peninsula • Develop landscape guidelines and material pallet unique to area weather conditions • Develop District design review guidelines as suggestions only • Replace existing street trees and explore tree lighting Low Priority Explore skateboard parks i I I ,1 7 L I I7 I I I G 1 SAFETY (Revised 6/11/96) (Revised 6/18/96) (Revised 7/23/96) McFadden Square District Issue Description • The relationship of the police with the public needs improvement Objectives To enhance the police image and enforcement attitude • To reduce District crime • To reduce police response time To prohibit transient sleeping To improve the relationships and correct the fear of repercussions concern Solutions High Priority Increase police visibility in a positive manner • Increase police patrol time in area during peak times Continue with education of police Medium Priority • Develop a police substation in the District with good visibility • Investigate community oriented policing Investigate the role of alcohol in the Districts crime rate n I I 1 1 i I BALBOA VILLAGE 1 I 1 71 1 1 1 i 1 I LAND USES Balboa (Revised 6/4/96) Village (Revised 7/30/96) District Issue Description • The area has an over supply of commercial space • The District needs to identify the appropriate mix of retail, residential and recreational uses Objectives • To encourage more attractive/new commercial development r• To capitalize on bayfront and beachfront exposure • To create a viable commercial atmosphere Solutions High Priority • Develop a greater variety of resident serving commercial • Develop incentives to upgrade retail areas • Develop a visitor marina with guest docking or provide off shore moorings with dinghy docking • Review zoning • Support the continuation of the property owner based Business Improvement District (B.I.D.) and encourage greater property owner • participation Formulate an assessment District for capital improvements using matching public and private resources • Upgrade the existing Fun Zone • Upgrade the Balboa Inn • Tie together village, bay and beach activities • Encourage more hotel development • Encourage bed and breakfast activity in transitional areas Medium Priority • Reduce the amount of designated commercial space in isolated areas • Review alternative pier and beach area uses I I ACCESS/CIRCULATION -Balboa (Revised 6/4/96) Village (Revised 7/30/96) District r• Issue Description The District experiences traffic congestion summer, holidays and peak hours The area circulation patterns are confusing and destinations are poorly defined • Resident, merchants, and the city all view the circulation issues differently rObjective • To facilitate resident access to Peninsula Point and reduce the number of misdirected visitors • To attract more retail shoppers • To improve the visual appearance of the streetscape Solutions High Priority • Improve Balboa Boulevard by eliminating some parking and creating wider sidewalks • Develop directional signing program • Develop a traffic management plan on and off the Peninsula • Synchronize traffic signals • Enhance pedestrian walkways ' • Develop traffic turn arounds • Develop an arrival statement in Village • • Use bay/water taxis Formulate an assessment District for capital improvements using matching public funds Medium Priority • Maintain the basic grid pattern • Discourage block consolidation • Encourage alternate forms of vehicular transportation 1 I I PARKING Balboa (Revised 6/4/96) Village (Revised 7/30/96) District Issue Description • The District has a continual competition for available parking spaces The District's public parking facilities are poorly designed and managed with too much emphasis on beach demand Objectives • To discover the District's true parking demand based on land use policies and market conditions • To provide adequate resident and visitor parking opportunities To maintain sufficient parking for the "Catalina Flyer" To improve parking for Central Balboa merchants Solutions High Priority Develop a program and plan to address parking needs Develop a parking management plan for existing supply Develop tour bus layover parking areas (outside the village) and drop off • zones Develop a parking adjusted to specific users • Conduct a parking user survey • Develop a parking validation system Issue resident parking stickers • Develop parking regulations and enforcement for charter boat and sport 1 fishing boat passengers Redesign beach parking lot • Develop a remote parking facility with shuttle into District Return parking revenues to the District to create parking improvements Medium Priority Create employee parking areas Develop special dock areas for boat patrons • Implement a free parking program for the off season d I I I IMAGE/AESTHETICS Balboa (Revised 6/4/96) Village (Revised 7/30/96) District Issue Description • The character of the area is lacking a sense of community • The District needs to develop an image of a family oriented water 1 recreation place to go with more than a beach Objectives • To create a quality image for the area To improve the design of new and remodeled buildings • To develop better views of the harbor and from the harbor • To establish a clean and secure feeling ' • To preserve the historic image I Solution High Priority • Upgrade the appearance of Balboa Boulevard • Organize on street parking • Develop gateways to the village • Remove overhead utility lines • Replace old sidewalks and streets • Create wider sidewalks • Designate no parking areas • Emphasize pedestrian activities and experience • Add landscaped frontages and medians • • Develop streetscape and lighting plans Relocate small buildings along bayfront boardwalk • Improve the Fun Zone and boardwalk • Develop a sign program which addresses murals • Appoint an architectural committee to review changes • Formulate an assessment District for capital improvements using matching public and private resources Medium Priority • Develop consistent landscaped parkways along Balboa Boulevard Develop a District theme • Develop regulations for the operation of sport fishing boats • Explore the creation of a Redevelopment Agency to work along with the Business Improvement District • Develop design guidelines i • Develop a public art program • Highlight the District's history, and showcase as potential theme k8\wp`..p\bpp00 r l 1 BALBOA PENINSULA PLANNING STUDY 1 i r B.P.P.A.C. r Fifteen Point Plan 1 r - 1 r r ri L I J L� II II II II 11 II BALBOA PENINSULA PLANNING ADVISORY COMMITTEE "FIFTEEN POINT PLAN" The Balboa Peninsula Planning Advisory committee (B.P,P,A.C.) developed a set of policy recommendations for the Balboa Peninsula and presented them to the City Council in October, 1995, The B.P.P,A.C. "15 Point Plan" has become the policy outline Intended to effectuate positive changes for the entire Peninsula. The current planning study has reviewed the B.P.P.A.C. Plan and developed a series of point by point strategies for implementation of the plan, 1. Establish a sense of place for the Balboa Peninsula and differentiate the unique roles of the four districts. Strategies; • Develop a new Specific Area Plan for the Balboa Peninsula as a whole. • Identify the areas of similar concern and Interdependence and draft Peninsula -wide regulations for the following; * Bed & Breakfast facilities * Weekly & monthly seasonal rentals * Commercial conversion to residential * Mixed use development * Outdoor dining * Public accessways * Shared parking facilities * Public boat docking facilities * Outdoor sales and portable carts * Special events and activities • Establish a provision to allow and encourage unique regulations within the District core areas. 2, Improve the overall quality of life on the Balboa Peninsula Strategies; • Expand opportunities for new residential uses in upper story locations, providing sufficient parking is available. Ul I I M • Allow commercial to residential conversion for areas outside the District cores, • Permit higher density residential uses as a transitional area buffer between low density residential• and district commercial cores. • Provide Incentives for concentrating commercial activities in the District cores; (Le„ share parking, facade Improvement programs, enhanced streetscape in District core,. etc,), Create landscaped boulevards along Newport and Balboa Boulevards with enhanced medians, wider sidewalks, uniform directional signage, theme landscaping and lighting throughout the Peninsula, • Explore the creation of a Redevelopment Agency for the Peninsula as a whole. As an alternative, investigate the formation of a special District (as permitted under the Street Lighting and Landscape Act) for specific projects, • Develop a new Peninsula -wide Specific Area Plan as suggested under Point No, 1, 3, Encourage resident compatible commercial uses, Strategies; • Place greater restrictions on uses and activities with potential negative Impacts (Le„ limit hours of operation), • Provide short-term convenient parking adjacent to the desired retail activities, 4, Encourage retail uses and recreational activities that attract quality visitors, Strategies; Determine those uses described on a district by district basis and establish provisions and regulations to provide incentives for specific activities, • Enhance public areas and establish a schedule of regular entertainment activities, 5, Reduce the amount of crime and Improve the feeling of security throughout the Peninsula, Strategies; • Create a uniform street lighting program Expand bicycle Police patrols • Establish Police Substations within the District, • Restrict the approval of additional alcohol related sales, b. Develop a Peninsula -wide Parking Management Plan and Program, Strategies; • Implement a resident only parking permit program for commercial areas, • Provide short-term public parking for resident serving commercial uses, • Require employee parking in remote locations, • Develop Peninsula -wide shuttle system to coordinate satellite parking facilities, 7. Create opportunities for public access and views of the bayfront, Strategies; • Provide for a transfer of development rights provision on select sites in order to provide waterfront opportunities, • Develop view shed regulations and development standards to preserve and enhance public rights -of -way views, • Provide new visitor boat docking facilities at select locations throughout the Peninsula, • Establish public open space areas along the waterfront, • Extend pier headlines in exchange for public access and walkway system. Develop an active boating program and encourage public participation, through spectating, • Encourage second floor commercial in select locations, to take advantage of water views, 8, Create opportunities for new and expanded quality hospitality facilities, Strategies: • Develop stricter requirements and regulations for weekly and monthly rentals. • Develop bed & breakfast regulations in transitional areas. • Create incentives for hotel development in specific locations (i.e., park requirements). 9. Develop a proactive code compliance enforcement program. Strategies: • Adopt the Uniform Housing Code • Investigate the use of outside contractor to conduct code enforcement for a percentage of violation revenues, 10. Develop a comprehensive sign ordinance for the Peninsula, Strategies: • Develop a uniform program of directional and Informational signing, for the Peninsula as a whole. • Develop specific sign code provisions for each District regulating the size, location, shape, materials, illumination, colors, etc. Each District should develop different but compatible regulations, 11. Develop a Peninsula -wide circulation system to and between the various Districts on the Peninsula, II Strategies; • Interconnect Newport and Balboa Boulevards as one major roadway through the Peninsula, • Limit access to the boulevards and across the boulevards, • Crate specific locations for access points to the Districts, Improve circulation within the Districts to better facilitate the•Districts, Synchronize the traffic signals along the boulevards, Improve the Balboa Peninsula entrance Intersection of Newport Boulevard and Pacific Coast Highway, 12, Prepare a program to strengthen the Peninsula's economy by maximizing opportunities, Strategies; • Provide development and/or operational Incentives for projects that provide waterfront public amenities, • Provide for enhanced and expanded boating facilities and operations, • Expand existing dock areas by extending the pierhead lines, • Provide incentives for expanded and enhanced marine sales and service, • Develop a Master Plan for Public Improvements to Marine Park (15th and Balboa Boulevard) including; a community center, marina, expanded parking, and potential boutique hotel, • Expand oceanfront commercial activities adjacent to the Municipal piers, 13, Develop a traffic and parking management system that relocates the negative Impacts out of the District, iI I Strategies: • Develop a centrally located transportation center as a collection and ,. distribution point for all area visitors, • Develop a shuttle system for circulation between districts, • Reestablish a water taxi system with a series of public docks, 14, Develop a community Issues management program for the Peninsula as a whole, Strategies: • Coordinate planning, economic and public Improvement activities through a well understood system of priorities and phasing, 15. Develop a series of transitional activities to direct future activities on the Peninsula, Strategies: • Implement a city-wide policy that revenues produced within an area should also be reinvested Into the same area (Le., parking fees). Develop a five year capital Improvement program for the Peninsula, Establish a district by district business Improvement district to provide the catalyst for small projects. Investigate district by district assessment areas to help finance larger projects, • Explore revenue bonds for specific projects to revitalize a District, • Investigate the advantages of a Peninsula -wide Redevelopment Agency, �I BALBOA PENINSULA PLANNING ADVISORY COMMITTEE BALBOA PENINSULA PLANNING POLICY RECOMMENDATIONS (Revised October11, 1995) DESIGNATE BALBOA PENINSULA AS A SPECIAL PLANNING DISTRICT. DEVELOP A PLAN FOR COMMERCIAL PLANNING AND RESIDENTIAL POLICY ELEMENTS THAT MEETS BOTH TRANSITIONAL AND LONG- TERIv1 OBJECTIVES. POLICY CONSIDERATIONS NECESSARY TO ESTABLISH POSITIVE CHANGES. 1. Balboa Peninsula - Sense of Place: Provide specific plans that xvill create a mission and sense of place to differentiate unique roles of the four principal commercial areas: • Lido - Civic Center • McFadden Square • Cannery Village Central Balboa 2. Mission Statement: Adhere to mission statement for a quality community which would include: • Enhance and expand :esidential element. • Consolidate and redevelop concentrated quality commercial elements. • Enhance landscape and streetscape for residential and commercial elements. • Consider Redevelopment Agency and comprehensive Redevelopment Area plans. • Revise planning and zoning ordinances to provide incentives for both transitional and :ong term plan objectives. J Balboa Peninsula Planning Advisory Committee 15-Point Plan 3. ResidentialCompatibility. • Encourage resident-compatiblecommercial-retail uses. d. Strategyfor Attracting0ualitvVisitors: • Encourage uses that attract visitors Hho make a positive economic and social contribution. • Discourage uses that attract visitors who make a negative economic and/or social contribution. • Focus on key historical and cultural sites that provide greatest improvement potential. 5. Crime and Security: • Reduce and control quality of on and off sale liquor license establishments. • Consider limitations and restrictions on liquor stores, bars and theater -nightclubs. • Increase patrol levels. • Consider highly visible police substation at or near Central Balboa. 6. Parking Management Plan: Establish and implement a Peninsula Parking Management Plan that: • Restrict visitorparking in residential areas. • Gives resident users priority privileges. • Allocates financial burdens to high impact users which adversely impact residential and commercial -retail businesses and which provide little or no economic benefit to City. • Prohibits credit for remote parking facilities in entitlement process without appropriate mitigation (i.e., provision for shuttle or transportation,services). -2- I U Balboa Peninsula Planning Advisory Committee IS -Point Plan • Reduce dependency for vehicular access and parking. Encourage pedestrian access. 7. Open Bay Front: • Open bay front in Central Balboa and selected key areas for visiting yacht facilities to provide access by bay and bring tourists to area by water. • Establish Bay Management Plan to enhance service and control for yachting, recreational and resident users. • Discourage negative influences and uses that interfere with stated objectives. 8. Quality Hospitality: • Establish Bed and Breakfast zones • Establish key sites and incentives for quality lodging and hospitalit} facilities • Vigorously enforce short term lodging ordinance and establish minimum hospitality quality standards as a condition to permitting short term rentals. 9. Maintenance and Code Enforcement Increase code enforcement and establish a maintenance ordinance to address deferred and declining commercial and residential elements. 10. New Sign Ordinance: Establish a comprehensive sign ordinance for the Peninsula Viflages. 11. Traffic Circulation Develop a new traffic circulation plan which recognizes: • The necessity for a new circulation plan at McFadden Square. • . Peninsula capacity limitations and residents' necessity for reasonable ingress, egress and compatible commercial -retail elements. -3- Balboa Peninsula Planning Advisory Committee 15-Point Plan 12. Opportunities Maximize opportunities and existing economic strengths. Key examples: • The Bay as an amenity. • Nlarine sales and service industry. • Visiting yachting and regatta participants. • 15th Street Marina, hospitality, lodging and yachting center potential. 13. Transfer Traffic and. Parking Impacts: Transfer high traffic and parking impact uses off Peninsula. 14. Community Issues Management Institute a community issues management strategy to clearly understand the community issues and develop support for key elements of the plan. Prioritize the key catalysts that stand for quality change. Coordinate planning program with Economic Development Program. 15. Transitional Interim Measures: City Council must be willing to invoke urgent transitional ordinances and zoning controls designed to: Prevent addition of commercial uses that are inconsistent with stated objectives. • Control expansion or transfer of existing undesirable uses. • Proactively seek desirable uses for strategic sites. • Control existing enforcement costs. • Demonstrate to community at large that City is committed to change. C:\ W IN...\BPPAC\ 15PT-PLN.DOC 0 1 1 1 1 1 BALBOA 1 PENINSULA PLANNING 1 STUDY 1 . 1 i 1 1 1 Linscott, Law & Greenspan Report j 1 i 1 . 1 i �INSCOTT,'LRW&GREENSPRN TEL N0.7146410139 Aug M E M O R A N D U M E N G I N E E R S August 8, 1996 TO: Jack Camp, Urban �Design Camp FR: Jack Greenspan V /' 8,96 15:41 No.002 P.01 VIA FACSIMILE (714) 833-3098 RE: PARKING MANAGEMENT PLAN - BALBOA PENINSULA Based on Tuesday's meeting, I am sending along the below in response to your question regarding what should be addressed in a Parking Management Plan for the Balboa Peninsula. Briefly, there is no set format or organization. Each plan is specific to the locale and to what is expected as an end result. As I see it, the following is applicable to Balboa Peninsula. 1. Objective. To develop an off-street parking program that increases the available supply of parking, provides easily read directional signing, and improved access which meets the need for both long-term and short-term parking needs at an appropriate charge. 2. Off -Street Parking. In conjunction traffic access and circulation planning, identify opportunities to develop additional parking at Newport Pier. Explore ways to increase parking at Balboa Pier by encouraging private parking facility upgrades. 3.On-Street Parking. Acknowledge trade-off between spot curb parking losses and the need to improve traffic access and circulation in Cannery Village and on 32nd Street. Insure that curb parking meter .charges are coordinated and in line with off- street charges. 4. Directional Signing. Install easily read and understood signs directing motorists to parking. This can be combined with district signage to produce a unified program. Signage should blaze a trail to parking and back off the peninsula. 5. Short -Term Parking. Designate a well located supply of parking spaces for short- term parking (24-minute free and 60-minute metered) and intermediate length (two hour) to serve resident need to access local businesses. IINSCOTT,LRW&GREENSPRN TEL No.7146410139 Rug 8,96 15:41 No.002 P.02 ' mum= E N G II II II II 6. Long -Term Parking. Designate long-term parking spaces for beachgoers and visitors. Long-term metered spaces should have an incremental time length (say 15-minutes) which is compatible with the short term meters and is extendable out to several hours depending on locale. 7. Pedestrian Ways. Clearly defined and signed pedestrian ways should be developed to link parking to desired destinations. Safety implications, potential conflict with other pedestrian traffic, and possible effect on local traffic access and circulaation also need to be considered. 8. Design Criteria. Utilize City code criteria or develop peninsula specific criteria for consideration (dimensions, layout, lighting, etc.). 1832mem.01 �INSCOTT,LRW&6REENSPRN TEL No.7146410139 Rug 13,yb i.o;[u iva.t)uD r.ul MEMORANDUM E N G I N E E R S I'7 August 9, 1996 TO: Jack Camp, Urban Design Camp FR: Jack Greenspan J�5< RE: BALBOA PENINSULA VIA FACSIMILE (714)'833-3098 Here are my thoughts and recommendations relative to the Balboa Peninsula traffic access and circulation issues that you have highlighted. i. "The Mixmaster." Replacing the "Mixmaster" with a traffic circle would produce a dramatic change. From a visitor viewpoint, driving into the traffic circle would announce that the motorist was entering Balboa Peninsula. The circle clearly has a ceremonial value as well as aesthetic value. However, the public is generally unfamiliar with traffic circles and may not feel comfortable traversing one as opposed to the more familiar signalized intersection. In this instance I believe that your objectives wi11 be better served with a signalized intersection that "Tees" Newport Boulevard into Balboa Boulevard. This would produce the least left -turn conflict. It would also make it easier for Peninsula traffic to use PCH/Superior and by-pass Lido Village. In addition Balboa Boulevard would have a continuous configuration,which will make directions easier. The alternative configuration, in which Balboa Boulevard would "Tee" into Newport Boulevard -Balboa Boulevard (east), rather than the existing merge, would create more left -turn conflict. From a parking development standpoint, employing a "Tee" rather than a traffic circle should enable you to produce more off-street spaces as you realign these streets. 2. Via Lido Left -turn. I do not believe that the existing SB Newport Boulevard left -turn at Via Lido should be removed. The Via Lido left -turn should be maintained as an access and circulation element for Lido Village. However, there are'currently around 600 PM peak hour left -turns using the existing SB dual left -turn lanes on a typical weekday. Much of this traffic is destined for Lido Isle and could be diverted to an improved 32nd Street intersection. Making Via Lido a more shopper friendly street by going to one lane on each direction instead of the present two lanes, and inceasing curb parking will make 32nd Street a more attractive route to Lido Isle. This will involve changing the existing dual left - turn to a single left -turn lane. The change at Via Lido depends on whether it is possible to add a second SB left-tum at 32nd Street. In any event, the ability to turn left at Via Lido should be left alone. iINSCOTT,LAW&GREENSPAN TEL No.7146410139 Aug 13,96 13:28 No.005 P.02 E N G I N E E R S 3. 32nd Street Dual Left -turn. A preliminary look at the Newport Boulevard/ 32nd Street intersection indicates that a second SB left -turn lane may be feasible. This will require eliminating some metered curb parking spaces and restriping, as well as modifying the existing traffic signal. Please note that the preceeding is not based on a detailed geometric study, and a major modification involving the free -right -turn island on WB 32nd Street could potentially be required in order to install a second SB left -turn lane. 1832mem.02 11