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Home My WebLink AboutCENTRAL_BALBOA_CONCEPT_PLAN11111111111111111111111111111111111111111111111111 *NEW FILE* CENTRAL_BALBOA CONCEPT PLAN I I [I FINAL REPORT CENTRAL BALBOA CONCEPT PLAN Prepared by: City of Newport Beach and the Regional/Urban Design Assistance Team (R/UDAT) Orange County Chapter American Institute of Architects July, 1993 I ' TABLE OF CONTENTS ' Page INTRODUCTION .............................................................................. 1 CONCEPT...................................................................................... 2 CENTRAL BALBOA'S REGIONAL CONTEXT ............................................... .. .... 4 HARD/SOFT ANALYSIS 6 ................................................... ...................... 7 LANDUSE PLAN ...................................................... ... ...... .. ....... ' LAND USE DISTRICTS....................................................... ........ ......... 8 11 CIRCULATION AND PARKING ...................................... I............................. ' Background................................................................... ...... 11 12 Circulation Improvements............................................................... ... 18 Parking.................................................................................. Summary . 18 ' LANDSCAPE AND STREETSCAPE..................................................... 19 Landscape Concept Plan . 19 Mnin .S4.reet, nt the Pnvilinn...................................... 21 22 Main Street at Balboa Boulevard ' Fun Zone Waterfront ......................................................... .... 23 Pnvilinn Watarfmnt--------- --- ---- ........................................ 24 ' Pedestrian Paths........................................................................... 25 Balboa Boulevard at Gateway 26 Balboa Boulevard from Adams to Palm........................................................... 27 ' Balboa Boulevard from Washington to Main ..... • ... • ..... • .. ........... • .. • ........ • ............ 28 Bay Street Alley . 28 ' ARCHITECTURE................................................................................ 29 ' i IMPLEMENTATION ... ..... 33 ' Phasing.................................................................................. 33 ZoningChanges............................................................................ 34 LIST OF PARTICIPANTS......................................................................... 35 ' LIST OF FIGURES 1. Central Balboa Concept Map................................................................... 3 2. Regional Context Map........................................................................ 5 3. Major Buildings to Remain..................................................................... 6 4. Land Use District Map........................................................................ 9 ' 5. Pedestrian Circulation....................................................................... 12 6. Vehicle Circulation.......................................................................... 13 7. Parking Supply and Management.............................................................. 16 8. Alternative Transportation.................................................................... 17 ' 9. Landscape Concept Plan..................................................................... 20 10. Main Street at the Pavilion .......... 21 , 11. Main Street at Balboa Boulevard............................................................... 22 12. Fun Zone Waterfront........................................................................ 23 13. Pavilion Waterfront......................................................................... 24 ' 14. Pedestrian Paths........................................................................... 25 15. Balboa Boulevard at Gateway ................ .. 26 16. Balboa Boulevard from Adams to Palm ................................................. . 27 , 17. Balboa Boulevard from Washington to Main ....................................................... 28 18. Bay Street Alley.............................................................. 28 19. View from Balboa Pier toward Town .......................................................... 30 ' 20. View along Main Street to the Pavilion.......................................................... 30 21. 22. View of Palm Street toward Balboa Ferry ........................................................ View of Balboa Boulevard at Washington, Looking East ............................................. 31 31 , 23. View of Adams and Balboa Gateway............................................................ 32 24. View from above Beach North to Pavilion......................................................... 32 ■ ll INTRODUCTION The following text and graphics represent the Concept Plan that emerged from the Central Balboa design workshop. On March 26, 27 and 28,1993, the City of Newport Beach co -hosted a community design workshop for the Central Balboa study area with the American Institute of Architects, Orange County Chapter, Regional/Urban Design Assistance Team (RIUDAT). The purpose of the design workshop was to identify potential improvement strategies to restore economic health and urban vitality to Central Balboa. 11 The concept that evolved from the workshop effort emphasizes the unique character of Cen- tral Balboa and the role it plays in the Orange County experience. The RAMAT team discov- ered naturally occurring activity zones that lend themselves to the residents, business owners, short term visitors or long term visitors. An implementation plan to coordinate the automo- bile and pedestrian traffic to strengthen and balance the existing activity zones was devel- oped. When pulled together into a system, the interdependence of the needs and opportunities for each of the activity zones strengthens the overall character of what Balboa is. The Central Balboa plan is built upon the fol- lowing basic ideas. Identify, clarify and strengthen the existing land use patterns. The concept maximizes the local resident serving business district, provides increased residential densities near this district, enhances the existing beach entertainment activities, maintains sur- rounding low density residential uses, and provides additional activities and facilities in the beach area. Define automobile circulation patterns to control and separate visitor traffic from resi- dential traffic, and to pull parking and ferry traffic off East Balboa Boulevard before it enters the center of the district. Additional- ly, as much long term parking as possible should be located off -site, which would en- hance the feasibility of a shuttle bus service CONCEPT either on -a demand basis or regularly scheduled basis. Knit Central Balboa together through err oouraging an informal pedestrian network of smaller streets that link both sides of Bal- boa Boulevard, and strengthen the existing major pedestrian edges of Edgewater Place, Main Street, Balboa Pier and the Board- walk. This will be accomplished with atten- tion to building massing, architectural de- tailing and streetscaping that respects the areas neatly 100 year old historic character and style. Major gateways at strategic points will he constructed to clarify the presently vague boundaries of the Central Balboa district. Develop an implementation plan that identi- fies improvement priorities and potential implementation programs. Phasing ad- dresses starting traffic circulation and park- ing management programs at the earliest possible date, along with some streetscape improvements. Ultimately, some areas would need to be rezoned to reflect the land use plan developed in this study. Major capital improvements would need to be implemented as the economic vitality of the area improves. Implementation programs include the appointment of a leasing agentlarea coordinator whose job would be to attract a balance of new tenants in much the same manner as successful shopping centers. 11 11 2 CENTRAL BALBOA CONCEPT MAP 0 EDGEWATER DISTRICT LOCAL RESIDENT SERVING DEACHOPEN SPACE s MULTI-FAMILY/MIXED USE O TWO FAMILY RESIDENTIAL PARKING ENTERTAINMENT • • PEDESTRIAN CORRIDOR m VEHICULAR CIRCULATION 3 Central Balboa s city-wide and regional context should be explored in order to reach a greater understanding of the interacting forces and concerns affecting the area. If the study -area is the trees, then the regional context is the forest. The contextual overview reveals that no other area in the region is so rich in diversity of unique attractions and activities. In a distance of less than eight hundred feet one may stroll from the harbor dock side activities, through the bustling Fun Zone with it's amusement arcade and Ferris wheel, through a commercial zone with stores and restaurants, and then along the boardwalk to the park with its volley- ball games and on to the beach. There is no other beach community along the Southern California coast that offers such a wide variety of experiences within such a confined space. But, Central Balboa's intensity is also its down- fall. Especially during the summer months and on warm winter days, people gravitate to Cen- tral Balboa in large numbers just because it offers such a wide variety of activities. In the midst of this hustle and bustle brought by visi- tors, Balboa businesses also attempt to address the shopping and service needs of local resi- dents. Viewing the peninsula from a regional perspec- tive illustrates that the bulk of visitors to Bal- boa are traveling on SR55, which ends at Pacif- ic Coast Highway as Newport Boulevard. This freeway access allows the opportunity to encour- age drivers heading to Balboa Peninsula to park at off -site parking lots and then use a shuttle to CENTRAL BALBOA'S REGIONAL CONTEXT get to the peninsula. Advisory signs could be placed at spots above the freeway. During peak usage the status of parking availability and traffic congestion may be conveyed by these signs. Signs should also clearly announce that there is no through traffic route along the pen- insula. In looking at Central Balboa from a city-wide perspective, it becomes clear that the area is part of a greater commercial and recreational community. Cannery Village and McFadden Square, both on the peninsula, are linked to Central Balboa to form one visitor and commer- cial area. At the same time, Balboa Island and Corona del May are linked to Central Balboa via the Balboa Ferry. Looking a bit farther we see that Mariners Mile and Fashion Island are linked to Central Bal- boa both visually and through the city-wide circulation system. It becomes apparent that the business association of Balboa would do well in considering their interests in terms of being a part of the set of villages that comprise New- port Beach. Each village has a certain image and specialty that provides it a unique identity. And, Balboa needs to agree on what its image should be, and then upon what set of special services that reinforce this image. 5AM. GKOU�10 I'0554�-e OFF -SITE I RKINC-I_ STATUS SIGN -.;� p0551,�1-_�;�RK1 NCB. i • • "t _,4 u ._ COMM 12CIAL , MIXCbHmtplclN- ED- USE; " '}: J� __pO 51�Li✓ OFF-SIT8 FA1 4K Cl- Figure 2 Hard/soft analysis is a very powerful tool for looking at an area in transitiom By mapping structures that are "hard," or those which will remain well into the future, and structures that are "soft," or which will probably be replaced in the future, areas of potential future develop- ment can be identified. Figure 3, Major Buildings to Remains, shows "hard" structures in Central Balboa. Major structures that will either remain in place for a long time to come, or those that have major long-term tenants were mapped first. Next, Central Balboas major historic structures were mapped, including any that would be very dfffi- cult to move, expensive to replace, or those that are very important because of their character (either individually or because of where they are located). Definite patterns emerge, with most of the buildings along Main Street and Edgewater Place remaining as is. Physical change is not highly likely in these concentrations of "hard" spaces; rather, they will provide the underpin- nings of any future development and land use strategies. Other buildings may be "bard" over the next decade or two, but could become "soft thereaf- ter as demand for more intense mixed retail and office space strengthens. This applies to many of the existing commercial buildings along Balboa Boulevard west of Main Street, and along Adams and Palm. HARD/SOFT ANALYSIS MAJOR BUILDINGS TO REMAIN 1 1 1 1 11 1 i 11 11 1 11 W N 0 Z Q J Palm FA- r 11 1 1 U Land use patterns in Central Balboa should be clarified and refined to reflect the business areas three distinct roles as a commercial ser- vice center for local residents, as an entertain- ment/commercial boating area along the bay front, and as a beach -going and park service area along the beach front. The concept maxi- mizes resident serving commercial services along Balboa Boulevard, encourages increased residential densities on larger building sites, enhances existing beach -entertainment activi- ties along the bay front and ocean front, and maintains lower density residential develop- ment on either side of the Central Balboa busi- ness district. Six basic land use or activity districts are pro- posed for the Central Balboa area. The Edgewater District would apply to the relatively intense commercial day use activities along the harbors edge. The Local Resident Serving Dis- trict would emphasize businesses and services such as bakeries, stores and the post office that serve local residents as well visitors. The Beach/ Entertainment District would provide day and evening beach oriented services. The Multi-Family/Mixed Use District would encour- age combination of high density residential uses, a parking structure, and ground floor commercial development between Palm and Adams. The Two Family District would reflect existing attached single family development at either end of the Central Balboa area. Finally, the Beach/Open Space District would preserve beach recreational uses including the beach itself, the surrounding parks and the board- walk. LAND USE PLAN The following summarizes development poten- tial in Central Balboa given the recommended land uses. Size =11.3 acres, or 492,200 square feet net of streets, rights -of -way and public land. Existing Building Area = 218,300 square feet. Existing Floor Area Ratio (FAR) = 0.44:1 Existing Dwellings = 218 (62 in "hard" build- ings) Total Future Commercial Building Area = 292,700 square feet at 0.5:1 FAR, and 443,400 at 1.0:1 FAR Total New Commercial Construction = 150,700 square feet at 0.5:1 FAR and 301,400 square feet at 1.0:1 FAR Total "Hard" Commercial Square Footage to Remain Over Long Term = 142,000 square feet, plus 62 residential units Maximum Dwelling Unit Capacity = 311 units Total Increase in Dwelling Units = 93, primari- ly west of Palm. 11 The EDGEWATER DISTRICT is a major an- chor which establishes one of the prime ele- ments of Balboas identity. Opportunities for this area are to maintain -the strong day -use, commercial recreation orientation towards the harbor and provide a "point of departure" for public boating activities, support all scales of restaurants(&om convenience food to fancy sit- down), support the Fun Zone and encourage night time uses. There are also opportunities for intensifying residential use at the west end of the district as part of future mixed use develop- ments. The LOCAL RESIDENT SERVING DIS- TRICT has opportunities.to further encourage and enhance existing residential services. (The Post Office, Britta's coffee shop, pharmacy, gro- cery store, 2 bakeries, custom embroidery, real estate office are existing uses). There are op- portunities to encourage new resident serving tenants such as a dry cleaner, hair salon, book store, or a laundry with a minipark with restrooms located along East Bay around the existing public parking lot. The location of the Resident Serving District allows easy right- hand access for residents leaving the area in the morning. The BEACH/ENTERTAINMENT DISTRICT has the opportunity to emphasize beach orient- ed day and evening uses, including hotel accom- modations. With a good tenant leasing plan for the entire area, the district's function can bal- ance population loads between morning, after- noon and evening, and between summer and winter. Longer term visits also should be en - LAND USE DISTRICTS couraged through the provision of a balance of activities. Higher quality restaurants, beach oriented stores, and a strengthening of the boardwalk frontage near the hotel and Studio Cafe should be encouraged. The MULTI FAMILYA XED USE DIS- TRICT is an area concentrated on blocks between Palm and Adams on Balboa. Opportu- nities exist for a multi -story residential struc- ture over parking with roughly 60 units, or a 3- 4 story parking garage with commercial along Balboa and Bay. The latter concept would pro- vide additional parking beyond what is needed to serve the commercial uses within the build- ing. Residential development could be oriented to a higher end, and/or retirement market. Views to the beach and bay would enhance the residential values for this site. The TWO FAMILY RESIDENTIAL DIS- TRICT consists of detached and duplex units on long narrow lots. Future development will be two-story primarily, and would reflect exist- ing residential development. This residential district also would help support Central Balboa's resident serving businesses. Estab- lisbment of this district would represent a change in zoning for the area west of Adams. The BEACH OPEN/SPACE DISTRICT is the primary public recreation area between the boardwalk and the ocean, including Balboa Pier. This area along with the Edgewater district provides the major attractions for visitors from off the peninsula. These amenities attract the customers who support Central Balboa's shops and restaurants on a day in and day out basis. The role of the Beach Open/Space District is to provide public open air, shore -side active and passive recreation. F1 i A'{1 "Balboa did live on drinldn& gambhv& and a dance halL Balboa was a beach resort; plain and simple. It was hell on whcds from Memorial Day to Labor Day. Then it went into hibernation for the rest of the year." from BarwdyBalboa byjudge Robert Gardner 10 [1 II II II 1 1 1 1 1 1 1 1 Washington (91 Z cc FOR A 40 $5 /%,•7 ••'•� •.*'all r`• II 11 [1 11 BACKGROUND INTRODUCTION The circulation and parking concepts for Cen- tral Balboa were developed on the basis of the following general principles: • Main Street should be primarily for pedestri- ans, with service vehicles and delivery per- mitted during specified time periods. • Separation of destination (visitor) traffic from local (resident) traffic should be -accom- plished as soon as possible at the entrance to downtown. • The 15th Street cruising control turn- around is an effective congestion manage- ment device and is assumed to be continued. • A dual turn -around loop system..would be an efficient means to separate destination and _ T,esident traffic. One loop would provide a turn -around exit from downtown; the other would provide efficient ingress and egress from beach parking. • Limits to provision of more parking in Cen- tral Balboa must be accepted as a given. A balance must be achieved between the need to retain and enhance the village scale and pedestrian environment and the need to pro- vide parking. • The primary focus for parking improvements should be on efficient management of exist- ing parking facilities and prudent use of limited opportunities for expansion. • Circulation and parking improvement plans should incorporate off -site accommodations, particularly for long-term or all day visitors. CIRCULATION AND PARKING Off -site facilities should consider parking and scheduled shuttle bus service to Central Balboa. REYISSUES AND OBJECTIVES There are a number of issues concerning circu- lation and parking. It was recognized that no option would be able to satisfy all of these is- sues, and that some compromises would need to be made. Some of the key issues and problems that were identified include: • General traffic congestion problems, particu- larly at the intersection of Main and Balboa; • high pedestrian volumes and disobedience of "Doxit Walk" signs, again particularly around the Main Street -Balboa Boulevard intersec- tion; • Cruising problems, particularly late Friday and Saturday nights; • Problems with "lost tourists", driving around residential areas, not knowing where to park for beach or commercial access, and not real- izing that Balboa Boulevard is a dead end; • Storage of vehicles waiting to get on the ferry or into the private hydraulic lift operated parking garage located on East Bay Avenue; • A significant parking deficiency exists for all Balboa activities — the beach, boating and commercial businesses. The cruising and parking -deficiency issues were identified as being particularly problematic, and were cited as a major cause for the decline in commercial activity in the area in recent years. Business representatives indicate that a signifi- cant increase in "cruising" started in 1987. The major objectives for circulation and parking are: • To provide alternatives for solving current traffic congestion and parking problems; • To provide a circulation and parking system that would enhance the commercial, residen- tial and recreational use -of Balboa; • To provide a transportation system compati- ble with and supportive of the proposed land use concepts. GENERAL APPROACH The Balboa peninsula is unique. It is a fully developed three mile long, narrow spit of land with no room for new roads as a means of im- proving traffic circulation. Similarly, adding parking facilities for the entire identified deficit of some 2,000 parking spaces in Central Balboa would be virtually impossible without major changes to the existing scale and character and land uses. The general approach, therefore, was to work as much as possible with the exist- ing infrastructure, and use management prac- tices to control both vehicle and pedestrian flows. Another option identified was to provide supplemental means of access without bringing more cars, such as off -site parking connected to Central Balboa via a shuttle bus service. 11 CIRCULATION IMPROVEMENTS The following sections present recommendations to improve both pedestrian and vehicular circu- lation. PEDESTRIAN CIRCULATION (Figure 5.) Central Balboa should be made much more "pedestrian friendly". This can be done by im- proving the facilities and increasing the attrae. tivenness of the Bay and seaside boardwalks, and by changing Main Street into a primarily pedes- trian route from the Balboa Pavilion to the Bal- boa Pier. In order to provide service and emer- gency vehicle access, as well as limited commer- cial access to facilities along Main, provisions would still be included for vehicles, perhaps limited to one lane. This was done to increase the pedestrian friendliness of Main Street with- out jeopardizing its commercial viability. Other major improvements include extending the grid pattern from bay to beach, with defined walkways on Palm and Wasbington. This will tie the bay and beach together and allow the pedestrian easy access to all attractions. In addition, a_meandering walkway/bikeway is suggested along the beach edge of the main parking lot. This will soften the straight edge and proved an alternative route through the heart of the village, where most congestion ex- ists today. r- VFT 11 11 1 Blears 5 , I n 1 1 t 1 VEHICLE CIRCULATION (Figure 6.) There are a variety of different types of vehicle traffic in the area, including beach goers, tour- ists headed for the commercial area, residential traffic, other commercial users and ferry traffic. To help manage traffic and minimize conges- tion, it is recommended that the different types of traffic be separated and routed to their re- spective destinations, with on -street signing used to aid motorists. This can be done through the provision of two major circulation loops on either side of Balboa Boulevard as shown in Fi- gure 6, Vehicular Circulation. The first loop is for beach, pier and long-term parking. Traffic is routed south on Palm and either directly into the parking lot or back out on to Washington. This is similar to the current practice, except that exiting traffic is currently routed on Main Street and conflicts heavily with the pedestrian movements in that area. The peak characteris- tics of the parking lot exit (the majority of the beach goers typically leave at the same time, around 3:00) dictated that at least two exit lanes be provided. It is also necessary to pro- vide facilities for OCTD and other buses to en- ter and exit the parking lot. Although ingress on Palm was judged not to be a problem, the narrow lane width on Washington would make it difficult to handle both the buses and high volumes of exiting traffic. Therefore Washing- ton between the beach and Balboa Boulevard should be widened to two full traffic lanes (with no parking) and remain one way. A new signal at the intersection of Washington and Balboa Boulevard would be necessary to accommodate exiting traffic along this route Synchronized signals along Balboa should also be considered. Because the majority of the traf- fic is being routed off of Main, it should be pos- sible to change the signal splits such that the UST DAY AVC. 1V11tD AVC 001 0 v,p AUL 90� rq SOff DO, VEHICULAR CIRCULATION a, a �11IllpJJ1! r of VEHICULAR CIRCULATION PRIMARILY LOCAURESIDCM/AL ® PRIMARILYVISITOR TRANSIT FERRY WAITINO ® VISITOR TURN -AROUND SERVICE Figure 6 1 13 majority of the green time would be given to east bound and west bound Balboa and an all pedestrian phase. For vehicle traffic, Main Street would be considered a minor side street and could be accommodated with either a very short green phase, or by making the intersec- tion semi -actuated. For the latter option, care would have to be taken to ensure that the stop line detector was not located in the immediate vicinity of service truck loading/unloading ar- eas. One of the key advantages of the new parking lot circulation option is that it effectively sepa- rates the major vehicle movements from the major pedestrian movements along Main Street. It also provides a turnaround for nonresidential traffic before they enter the residential area to the east of the commercial zone. Earlier options explored by the City for providing a turnaround focused on the area to the east of Main Street near the A and B Street parking lot. This op- tion proved to be unpopular with the residents of the area and could also adversely impact the operation of the Main Street/Balboa Boulevard intersection. The new parking lot circulation pattern should also accommodate bus stop and passenger drop-off points. These should be located at the foot of Balboa Pier and at the Adams Street end of the lot. The other major loop is to the north of Balboa Boulevard and utilizes Washington, Bay and Palm as a one way counterclockwise circulator. This provides an effective turn -around in a loca- tion where pedestrian conflicts can be mini- mized. To accommodate expected traffic volumes, two through lanes are provided in the circulator, with a third lane along Washington and Bay that can be used for either parking or, during peak periods, for ferry storage. This eliminates the need to store ferry destined vehicles on Balboa Boulevard. Traffic signal timings at both Balboa/Palm and Balboa/Washington will need to be adjusted to accommodate the revised traf- fic flows. To help stop vehicle incursion into residential areas, and to increase utilization of the north circulator loop, east bound Balboa Boulevard should be narrowed from two lanes to one east of Washington through the provision of a land- scaped median island. Appropriate signing would be provided to indicate that the through movement is for residential/service vehicles only, and that all other traffic should turn left onto Washington. Both of the east bound lanes at Washington would be allowed to turn left. West -bound traffic would have two lanes as currently exist. These changes east of Washing. ton have the added benefit of being able to in- crease on -street parking on Balboa Boulevard by changing parallel stalls to diagonal ones. PEAK PERIOD TRAFFIC MANAGEMENT The majority of the traffic problems occur dur- ingthe summer months, weekends, and other peak periods including late Friday and Satur- day nights. Specific conceptual proposals to mitigate this congestion include: • Implementing the proposed circulation im- provements described above; • Coordinating the signals at Balboa/Palm and Balboa/Main, along with the proposed one at Washington/Balboa and implementing alter- native timing plans for different peak periods; • Use of parking restrictions to allow use of parking lanes on key routes as travel lanes during peak periods; • Implementation of turning movement restric- tions on a time of day basis where appropri- ate; • Continuation of the City of Newport Beach's Police Department cruising control check point at 15th Street. 14 11 11 C 11 11 11 1 1 1 1 Il Parking in the Balboa area is a significant prob- lem for merchants, residents, and visitors. The merchants expressed concern that there was insufficient parking to service their shops, and that what parking is available is often occupied by long-term beach goers or users of the tour boats. Residents complain that they were often unable to find parking spots near the local shops and were thus forced to go elsewhere for goods and services. Data obtained from the City of Newport Beach identifies a parking deficiency of approximately 2,000 spaces based on code requirements. How- ever, many users of the area find alternate means of transportation to Balboa, notably bicy- cle or by parking on Balboa Island, and that the true deficiency is likely somewhat less than the stated 2,000 spaces. Providing all of the code required parking would require as a minimum doubling all of the available parking, an option which is deemed to be infeasible and undesir- able. The focus then turned to options for man- aging parking in the immediate vicinity of Cen- tral Balboa, providing some limited options for expansion, and providing alternative means of access. PARKING SUPPLY AND MANAGEMENT (Figure 7) Proposed changes to the existing main beach lot, and A and B lots include "softening" the beach edge of the lot with a meandering path, and reorganizing the parking layout to make it more efficient. Although no detailed count of available parking spaces was performed for the new configuration, it is estimated that efficient restriping could yield approximately 750 to 800 spaces, up from the current 676. Given the geographic location of the A and B lots east of Main Street, these would be allocated for resi- dential permit parking only. The bottom sec- tion of the A lot reaching to the pier would be eliminated and replaced with green space, and a potential site for a beach activity center serv- ing the junior life guard program, special events, and other community needs. On -street parking can also be better organized to serve short-term parking needs. The most visible change is the addition of diagonal park- ing east of Washington, in the west bound di- rection of Balboa Boulevard. This parking is primarily intended for use by residents wishing to access the services and shops in Balboa. Diagonal parking was considered for the south side of Balboa Boulevard; however, having this type of parking in both directions could be ex- cessively disruptive to traffic flow and would likely generate additional congestion problems. The west bound diagonal parking could be pro- vided as long as two through lanes are provided and the circulation patterns are changed to discourage nonresidential traffic from entering and exiting the area east of Washington. Diag- onal parking could also be added on East Bal- boa between "A" and "B" Streets, on the east- bound side only. This parking would primarily serve area residents. Other short-term parking options include exist- ing surface lots north of Balboa Boulevard be- tween Palm and Main. These could be rede- signed and made more efficient, and if East Bay Avenue is closed between Washington and Main, it could be incorporated into the existing surface lot. To improve parking availability for customers of local resident serving businesses, resident permits for short-term parking also should be considered. The land use options for Central Balboa could increase both residential and commercial space. Anywhere between 75,000 and 225,000 square feet of additional retail and commercial space could be added, along with up to 90 residential units. Management of existing parking spaces would be insufficient to,accommodate demands created by this new development. Therefore, the feasibility of constructing a new, four story parking structure bounded by Palm -Balboa - Adams should be explored. The existing private structure at Bay and Palm could be intercon- nected with the new structure in order to im- prove the efficiency of its operation. Imple- menting this option would add approximately 400 to 500 spaces in the area. This concept requires East Bay Avenue to be closed between Adams and Palm. Existing businesses and possibly residences on this block could be incor- porated into a revitalization plan. Both Balboa and Palm should retain retail frontage, with the parking structure behind. One of the concerns raised during the design workshop was that there is too much long-term parking in the area, and that it is often occu- pied on an all day basis thus preventing other, short-term users from utilizing it. The best option for addressing this issue would be to change the distribution of short, medium and long-term parking spaces in the area. There is a strong correlation between the amount of time people plan to stay at an activity and how far they are prepared to walk to get there. Since l_I 15 users of the commercial area typically are in- volved in short-term activities, it is recommend- ed that parking in the areas bounded by Ad- ams, Balboa and Main all be less than two hours with parking spaces intheimmediate vicinity of businesses being restricted to half an hour or less. Within the beach lot, it is recom- mended that it be reconfigured to provide ap- proximately 60% long-term parking and 40% short-term (under two hours) parking. This is in -line with the estimated current utilization of this lot. Variable pricing within the beach lot so that long-term users would pay a significant premi- um is another option to consider. Although this can be done with the current parking system, it is expected to raise concern from tour boat oper- ators and fisherman who regularly use the long- term facility. The outcome of variable pricing might make off -site parking and shuttle bus options more desirable, because they would cost less than all -day parking. f" i pi �� .'I. rY'4 , W FISH" 7 1 11 16 11 ALTERNATIVE TRANSPORTATION (Fig- ure 8) The option of providing off -site parking and alternative access (shuttle bus) should be con- sidered. To make this a viable alternative, it should be provided during the peak holiday months and should be coordinated with specific commercial services, such as the fishing char- ters and the Catalina Flier. To further increase the attractiveness of an off -site shuttle service, it is suggested that an open air tram rather than conventional bus be used (similar to the Laguna Beach system), and that it have addi- tional stops to distribute beach goers at various locations. It is also suggested that the tram system could be used to link the various villages within Newport Beach thus further enhancing its utility. ' While the City could operate such a tram ser- vice, it could not directly secure UMTA funding. If the Orange County Transportation District ' were to operate the service, however, they could conceivably obtain UMTA funding assistance. The other option would be to have the tram paid for by privatelcommercial sources or ' through developer fees. Figure 8 shows poten- tial tram routes and off -site parking areas. ' Consideration should also be given to providing a water taxi service. Although no specific rec- ommendations are made herein, the water taxi ' service could provide another option for access to Central Balboa without making traffic con- gestion and parking deficiencies worse. Similar options for providing enhanced bicycle access ' should also be part of circulation plans, such as the beach -front pathway along the edge of the main beach lot. THE CITY HALL ORANGEIXNNTY ' FAIRGROUND5 NEWPORT PIER/MCFADDEN 50 ALTERNATIVE TRANSPORTATION OFF -SITE TRANSIT AND REMOTE PARKING FACILITIES AU REMOTE PAR IW, 0 =0 0 o VILLAGE LINKAGE TRAM ao o a a o a a c BOAT d BEACH USER SHUTTLE NEWPORT FA5110N ISLAND DEL MAR Figure 8 17 The circulation and parking concepts explore a wide variety of options to improve traffic circa lation and reduce congestion and parking prob- lems. The major recommendations include- • Separation of traffic flows and providing two new circulator loops for nonresidential traffic by using Palm, Washington and Bay; • Minimizing visitor traffic east of Washington through improved routes into parking and tarn -around loops, and through improved signage. Public access to establishments on or east of Main, as well as to areas such as the Wedge and peninsula beaches must be maintained; • Redistribution of parking in Central Balboa by concentrating short term parking near the commercial activities and long -tern parking near the beach, • Providing a new multi -level parking structure bounded by Palm, Balboa and Adams to ac- commodate parking demands generated by additional development and revitalization; • Moving ferry storage from Balboa Boulevard r to Bay Street; • Providing alternative meansoftransportation from off -site parking lots to Balboa, and un- dertaking steps to make them not only feasi- ble but an attractive option for users of the area. These recommendations are by no means com- prehensive and should he studied in detail be- fore being implemented. In particular, the pro- posed circulation changes and effective install- ing of a new signal at Washington and Balboa should be carefully assessed to determine im- pacts and benefits. Similarly, it is suggested that a detailed parking study be undertaken to develop a true picture of the demand /supply relationship as well as examine the feasibility for providing a multi -story parking structure on the recommended site. an'- p 1 19 1 1 u W a a U F- W LU cc 93 Z Q W a Q U CO a Z a J L I 11 L7 I1 [1 P LANDSCAPE CONCEPT PLAN The overall landscape concept for Central Bal- boa is to: • Give a unique identity to the area. • Help resolve traffic problems by creating strong street identities, and by helping to fun- nel traffic. • Enrich the pedestrian environment and estab- lish distinct internal connections. • Help promote tourism to the area by creating a pleasing visual atmosphere. In order to accomplish these objectives, the overall landscape master plan is built on a number of major elements, as illustrated in Figure 9, Landscape Concept Plan, and as de- scribed below. Major Auto Spine - The primary east -west automobile spine will be along Balboa Boule- vard. A gateway treatment at Adams is cou- pled with major visual nodes at Palm, Wash- ington, and Adams. These nodes will be com- posed of special planting, enriched paving, and designated street trees in sidewalk tree grates along Balboa Boulevard that will cu- mulatively lend uniqueness and unity to this stretch of Balboa Boulevard. Major Pedestrian Spine - The major pedestri- an link takes advantage of the existing popu- lar bayside waterfront between the Fun Zone and the Pavilion, and, then extends along Main Street to cross Balboa Boulevard and ultimately connect with the Balboa Pier after passing through the existing beach park. LANDSCAPE AND STREETSCAPE Highlights along this spine are the ferry land- ing, the Pavilion, and the pier. Secondary North -South Pedestrian Access- es - The pedestrian experience along all the north -south streets will be enhanced by tree plantings to provide an enticing and shaded environment for pedestrians. Public Beach Fronting the Pacific Ocean - A fully improved bike route has been desig- nated to establish a well defined edge along the Central Balboa beach. Existing beach parking will be reorganized for easy access and for taking maximum advantage of the ocean view. Street trees along secondary pedestrian access streets will be extended into the parking lot. An aquatic park has been proposed for this area as well. 1 19 Main Street should become Central Balboa's pedestrian focus, de-emphasizing the vehicular and encouraging the existing pedestrian scale. Main Street might mimic other successful Southern California urban streetscapes such as Fourth Street Promenade (Santa Monica), and State Street (Santa Barbara). These example projects have shown that, when pedestrian - friendly streetscape environments are intro- duced, commerce thrives. Promenades have encouraged year round activi- ty so that seasonal'tourism based businesses are able to shift their product to better serve the surrounding community. Year-round out- door events and festivals along the Main Street Promenade will draw the community and tour- ists to revitalize Balboa; the following activities are suggested as a menu to strengthen Main Street • Concerts in the gazebo • Farmers Market on a given weekday evening • Art festivals which will also encourage art galleries • Theater and film festivals (i.e., Bogart Festi- val) ��' I nRrtras CUW3EM4Y VAC DAY SrFfEr XRefF1 UAY STREEF OUlDOORAWE DISPIA MAIN STREET RROMENADE SHOPS SHOPS Troruvzwe PAVILLION ENVRVCEpr"'' FOR PEDESTRIAN LNARALTER TERAVM FW. G. FO MN UV UWCR UPNDIND OY URn/VI FADWC DWD Figure 10 L 21 I'll F41 1 5 IN Yl iS ' Encouraging pedestrian use along the Main Street Promenade will be the economic key for revitalization. The walking visitor must feel comfortable and be allowed to dominate the street space. To accomplish this objective, the street should be narrowed to 15 feet, thus en- larging the curb to building space for outdoor use. Restaurants and retailers should be leased sidewalk space to encourage outdoor eating, and Top/ER to help finance the improvements. c — Enhancement of Main Street should include the following: • Interlocking pavers along pedestrian side- walk; • Sawcut brick bands in concrete 10x10 grid as shown on the sketch plan; • Tivoli lights intertwined in to existing ficus trees; • Planter pockets to screen parking and bare walls; • Site furnishings (e.g., bollards, benches and banners). CauWx wx IRDOY. )AMnWM nA" 0W 1 TO MTCH IK W PpR LN~ wATCW*WT•MCONFWX %M nwp2A0YTOArWMff R" AMWW WAL b4WAS&W. 1 T ME~AW MfCxK TAMY WM ASA W-V-4K CUIV SCATraroe MAIN STREET PROMENADE ?&VU MAUAsm=KW afvwCDvwvw'aD. WrCftocrj O FAVCMOOATA MACRTCOgM AOD6 DOWOWAYLWATON 10AU.0WFW ACW VtM RACCA INr Fisaes 11 FUN ZONE WATERFRONT The waterfront shall become the bottom side of the "L" creating a pedestrian link between the ferry (Balboa Island) and the pier. The existing waterfront adjacent to The Newport Landing shall serve as the model for this enhancement. The environmental designer used outdoor seat- ing, lightpoles with hanging baskets, and an urban brick grid to create a vivid character. The waterfront adjacent to the fun zone (recently redeveloped) utilizes similar material'and site furnishings, but should receive the -following upgrades to continue the model waterfront character. • Sawcut brick bands into existing concrete to niatch grid; • Strengthen vertical element with more palms; • Site benches to form conversation pits as shown on plan, • Continue light pole theme with baskets and banneis; • Breakup linear brick wall with tables and vegetation. FERRY LANDING r� FUN ZONE WATERFRONT CONVERSATION ?IT DOUBLE DENEHES Figure 12 23 PAVILION WATERFRONT The waterfront from the Fun Zone to the Pavil- ion lacks the enhancement of Newport Landing. The problems are numerous: no view to -the bay, smells of refuse, paving is broken and inconsis- tent, sparse of vegetation, and at night the area is dark and unsafe. The following suggestions -are necessary to es- tablishthe "U'. • Relocate free standing stalls into eidsting buildings, and turn the cruise office into a ki- osk. • Remove paving and replace with proposed grid. • Refinish eidsting railing to match adjacent waterfront. • Continue palms, benches, lightpoles and ban- ners. • Provide for views to the vessels and bay. WOHTSWMARDS WRHHANGNGDASKETS TO MATCH NE W PDRT LAhVA* �GQN/JERSAT1014DOUDLE•'' flIIA ARCADE Pores AWAM RMDrA=FMZONE EANDVISNAEK SHW FAVILLION WATERFRONT INLRFASE PLACEMENT 0r PALMS ON T MANOWAR OPM TSQPLANTER TOMATH EKISTWO THE PAVILION SHOPS Figure 13 T k PEDESTRIAN PATHS Throughout Balboa there exists an intertwining ' network of pedestrian paths; all of which have their own individual function. The streetscape should not only respect these existing paths, but should strengthen their individual charac- ter. The following are recommendations for the secondary paths: ' Washington is proposed to become part of the primary vehicular loop, which will de-emphasize the pedestrian element. To off set the vehicular ' traffic, small closely spaced street trees should be introduced to secure a comfortable scale for pedestrians and screen the continuous blank wall along Washington. t I H Palm should become the primary north -south vehicular spine linking the ferry crossing to beach parking. Visually, the streetscape should emphasize the connection between the bay and beach. Being consistent with the street name and the existing fan palms lining both ends of the street; fan palms should be inifilled to create the vertical spine. Banners could be hung hori- zontally from the taller specimens for color and character. Palm Avenue also accommodates a high volume of bike traffic. Therefore, circula- tion improvements need to address bicyclists in addition to walkers and cars. I� Because the Adams and Balboa intersection is p E DE STR IA N F AT H S the gateway; Adams should become the project boundary providing a visual edge to Central Balboa. Adams and Washington are both north -south avenues and share the same pedes- trian and vehicular traffic. Figure 14 25 BALBOA BOULEVARD AT GATE- WAY The majority of automobiles and pedestrian from Newport Beach, Costa Mesa and surround- ing areas enter Balboa via two points; one is the Ferry Landing at Newport Bay, and the other is Balboa Boulevard at Adams. Therefore, two entry points have been identified as gateways into Central Balboa. Since Balboa Boulevard serves as the major auto access for east -west traffic, it is logical to establish a gateway at Balboa and Adams to identify and to strengthen the image of Central Balboa. A structure, representing the symbol of a gate, spans the width of Balboa Boulevard. It should be made of contemporary material, with playful, fun and whimsical character. It should also be visible night and day from both directions of traffic. This gateway structure should be dupli- cated at the Ferry Landing. rigure ka 90 BALBOA BOULEVARD FROM ADAMS TO PALM • No parallel parking on either side of the street. • Sidewalks widened from existing 6 feet to 13 feet. • Existing 4 lanes of traffic should remain. • Canary Island Palm alternating with an ever- green/flowering canopy tree is the theme for these four blocks of Balboa Boulevard. The palm tree is to form a link to all the existing palm trees in this area and the canopy tree is to bring the human scale back. • Enriched paving should be used at all four intersections along Balboa Boulevard. Use similar grid pattern as being used in Main Street pedestrian mall area to give unity. • Promote the use of festive banners. Suspend these banners by steel wires which are fas- tened to street light poles. A series of these banners will help to define and overhead space. &MCH PAWNr ArINrOdE TM5 a BAL1130A AVE. FROM ADAMS TO PALM Figure 16 27 I • Preserve some of the existing parallel parking and establish some angle parking as shown in Figure 17_ • Reduce the existing four lanes of traffic to three lanes, plus a median island for plant- ing. The changes in parking arrangements and the reduction of traffic lane signal the end of the CentralBalboa and the beginning ing of the residential neighborhood. • Canary Island Palm and an evergreen or flowering canopy tree continue on both sides of the street as well as in the median. BAY STREET ALLEY The opportunity exists to turn this underused space into an outdoor sidewalk cafe area. It is strategically located, accessible from the Water- front and Bay Street. Opportunities such as this probably exist in other locations throughout Central Balboa, and should be utilized. Sugges- tions: • Match existing planting area and locate it near Bay Street to define this space • Relocate existing bike racks • Plan Queen Palms on both sidewalks or plant them in decorative planter boxes and line them up as shown in Figure 18. • Redo paving to match the Waterfront paving • Install ice cream parlor tables, chairs and/or umbrellas ZR.duN+.mrbg/xl.vzron...lwtrdncp4.um.dm h-p/.exg TM rMgnx V) peR,gefognn.nn.ndtM brarxn./rM/a kn. fx�tM addrM DaMw Ladvg ad 3 rM bgMdng o/}M r.gd�nNn.g Snlmd PM mns+.mx-E.r.ylsl.dPamrdm.h•9•^`f�°"+"'9 m'Tl m+i.smberh ,rd.r a(.rn.f m R n fM in.dh 113AL130A AVE. FROM WASHING -TON TO MAIN WATERFRONT E =Nr PLANnAOARCA PROPOSED AEW o1EEA PALMS OADOTH SIDES OFSIDHWALKS ETWERIN PLAMRS OR QN OWE PROPOSED AEW PLANTER TO COMPLIMEATEXISnAO WC DOTHPLANTERSHELPTPREIAFORLETHEIMAGE Or APLAEE 13AY STREET --.1) /-13AY STREET ALLEY Figure 17 18 1 11 PE 1-I 1 III [1 1 1 1 1 Palm 1 J The architectural character of Balboa is eclectic. Its roots were established through the develop- ment of period pieces, built in response to the beach environment, the creative spirit of the architects and developers who made the im- provements, and the needs of local residents and visitors to Balboa. There stands a strong foundation of architectural expression in Balboa that welcomes enhancement, revitalization and further implementation. The work of sensitive architects who will respond to the unique place that Balboa has become is not yet complete; there are opportunities for rejuvenation of exist- ing structures, for infill on small lots where holes are still found in the existing fabric, for additional architectural elements within the residential and commercial areas, and for re- sponsive development along new guidelines . which will knit the pieces of the community into a strong, accessible, carefully crafted urban village between the beach and bay. The primary issues identified by the architec- ture team include clarifying the existing phys- ical structure of Balboa which could be imple- mented, modified and enhanced, as well as clar- ifying the inherent natural qualities of Balboa which could be amplified through future growth and change. The clues to both of these issues were found within a series of architectural building blocks or urban concepts which are apparent in the Balboa context. Procession as a concept is the cornerstone of the Balboa experience. Two processional axes con- verge at the landmark Pavilion creating major pedestrian edges or boulevards: The first axis begins at the end of the pier, marches past the ARCHITECTURE park, the hotel and the boardwalk, then contin- ues down Main Street to the prominent urban destination, the Pavilion. The second axis be- gins at the Ferry Landing, proceeds along the pedestrian edge between the land related fun zone activities and waterfront boating, docking and excursion activities along Balboa Bay. Although the urban concept is similar along both axes, the experience is different; uniquely Balboa. The architectural elements along these processional axes provide variety and identity, reinforcing the magnetism of the urban setting. Urban magnetism has become the result of Balboa s development standards over time. With the unique Balboa Pavilion design as a model and a pacesetter, an image was estab- lished that subsequent local building responded to. Construction of the hotel followed a differ- ent architectural character while maintaining the same high standards of design and execu- tion. Main Street construction maintains stan- dards of architectural quality and variety which reinforce the magnetism of the place, greatly assisted by the mature street trees, which make an enormous contribution to pedestrian scale and comfort. Scale, variety and texture highlight the arebi- tectural experience of Balboa today, challenging current owners and future developers to main- tain the traditions established over time. Wells Fargo Bank, a fairly recent addition to the Bal- boa Boulevard setting, stands as an example of appropriate architectural scale for its corner location in the overall fabric. Balboa Boulevard commercial structures are examples of such architectural variety, and offer potential urban infill challenges to maintaining and continuing the Balboa tradition into the future. Urban texture has developed in Balboa as a result of the scale of individual land holdings with their resulting development, the variety of uses com- bined in a compact urban setting with their own individual identity and the larger pieces that have stood out and taken their place as Orange County landmarks. The unique texture is the identifying difference that Balboa holds as its own, which wants to be preserved, protected and enhanced with future developments. Urban patterns which developed in accord with traditions of circulation, access and destination have crystallized into an urban form that is segmented in layers or stratified along the pen- insula between the ocean and the bay. The architecture of Balboa responds to the existing patterns by supporting current stratification. This study calls for a shift from tradition with an overlay of axes that cross Balboa Boulevard at each intersection and provide for a physical urban interlock between the beach and the bay. This proposal requires a reciprocal shift in the influence that existing and future architectural elements within the district will project. Specif- ically, the buildings and uses along the cross axes at Adams, Palm, Washington and Main will provide primary linkages; both as destina- tions and processional elements connecting pe- destrians to ocean side parking and bay side commercial activities. These architectural cor- nerstones will enhance the Gateways to Balboa at Adams, the ferry landing on Palm, and at the east end of the village. 29 4 A Street I I Adams U �1 II U II 1 Li 1 U I 1 1 1 The preceding chapters represent an "end state," or a picture of what Balboa could be. To make this future happen, however, a great many.public and private actions are needed, and a plan of action is required. This chapter briefly outlines a recommended phasing pro- gram for the Central Balboa plan, and a num- ber of discreet actions that should be taken in the near future. PHASING - Plans such as the Central Balboa plan cannot be implemented all at once. Rath- er, a number of short term, mid -range, and long term steps should be taken. The short-term steps can be implemented within a year or two with modest capital expenditures. Mid-term and long-term phasing will require considerably more lead time and greater capital expendi- tures. To this extent, the overall aim of the phasing plan is to start with easily achieved ac- tions undertaken to have immediate effects leading to the implementation of the Central Balboa plan. PHASE I - This phase could occur over the next one to two year period, and will involve mainly relatively easy steps with significant immediate impacts. One major outcome of this phase should be to build momentum under plan implementation both at City Hall and in the community as a whole. Discrete Phase I actions include: IMPLEMENTATION Reroute Traffic - These actions involve pri- marily the installation of appropriate street signs, and restriping throughout the affected area between Palm and Main. Traffic is recom- mended for rerouting as described in the Chap- ter II, Traffic and Circulation. Parking Management - The revised parking management programs should be refined within the first year and implemented within the sec- ond year. As with the traffic routing programs, the parking management programs involve primarily restriping and signage, rather than the construction of new facilities. Minor Streetscape Improvements - A pack- age of integrating streetscape improvements should be selected during the first year and implemented during the second. These pro- grams could include Tivoli lighting in the trees along Main Street, banners along Balboa Boule- vard, and other minor sidewalk -oriented streetscape improvements. Institute Central Balboa Coordinator and Festival Program - The City should appoint an individual with significant economic develop- ment experience in coastal communities to pro- vide overall coordination and liaison between the City and Central Balboa residents and busi- ness operators. This individual would work closely with all local business and resident orga- nizations, and would be deeply involved in re- cruiting new enterprises and retaining existing businesses. The coordinator also could serve as a leasing agent funded partly by local property owners, and partly by the City. Another of the coordinators primary duties would be to take the lead in organizing and establishing an annual Central Balboa festival. This festival should be regarded as a major marketing tool for the area, and should be de- signed to create a positive and cohesive public image. Zoning Changes - A number of changes to the City's zoning ordinance should be considered to institute the land use recommendations in the Land Use Plan. These changes can be made as part of the Central Balboa Area Specific Plan program, or as a separate package of changes. PHASE II - Programs and improvements that will take three to five years to implement are emphasized in this phase. Phase II programs will generally take longer to implement due to funding requirements, or to the lead time re- quired to organize and establish various pro- grams. Parking Shuttle Program - The long-term parking shuttle program should be implemented during this period. Planning for the program and establishing initial funding should begin within the next two years, while actual imple- mentation should be phased throughout the 3 to 5 year mid-term period. 1 33 MWor Streetscape Elements - Mrijor en- hancements to Central Balboa's streetscape would take place during this period, including the planting of major tree elements, the con- struction of an entry arch on Balboa Boulevard and at the ferry landing, improvements to the beach parking lot, and other major elements. These improvements should start during the mid-term, but will likely take at least 5 years to complete. At the same time, the City may wish to evaluate the establishment of a landscape maintenance assessment districtforthe entire peninsula to help finance these improvements. PHASE III - This phase incorporates long- range programs aimed at encouraging lot com- binations in the commercial districts, and the construction of apartment structures and a new parking structure west of Palm Street. These major program elements will take the longest to implement because of the expense involved, and the relatively long period of time it will take to fast build community support for the program, and then to arrange financing. ZONING CHANGES - Changes to the zoning ordinance could reduce or eliminate a number of land use problems currently being experi- enced in Central Balboa Recommended zoning ordinance changes include modifications to the floor area ratio standards, changes to the man- ner in which permitted residential densities are calculated, and changes in the manner in which parking space requirements are calculated. Floor/Area Ratio (FAR) - The permitted base ratio of floor area to lot are (FAR) should be increased from the present 0.50.1 to 1.00:1 in commercial areas only. The 1.1 FAR would result in commercial development intensities much like those along Main Street. At present, the overall FAR for Central Balboa approaches 0.5.1, and existing zoning standards would al- low approximately 74,000 additional square feet of commercial construction. Increasing the al- lowable FAR to 1:1 would increase future devel- opment potential by about 225,000 square feet. Most increased development intensities would be along Balboa Boulevard west of Washington. Residential Densities - Achieving a well de- signed mine of residential and commercial devel- opment in Central Balboa has been difficult at best, due in large part to an imbalance between prevailing lot sizes and on -site parking require- ments. Current zoning permits second story residences in the Retail and Service Commercial (RSC) district that makes up the majority of Central Balboa. Modifications to residential densities would be to reduce the currently per- mitted 2,375 square feet of lot area per unit to 1,210 square feet of lot area per unit. This would allow two units on the typical commercial lot in Central Balboa However, in order to provide enough lot area to accommodate park- ing, the minimum development parcel size should be 5,000 square feet, or two typical lots combined at least for planning and development purposes. If all parcels that have been identi- fied for future development were to be com- bined, then the increased residential densities would result in 93 new dwelling units. Most new residential construction would occur west Of Palm. Parking Standards - Present zoning provi- sions require that parking be provided on a use - by -use basis, or that exceptions be approved on a use -by -use basis. Little provisionis made for shared or joint use parting, in which more than one use share the same space due to the likeli- hood that the same customer will use both uses in the same trip. For instance, a beach goer will use the beach, plus a restaurant and a tee shirt shop. So one parking space serves all three users. Parking requirements for the en- tire Central Balboa area could be calculated as a whole based on a reasonably expected mix of uses. Individual businesses or other uses would not have to provide discrete parking spaces in most cases, but would be required to buy into or underwrite the provision of overall parking. Parking for Central Balboa would be managed much as is parking for large regional shopping centers, with enough provided for all but the busiest day, but all sharing in common facili- ties. 34 I 11 t 7 '-1 Orange County Chapter, American Institute of Architects, Region- allUrban Design Assistance Team (R/UDAT) Ronald L. Baers, Chairman Alistair Bailhe Bob Dannenbrink Loren Della Marna Elaine Dunn Ernie Glover Richard Gollis Frank Hotchkiss Rob Ming Paul Lavallee Mark Murphy Ron Nestor Neil Reynolds Alan Rubin Michael Schrock Kimberly Skoff Ernest Stuart Shabnam Vakili Lena Vasquez Rene Wong Paul Z4en LIST OF PARTICIPANTS City of Newport Beach John Hedges, City Council Member Jan Debay, City Council Member Anne Gifford, Planning Commissioner Kevin Murphy, City Manager James Hewicker, Planning Director Patty Temple, Advance Planning Manager Patrick Alford, Senior Planner Scot Ferris, Associate Planner Christy Teague, Associate Planner Rich Edmonston, Traffic Engineer Lt. Tim Newman, Newport Beach Police Dept. Ray Garver, Marine Safety Lieutenant Business and Resident Representa- tives Balboa Improvement Association Doug Cavanaugh, Ruby's Restaurant Phil Tozer, Balboa Pavilion Company Balboa Peninsula Point Association Doug Boyd Don Elder W. Chan Lefebre Central Newport Community Association Fred Thompson Economic Analysis Angelo LaBausas, U.C.I. 1 35