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HomeMy WebLinkAboutGENERAL PLAN LAND USE_1993i a Residential Single Family Detached GENERAL PLAN LAND USE ® Single Family Attached Newport Beach Two —Family Residential California 4 Multi —Family Residential Mixed Single Family Attached & Recreational Marine Commercial Mixed Multi —Family Residential & Administrative, Professional __ ,� &Financial Commercial � J/ UPPER Industrial General Industry Commercial �I III i r Administrative, Professional & Financial Commercial Retail & Service Commercial �G y =7 Retail &Service Commercial or Administrative, Professional nancial Commercial Financial c © Governmental, Educational Institutional Facilities all `' t Recreational Marine Commercial Mixed Recreational Marine Commercial & c✓/ U;� �� :,..0Q - •'� 1E you,,. Multi —Family Residential Mixed Retail &Service Commercial & Industrial Mixed Administrative, Professional Financial Commercial & Industrial Open Space 77 is Recreational & may,, Environmental Open Space Water City Boundary4. Adopted by Newport Beach City Council October 24, 1988 P A C! F! C O C CA N Ica„ i \/ O Resolution No. 88-100 Approved General Plan Amendments Incorporated through February 1, 1993 N O R T H e w Ennr i s .� New part Infar Lion Syatem POaan ce ,unn,n9 Fe brvory 199] V TABLE OF CONTENTS /. 1n&WUCWn 1. R/UDAT Scheduler Bid' cNao' $�P 2. Project Statement and Proposed Policies --09, nee' ne' P".�l 3. List of Available Materials<- t1 -1- 1- 4. Regional Location Map<�Oic 5. Local Vicinity Map60K 11. Land Use and Zoning 1. General Plan Excerpts ,<— GK NF' 2. Zoning Code Excerpts mat IV r a. R-2 District b. MFR District C. Commercial District Regulations d. GEIF District 3. Draft Central Balboa Specific Area Plante OK 'V'' 4. Draft Central Balboa Conceptual Public Improvement Plan Ok N.F> 5. City-wide General Plan Land Use Map &*-- COL-6 K 6. Central Balboa Specific Area Plan Existing Land Use Map�6 7. Central Balboa Specific Area Plan General Plan Land Use Map.,dLU/Z 8. Central Balboa area Zoning District Map <— 0: Np /it. Development Pattems✓/ncenfive Proposals 1. List of Central Balboa Specific Area Plan commercial properties with land 15-'NP use data (lot area, commercial floor area, existing dwelling units) Central Balboa i ce 2. Project Profile: Edgewater Place 3. Project Profile: Balalis Project 4. Project Profile: Lanco Building 5. Current Commercial Standards (Diagram)? 6. Floor Area Ratio and Parking (Diagram) 7. Central Balboa Potential Development Strategies 8. Central Balboa Potential Development Standards and Incentives 9. Single Lot Development Under Existing and Proposed Development Standards (Diagram) 10. Building Footprints (Map) 11. Building Heights (Map) 12. Mature Trees (Map) 1V. DemogniphksJEconomks 1. 1990/1980 Census Neighborhood Statistics A 2. List of Central Balboa Specific Area Plan Businesses with SIC codes 3. Taxable Sales Revenue: Central Balboa/Balboa Island 1991-92 (Table) 4. Taxable Sales Revenue: Central Balboa/Balboa Island 1991-92 (Charts) 5. Central Balboa Daily Beach Attendance (Table) V. Cimulation and Pairing 1. Daily Traffic Volumes (Table) 2. Right of Way Widths/Lanes of Traffic (Map) 3. 15th Street Cruising Control Checkpoint (Diagram) W. • 4. Alternative Cruising Control Turnaround Study (Diagram) 0 W 5. A Street/B Street Turnaround Study (Diagram) 6. Central Balboa Parking Supply and Demand (Table) 7. Central Balboa: Percentage of Required On -site Parking (Map) 8. Central Balboa Parking: Analysis of Time Limits (Chart) 9. Central Balboa Parking: Length of Time Parked (Chart) 10. Public Parking (Map) 11. City-wide Master Plan of Streets and Highways Map W. Historic Preservation Data 1. Central Balboa Historic Resource Inventory a. Balboa Inn b. Balboa Pavilion C. Balboa Island Ferry d. Brigandi House 2. "Balboa -- The Era and The Aura" by Tom Murphine 3. Map of Historic Sites • ied CENTRAL BALBOA MDAT PRELIMINARY SCHEDULE Friday, March 26, 1993 8:00 - 8:30 am Breakfast/Welcome ■ John Hedges, City Council Member ■ Anne Gifford, Planning Commissioner ■ Kevin Murphy, City Manager 8:30 - 10:30 am Project Site Tour 10:30 - 12:00 pm Presentations by City Staff/Community Representatives ■ Land Use and Zoning: Jim Hewicker, Planning Director, Patty Temple, Advance Planning Manager, Patrick Alford, Senior Planner. „✓to ■ Circulation and Parking: Rich Edmonton, Traffic Engineer, !" t. �Jaeksoa, Tray rvices C-ommander, Ray Garver, Marine Safety - Parking Lot Supervisor. ■ Public Infrastructure: Don Webb, City Engineer, Steve Badum, Civil Engineer - Project Manager. ■ Public Services: I oTV&tlry,--Parks,-Beaehes & Rec-oration Director, Ray Garver, Marine Safety - Parking Lot Supervisor. ■ Business Environment: ???, Balboa Improvement Association. ■ Communityy Character: ???, Balboa Peninsula Point Association, ???, Central Newport Beach Community Association. 12:00 - 1:00 pm Lunch 1:00 - 5:00 pm Workshops with City staff/Community Representatives 5:00 - 6:00 pm Dinner . 6:00 - 10:00 pm Formation of General Goals 0 Saturday, March 27, 1993 8:00 - 8:30 am Breakfast 8:30 - 12:00 pm Formation of Specific Concepts 12:00 - 1:00 pm Lunch 1:00 - 5:00 pm Formation of Specific Concepts 5:00 - 6:00 pm Dinner 6:00 - 10:00 pm Preparation of Text and Graphics Sunday, March 28, 1993 8:00 - 8:30 am Breakfast 8:30 - 12:00 pm Preparation of Report 12:00 - 1:00 pm Lunch • 1:00 - 5:00 pm Preparation of Report 5:00 - 6:30 pm Presentation Preparation 6:30 - 7:00 pm Reception 7:00 - 8:00 pm Presentation Monday, April 12, 1993 7:00 pm Presentation of report to the City Council I0 • CENTRAL BALBOA R/UDAT PROJECT STATEMENT Central Balboa is a unique commercial area that has served as an ocean and bay front commercial and recreational area for over a hundred years. In addition to shops and restaurants, Central Balboa provides a small amusement park and facilities for fishing boats, harbor tours, whale watching, parasailing, and Catalina Island excursions. Its more historical points of interest include the Balboa Pavilion, built in 1905 and listed on the National Register of Historic Places; the Balboa Inn, a 1930's Spanish Colonial hotel; the Balboa Island Ferry, which has provided service continuously since 1905; and the Balboa Pier, a nine hundred (900) foot recreational pier. Despite its many assets, Central Balboa has experienced several problems in recent years. Like many small central business districts, Central Balboa has seen many of its resident -serving businesses close or relocate to suburban shopping centers. Seasonal and other tourist -oriented businesses have become dominant in the area. There are also on -going problems associated with traffic congestion and parking shortages, particularly during peak summer months. Cruising and loitering on week- end evenings has created inconveniences for residents and has hurt local businesses. These problems, along with the physical constraints of small lots and narrow streets • and alleys, have impeded efforts to revitalize the area. The City of Newport Beach is in the process of preparing a specific area plan for the Central Balboa business district. Since July 1991, a committee consisting of Central Balboa residents and business owners has been meeting to direct the drafting of the plan. The Central Balboa Specific Area Plan Committee has already done considerable work in developing a specific plan for the area. The committee has identified a number of issues and has articulated policy goals and objectives. It is hoped that a R/UDAT study can build and expand upon this work and provide a fresh perspective. The study would focus on developing strategies to improve the Central Balboa commercial district, but may expand outward to address Peninsula -wide issues relating to circulation and parking. 0 Central • SUMMARY OF ISSUES AND POLICIES TRAFFIC CONGESTION/CRUISING CONTROL Traffic congestion is a major concern to residents and business owners in Central Balboa. It is consistently identified as having a significant impact on the business environment and quality of life in the Central Balboa area. Traffic congestion is most acute on week -ends, particularly during periods of good weather. Activities generally associated with congestion include overflow from parking areas and the ferry landing, "lost drivers," and "cruising." The stacking of vehicles entering and exiting parking facilities is a major contributor to the traffic congestion problems in Central Balboa. Traffic from the Balboa Pier parking lot has created congestion at the intersections of Balboa Boulevard at Main and Palm Streets. Operations at the Edgewater Place parking structure have created congestion at the intersection of Bay Avenue and Adams Street. Similarly, operations at the Balboa Island Ferry landing has created congestion on Bay Avenue, which have occasionally spilled onto Balboa Boulevard. "Lost drivers" is seen as a contributing factor to Central Balboa's traffic congestion problems. This has been described as drivers who wander into the residential areas east of B Street. This is generally attributed to drivers missing turns into the commercial district or who are unaware that they are on a peninsula. These drivers must then make a U-turn or turn into a private driveway in order to return to the commercial district or exit the peninsula. In addition to disrupting the flow of traffic, some damage to private property has been reported. Various traffic "turn -around" improvements have been proposed to divert traffic back to the commercial district; however, these proposals have been soundly rejected by area residents. Traffic congestion generated by "cruising" in the Central Balboa area is seen as having the greatest impact to businesses and residents. This activity normally occurs on Friday and Saturday nights between 9:30 pm and 11:30 pm. To control the cruising problem, the Newport Beach Police Department sets up a check point at 15th Street to regulate the flow of traffic. However, the delays generated by the check point are seen as hurting businesses, especially restaurants. :. MEN",IJI• • Proposed Policies 1. Implement Circulation and signalization improvements recommended in Central Balboa Traffic Study (Austin Foust, 1991). ❑ New signal at Balboa and Washington ❑ Addition of leading west -bound left -turn at Palm St. ❑ Addition of leading east -bound left -turn at Main St. ❑ Coordination of signals ❑ Right-turn/storage lane for the parking structure on north side of Bay St. ❑ Restrict Main St. to buses, service vehicles and local business patrons ❑ Channel Balboa Pier parking lot outbound traffic through Washington St. 2. Coordinate with O.C.T.A. to provide "beach shuttle" bus service. 3. Reduce visual clutter by coordinating and consolidating street fixtures, signs • and graphics in order to enhance and facilitate the flow of vehicular traffic. 4. Maintain existing 15th Police check point. PARKING SHORTAGES Central Balboa is an old commercial district. Many of its buildings were constructed prior to code -required on -site parking. This has resulted in an on -site deficit of sixteen hundred (1600) parking spaces. In addition, the physical constraints limit the potential for providing new spaces on -site. The potential for underground parking is limited due to the high water table. Also, the small lots can accommodate no more than three (3) spaces or six (6) tandem spaces. In addition to the non -conforming commercial businesses, there are charter and passenger boat operations which add to the parking deficit. Under current capacity limits, these operations generate a demand for five hundred and thirty-one (531) parking spaces. Public parking is provided by ninety-two (92) on -street spaces and eight hundred and sixty-nine (869) spaces in public lots, for a total of nine hundred and sixty-one (961) • e - RIUDAT • spaces. While there is ample public parking for most of the year, the public lots will fill to capacity on week -ends during the summer months. Parking policy is one of the more contested issues in Central Balboa. Generally, businesses support providing additional parking spaces while residents oppose this. Residents are particularly adamant against paving open space to provide additional parking. Proposed Policies 1. Reconfigure Balboa Pier parking lot to provide 109 additional parking spaces. 2. Establish a system of remote parking areas and a shuttle service. 3. Expand in -lieu parking option with increased fees/potential central parking structure. 4. Allow compact spaces for surplus parking. 5. In mixed use projects, encourage smaller, studio and one -bedroom units instead of larger, multiple bedroom units shared by unrelated adults. • 6. Increase on -site parking by providing incentives to replace older, non- conforming development with new development. ❑ Slightly reduce on -site parking requirements to allow development to achieve current FAR limits. ❑ Provide FAR and residential density bonuses to encourage lot consolidation. 7. Modify development standards to allow parking over commercial structures. VISITOR-SERVING/RESIDENT-SERVING LAND USE MIX Central Balboa is seen as having an overabundance of seasonal, tourist -oriented, and what has been described as "schlock" businesses. This perception is shared by both residents and business owners. There is also a shared desire to provide a better mix of visitor -serving and resident -serving uses. The Central Balboa Specific Area Plan Committee discussed adopting ordinances that would limit visitor -serving businesses; however, it was generally agreed that it would • be difficult to restrict current market forces. Instead, the Committee concentrated on methods to make the business district more inviting and accessible to area residents. Proposed Policies 1. Provide more and convenient parking for area residents ❑ Revise time limits on certain existing metered spaces for short-term parking. ❑ Provide new public parking areas for short-term parking. ❑ Reconfigure the Balboa Pier parking lot to designate an area for long- term -visitors, an area for beach -users, and an area for short-term commercial parking. ❑ Provide an area resident parking permit. 2. Expand local customer base by increasing density in mixed -use projects. • 3. Establish a "Main Street" style program to upgrade and promote area businesses. VISUAL QUALITY/COMMUNITY CHARACTER There is general agreement on the need to upgrade the appearance of the Central Balboa commercial district. While not wishing to impose architectural controls, there is support for development standards that maintain and strengthen the general pedestrian orientation of the commercial district. Main Street is often offered as a streetscape model; however, it is recognized that there are limited opportunities to emulate this design due to the area's shallow lots and narrow sidewalks. Decorative streetscape improvements are seen as the best method of upgrading the appearance of the area. It is hoped that such improvements would reinforce the sense of "neighborhood" in the area and serve as a catalyst for storefront improvements. 0 Central • Proposed Policies 1. Maintain and strengthen the pedestrian orientation of the commercial district. ❑ Expand the pedestrian spaces with front and corner setbacks, recessed building entries or internal courtyards, patios, plazas, or malls. ❑ Locate parking to the rear or to the side of buildings, and entries on side streets and alleys. ❑ Encourage the use of non -reflective glass, affording views of merchandise and store within, on walls abutting pedestrian walkways or sidewalks. ❑ Encourage storefronts with attractive and varied window displays. ❑ Encourage awnings or other devices for weather protection, where appropriate. ❑ Discourage large blank walls and long stretches of walls without windows. • ❑ Enlarge pedestrian areas by extending sidewalks to create "bulb -outs" at selected intersections. ❑ Use decorative paving treatments, bollards, street fixtures and furniture to differentiate pedestrian areas and walkways and to add visual interest. ❑ Use street trees to provide shade, soften building forms, and to enhance the street environment. ❑ Underground all existing overhead utilities to improve the visual quality. ❑ Allow restaurants to have outdoor seating areas without providing additional parking, when the area faces and is open to a public street. ❑ Preserve and enhance Main Streets storefront character, pedestrian orientation and tree -lined canopy. ❑ Improve Palm Street to emulate Main Street's setting and provide a major pedestrian link from the Balboa Pier parking lot to the Balboa Island Ferry. ❑ Create a major pedestrian loop through the area via Palm Street, the • en - East Ocean Front boardwalk, Main Street, and the Edgewater Place • Public Walk. 2. Standards to avoid monotonous, visually unappealing structures. ❑ Vertical and horizontal articulation to break up building mass. ❑ Corner setback ❑ Recessed entries 3. Establish a "Main Street' style program and/or a storefront rehabilitation program to upgrade area businesses. IMPACTS TO RESIDENTIAL AREAS There have been ongoing complaints about activity from the commercial district intruding into the adjacent residential areas. These complaints have generally involved litter, overflow parking on residential streets, and, as indicated earlier, 'lost drivers" contributing to traffic congestion and causing damage to private property. The strategy for confining these activities within the commercial district involves visually defining its boundaries through architectural and street improvements. It is hoped that this will provide a psychological barrier and keep these activities from drifting into the residential areas. Proposed Policies 1. Use architectural design and public improvements to define the boundaries of the commercial district and establish a clear line of demarcation with residential areas. 2. Provide a traffic turn -around or route to channel back into the commercial district without entering residential areas. LIST OF AVAILABLE MATERIALS 9 DOCUMENTS Balboa Business District Street Improvement Design Study: Preliminary Findings Reoort (Robert Bein, William Frost, & Associates, 1992) Central Balboa Area Parking Meter Data (location, rate, time limits) Central Balboa Specific Area Plan Parking Study (City of Newport Beach, 1989)/Report to the City Council on Central Balboa Parking (1990) Central Balboa Traffic Study (Austin Foust, 1991). Central Balboa Traffic Study: Alternative Circulation Improvements (Austin Foust, 1991). City of Newport Beach General Plan - Circulation Element - Growth Management Element - Housing Element - Land Use Element is- Noise Element - Public Safety Element - Recreation and Open Space Element City of Newport Beach Local Coastal Program City of Newport Beach Municipal Code ,City of Newport Beach Zoning C de 1980 Census Neighborhood Statisitics 1990 Census Neighborhood Statisitics 1990 Census Summary of Social, Economic,, and Housing Characteristics MAPS Central Balboa Base Map (1":100') s.la� Central Balboa Building Footprints (1'•100') / ' f / / . N Q,1111C Central .Contr4ai-Beibma Building-Height-(im,l 0')- .Qsatr8Wkdbat+-Historlc-6ltes-(iL"'4001 W—AM, 2= 5-1=_ Plcl=��S [-iRR=!•LL-�-h1 • i City-wide Base Map (111:1000') SPREADSHEETS Central Balboa commercial land use data (lot area, floor area, existing dwelling units) Central Balboa businesses (including SIC codes) 1990 Census Neighborhood Statistics DATA BASES Central Balboa commercial land use data (lot area, floor area, existing dwelling units) Central Balboa businesses (including SIC codes) 1' ��- A''Op �j iv.���f+-.}��"JP' 2eh✓G 7�"".�rcie..c�CS' 7 GRAPHICS Current Commercial Standards (plot map/31) perspectives) Floor Area Ratio and Parking (plot map/31) perspectives) Single Lot Development Under Existing and Proposed Development Standards (plot map/31) perspectives) Note: All graphics files can be provided in DXF, GEM, PCX, TIF, and WPG formats. V�D EC) J SQL sue.-1111/ e 0 0 0 • Regional Location Pn.d.n. B.n e.rnoralno (� t V .v.rly Hill. W..t 1 Hollywood Ontorlo W..t to NoM.. Oovin. LOB ANGELES �I ngI.vogd Blvrt atl• 1.M ' M.nh.tt.n B..gh ANAH EIM / •.4� r b �YW LONG Polo. BEAOH d b Vord.. SANTA ANA Huntington Or.np• B... h Oounty Irport w por h vin• M ba Pn V LI. Son I.m.nt. Central Balboa R/UDAT i CENTRAL BALBOA R/UDAT VICINITY MAP usiF February 1993 4. GEIF. Within Statistical Area DI, there are two sites which are designated for • Governmental, Educational and Institutional Facilities. These are the Southern California Edison utility sub -station and Newport Beach Elementary School. These sites are allocated a maximum development of 50,000 sq.ft. ESTIMATED GROWTH FOR STATISTICAL AREA Dl Residential (in du's) Commercial (in sq.ft.) Existing Gen.Plan Projected Existing Gen.Plan Projected 1/l/87 Projection Growth 1/1/87 Projection Growth 1. Marinapark 58 -0- (58) 71000 10,000 3,000 2.15th Street 11 16 5 5,750 15,000 9,250 3. West Bay Residential 674 779 105 -0- -0- -0- 4. GEIF -0- -0- -0- 47,107 50,000 2,893 TOTAL 743 795 52 59,857 75,000 15,143 Population 1,471 1,574 103 Central Balboa Area (Statistical Areas D2, D3 & D4) • 1. IslandAvenue. This small commercial are is located on Balboa Boulevard west of Is- land Avenue. The area is designated for Retail and Service Commercial land use and is allowed a maximum floor area of 0.511.0 FAR. Separate residential uses are prohibited. Residential development is permitted on the second floor in conjunction with ground floor commercial up to a total floor area ratio of 1.25.One dwelling unit is allowed for each 2,375 sq.ft. of buildable lot area, with a minimum of one unit al- lowed per lot. 2. Library/Fire Station. This area is located on Balboa Boulevard easterly of Island Avenue. The area is designated for Governmental, Educational and Institutional Facilities and is allowed a maximum floor area of 0.5 FAR. 3. Bay Island Parking. The site in the corner of Island Avenue and East Bay Avenue used for the Bay Island parking structure is designated for Recreational and Environ- mental Open Space to preserve this lot for the support parking use of Bay Island. 4. Ebell Club. This site is located on Balboa Boulevard across from the Island Avenue commercial area, and is designated for Governmental, Educational and Institution- al Facilities. This site is allocated a maximum development of 0.5 FAR. • 5. Newport Harbor Yacht Club. The Newport Harbor Yacht Club and its support park- ing is located bayward of Balboa Boulevard, between 7th and 8th Streets. The site is -36- designated for Recreational and Environmental Open Space to allow the continua- tion of the existing use. The site allocated 20,000 sq.ft. of development. 6. Central Balboa (SAP). The Central Balboa area is bounded Newport Bay, A Street, the Ocean Beach and Adams Street, plus the lots fronting on Balboa Boulevard be- tween Adams Street and Coronado Street. The area is designated for Retail and Ser- vice Commercial land use, with some areas shown for Single Family Attached, Two Family Residential and Governmental, Educational and Institutional Facilities, The Rendezvous Condominiums are shown for for Single Family Attached and are allocated 24 dwelling units, which reflects the existing use. Two Family residential require2,375 sq.ft ofbuildablelot areaforduplex development.No subdivisionwhich will result in additional dwelling units is allowed. Areas which are designated for Retail and Service Commercial or Governmental, Educational and Institutional land use are allowed a maximum floor area of 0.5i1.0 FAR. Separate residential uses are prohibited. Residential development is permitted on the second floor in conjunction with ground floor commercial up to a total floor area ratio of 1.25.One dwelling unit is allowed for each 2,375 sq.ft. of buildable lot area with a minimum of one unit allowed per lot. The area is allocated 223 dwelling units. 7. Central Balboa Residential. The balance of the Balboa Peninsula is designated for Single Family Detached, Single Family Attached, Two Family Residential or Multi - Family Residential land use. In Single Family Detached areas, one dwelling unit is s� allowed on each subdivided lot, with no subdivision permitted whichwill resultin ad- ditional dwelling units allowed. Single Family Attached developments are not al- lowed any additional dwelling units. Two Family Residential requires 2,000 sq.ft. of buildable lot area for duplex development. No subdivision is allowed in Two Family Residential areas which will result in additional dwelling units. Muld-Family Residential areas allow one unit for each 1,200 sq.ft. of buildable lot area. The area is allocated Z368 dwelling units. 11 -37- s ESTIMATED GROWTH FOR STATISTICAL AREA D2, D3 & D4 Residential (in du's) Commercial ('m sq.ft.) Existing Gen.Plan Projected Existing Gen.Plan Projected 1/1/87 Projection Growth 1/1/87 Projection Growth I. Island Avenue 5 8 3 9,670 10,800 1,130 2. Library/FS -0- -0- -0- 7,200 11,250 4,050 3. Bay Island Parking -0- -0- -0- -0- -0- -0- 4. Ebell Club -0- -0- -0- 21800 4,200 1,400 5. Newport Harbor YC -0- .0- -0- 17,000 20,000 3,000 6. Central Balboa SAP 219 319 100 226,866 299,105 72,239 7. Central Balboa (R) 1,924 %368 444 -0- 4 -0- TOTAL 2,148 2,695 547 263,536 345,355 81,819 Population 4,253 5,336 1,083 Balboa Island Area (Statistical Division E) • The land use plan for Balboa Island will allow the continuation of the dominant two family residential uses, with commercial and residential mixed uses allowed in the two commercial areas of Marine Avenue and Agate Avenue. 1. Balboa Island All residential areas on Balboa Island are designated for Two Family Residential land use. A minimum of 2,000 sq.ft. of buildable lot area is required for duplex development, up to a maximum of two dwelling units per lot. No subdivision. will be allowed which results in more lots than that allowed by the original subdivision. 2. MarineAvenue. The commercial area on Marine Avenue is allowed a maximum floor area ratio of 0.5011.0. Separate residential uses are prohibited. Residential develop- ment on the second floor is permitted in conjunction with ground floor commercial up to a total floor area ratio of 1.25.One dwelling unit is allowed for each 2,375 sq.ft. of buildable lot area, with a minimum of one dwelling unit allowed per lot. 3. AgateAvenue. The commercial area on Agate Avenue is allowed a maximum floor area ratio of 0.5011.0. Separate residential uses are prohibited and automobile and general storage is permitted in addition to those uses allowed in areas designated for Retail and Service Commercial. Residential development on the second floor is permitted in conjunction with ground floor commercial up to a total floor area ratio of 1.25. One dwelling unit is allowed for each 2,000 sq ft. of buildable lot area, with a minimum of • one dwelling unit allowed per lot. WE Page 51 R-2 District Chapter 20.15 41 Sections: R_Z DISTi2IICT Chapter 20.15 R-2 DISTRICT 20.15.010 Effect of Chapter. 20.15.015 Uses Permitted. 20.15.020 Uses Requiring Use Permit. 20.15.025 Building Height and Floor Area Limit. 20.15.030 Site Area and Lot Width. 20.15.035 Site Area Coverage. 20.15.040 Yards. 20.15.045 Access to Dwellings and Extensions Into Yards. 20.15.050 Accessory Buildings - Yards. 20.15.055 Swimming Pools - Yards - Equipment. 20.15.060 Changes in Yard Requirements. 20.15.070 Parking. • 20.15.080 Open Space Option 20.15.010 EFFECT OF CHAPTER. The following regulations shall apply in all R-2 Districts, subject to the provisions of Chapter 20.10. (Ord. 1754 § 2, 1977). 20.15.015 USES PERMITTED. The following uses shall be permitted in the R-2 Districts: (a) Single-family dwellings. (b) Two detached single-family dwellings or one duplex. (c) Accessory uses normally incidental to single-family dwellings or duplexes. This is not to be construed as permitting any commercial uses, nor shall this be deemed to allow the manufacturing or processing of any substance or commodity for profit or the storage of vehicles, equipment or materials used in the conduct of any retail or wholesale business. (d) Temporary structures and uses. Regulations are as specified in Section 20.10.015 of General Controls - Residential Districts. (e) Signs in accordance with Chapter 20.06. (Ord. 1753 § 5, 1977; Ord. 1172 § 3, 1966: prior 1949 Code § 9103.21 added by Ord. 635,1950 as amended by Ord. 845; 1958 and by Ord. 1158 § 3; 1966). Page 52 R-2 District Chapter 20.15 20.15.020 USES REQUIRING USE PERMIT. Recreational establishments, parking lots, institutions, cemeteries, public outdoor buildings, removal of earthen materials, heliports and helistops, outdoor lighting may be permitted as specified more particularly in Sections 20.10.020 of General Controls - Residential Districts. 20.15.025 BUILDING HEIGHT AND FLOOR AREA LIMIT. The total gross floor area, including basements, garages and carports, but excluding decks, balconies or patios open on at least two sides or open on one side and unroofed, contained in all buildings on a building site in an R-2 District shall not exceed two times the buildable area of the site. In the area designated as Old Corona del Mar, as more specifically described under Section 20.11.010(A), the total gross floor area shall not exceed one and one-half (1.5) times the buildable area of the site. For dwellings and permitted accessory buildings, the building height limit shall be 24/28 feet as specified in Chapter 20.02. (Ord. 92-43, September 23, 1992; Ord. 91-19, June 12, 1991). 20.15,030 SITE AREA AND LOT WIDTH. A. TWO DWELLINGS OR DUPLEX. For each two dwellings or one duplex there shall be a minimum area of 5,000 square feet and' a minimum width of 50 feet on interior lots, with a minimum of 6,000 square feet and a minimum width of 60 feet on corner lots. In no case shall there be more than two single-family dwellings or one duplex on any one building site. B. FAMILY UNIT IN ANY BUILDING. For each family unit in any building, there shall be a minimum of 1,000 square feet of land area. C. BUILDING SITE AREA EXCEPTION. Any lot or parcel of land under one ownership and of record on August 2,1943 may be used as a building site even when of less area or width than that required by the provisions of this section. 20.15.035 SITE AREA COVERAGE. The maximum building site coverage permitted for aggregate buildings shall be full coverage, less required front, side, and rear yards. (1949 Code § 9103.24 added by Ord. 635; December 12, 1950). 20.15.040 YARDS. A. FRONT YARDS. The minimum width required for front yards shall be 20 feet and a maximum permitted shall be 35 feet, except as may be otherwise indicated on the Districting Maps. Distances shown on the Districting Maps are to be measured from the front property line, unless a different line is shown on the Districting Map. (Ord. 85-12; June 12, 1985). B. SIDE YARDS. Each side yard shall not be less than 3 feet wide on building site 40 feet wide or less, or 4 feet on lots wider than 40 feet; provided, that the side yard on the rear 20 feet of the street side of a corner lot, where there is reversed frontage, shall not be less than the front yard required or existing on the adjacent reversed frontage. C. REAR YARDS. For rear yards, there shall be a minimum requirement of 10 feet. 0 41 Page 53 R-2 District Chapter 20.15 D. BETWEEN DETACHED BUILDINGS. Minimum 10 feet. (1949 Code § 9103.25 added by Ord. 635; December 12, 1950, as amended by Ord. 845; April 14,1958: Ord. 1754 § 2, 1977). 20.15.045 ACCESS TO DWELLINGS AND EXTENSIONS INTO YARDS. Extensions into required setbacks may be permitted as specified in Section 20.10.025 of General Controls - Residential Districts, provided that within the area of Corona del Mar, as defined in Section 20.11.010 A, on lots 30 or more feet wide, a four foot side yard setback shall be maintained, up to a minimum height of 8 feet above grade, between the primary entrance to any dwelling unit and the public street or alley. Within this area, a three foot wide unobstructed walkway shall be provided. This walkway shall be paved, and the only above grade encroachments permitted in this area shall be steps essential for use of a first floor entrance. The requirements of this section are not intended to affect the buildable area of a lot. (Ord. 90-18, June 13, 1990). 20.15.050 ACCESSORY BUILDINGS - YARDS. Regulations are as specified in Section 20.10.030 of General Controls - Residential Districts. 20.15.055 SWIMMING POOLS - YARDS - EQUIPMENT. Regulations are as specified in Section 20.10.035 of General Controls - Residential Districts. • 20.15.060 CHANGES IN YARD REQUIREMENTS. The Planning Commission may approve changes in the yard setback requirements applicable to any subdivision having five or more lots at the time that it approves the final tract map for said subdivision. The applicant shall submit with his application an exact copy of the final tract map showing the proposed changes. The decision of the Planning Commission shall be subject to review by the City Council and it may approve, disapprove or modify said decision. If the City Council approves such changes, the Districting Map shall be revised accordingly. (1949 Code s 9105.42, added by Ord. 1134; August 9, 1965). 20.15.070 PARKING. Regulations are as specified in Section 20.10.050 of General Controls - Residential Districts, except that within the area of Corona del Mar, as defined in Section 20.11.010 A, a minimum of two parking spaces per dwelling unit shall be provided. (Ord. 90-18, June 13, 1990; Ord. 1856, § 9, 1980). 20.15.080 OPEN SPACE OPTION. Open space shall be provided in addition to the required setbacks and separations between detached structures. This additional open space shall be a volume of space equal to the buildable width of the lot, times the basic height limit, times six feet and may be provided anywhere on the lot behind the required setback lines. This open space shall be open on at least two sides and shall have a minimum dimension in any direction of at least six feet, except as indicated in this section, and may be used for outdoor living area. Open space with a dimension of less than six feet in any direction may be included in the required volume of open space, provided that said space is contiguous to required open space that provides a minimum six foot dimension in any direction. Roofs, balconies, decks, patios, cornices, exterior stairways with open risers and open railings, and architectural features may project into this area. This additional Page 53-1 R-2 DISTRICT Chapter 20.15 open space may be provided on any level or combination of levels and may extend across the entire structure of any portion thereof. (Ord. 1754 s 2, 1977, and as amended by Ord. 83-10; March 16, 1983). heliports and helistops, outdoor lighting may be permitted as specified more particularly in Sections 20.10.020 of General Controls - Residential Districts. • 0 L Page 63 Multi -Family Residential (MFR) District Chapter 20.19 Chapter 20.19 MULTI -FAMILY RESIDENTIAL (MFR) DISTRICT Sections: 20.19.010 Effect of Chapter 20.19.015 Uses Permitted. 20.19.020 Uses, Requiring Use Permit. 20.19.025 Accessory Uses. 20.19.030 Building Height and Floor Area Limit. 20.19.035 Site Area. 20.19.040 Site Area Coverage. 20.19.045 Yards. 20.19.050 Access to Dwellings and Extensions Into Yards. 20.19.055 Accessory Buildings - Yards. 20.19.060 Swimming Pools - Yards - Equipment. 20.19.065 Changes in Yard Requirements. 20.19.075 Parking. 20.19.010 EFFECT OF CHAPTER. The following regulations shall apply in all MFR Districts, subject to applicable provisions of Chapter 20.10. Residential districts in those areas of the City described generally as West Newport, Balboa Peninsula, and Corona del Mar are subject additionally to the provisions of Chapter 20.11. Where the provisions of this Chapter are more restrictive than those of Chapters 20.10 or 20.11, the provisions of this Chapter shall apply. (Ord. 89-28; Dec. 27, 1989). 20.19.015 USES PERMITTED. The following uses shall be permitted in the MFR District. (a) Single-family dwellings and duplexes. (b) Multiple dwellings, apartment houses and dwelling groups. (c) Temporary structures and uses. Regulations are as specified in Section 20.10.015 of General Controls - Residential Districts. (d) Signs in accordance with Chapter 20.06. (Ord. 89-28; Dec. 27, 1989). Page 63-1 Multi -Family Residential (MFR) District Chapter 20.19 20.19.020 USES REQUIRING USE PERMIT. The following uses shall be permitted, subject to the securing of a use permit in each case; (a) Recreational facilities developed as part of a residential development, parking lots, senior citizen housing facilities, public utility stations developed as part of a residential development, removal of earthen materials, temporary heliports and belistops; (b) Outdoor lighting may be permitted as specified more particularly in Section 20.10.020 of General Controls - Residential Districts. (Ord. 89-28; Dec. 27, 1989). 20.19.025 ACCESSORY USES. Accessory uses and buildings normally incidental to any of the above shall be permitted. This shall not be construed as permitting any commercial uses or occupation other than those specifically permitted, nor shall this be deemed to allow the manufacturing or processing of any substance or commodity for profit or the storage of vehicles, equipment or materials used in the conduct of any retail or wholesale business. (Ord. 89-28; Dec. 27, 1989). 20.19.030 BUILDING HEIGHT AND FLOOR AREA LIMIT. The total gross floor area contained in all buildings on a building site in an MFR District shall not exceed 1.75 times the buildable area of the site; provided that up to 200 square feet of floor area per required parking space devoted to enclosed parking shall not be included in calculations of total gross floor area; and provided, further, that in no event shall any building exceed the height permitted for the 28/32 Foot Height Limitation District as specified in Chapter 20.02. For residential developments in those areas of the City known generally as West Newport, Balboa Peninsula, and Corona del Mar, floor area limit regulations are as specified in Section 20.11.020 (b) of Residential Development Standards. Where the provisions of this Section are more restrictive than those of Section 20.11.020 (b), the provisions of this Section shall apply. (Ord. 89-28; Dec. 27, 1989). 20.19.035 SITE AREA. A. BUILDING OR GROUP OF BUILDINGS. For each building or group of buildings, there shall be a minimum of 5,000 square feet of area and a minimum width of 50 feet of area and a minimum width of 50 feet on interior lots, with a minimum of 6,000 square feet and a minimum width of 60 feet on corner lots. 0 B. EACH FAMILY UNIT. For each family unit in any building or group of buildings, there shall be a minimum of twelve hundred square feet of land area unless . Page 63-2 Multi -Family Residential (MFR) District • Chapter 20.19 otherwise indicated on the Districting Maps. For purposes of determining the allowable number of units, areas which have a slope greater than two to one (2:1) or which are submerged shall be excluded from land area. Submerged areas are defined to be areas which are below Mean Higher High Water. Notwithstanding any other provision of this section, at least two dwelling units may be permitted on any lot or parcel which was legally in existence as of October 24, 1988, and which has a land area of at least 2,400 square feet, excluding areas having a slope greater than 2:1 and submerged areas. C. BUILDING SITE AREA EXCEPTION. Any lot or parcel of land under one ownership and of record on August 2, 1943 may be used as a building site even when of less area or width than that required by the provisions of this Section. (Ord. 90-23, June 13, 1990; Ord. 89-28; Dec. 27, 1989). 20.19.040 SITE AREA COVERAGE. For aggregate building coverage, the maximum site coverage permitted shall be full coverage, less required front, side and rear yards. (Ord. 89-28; Dec. 27, 1989). • 20.19.045 YARDS. A. FRONT YARDS. The minimum width required for front yards shall be 20 feet, except as may be otherwise indicated on the Districting Maps. Distances shown on the Districting Maps are to be measured from the front property line, unless a different line is shown on the Districting Map. B. SIDE YARDS. Each side yard shall not be less than 3 feet wide on building sites 40 feet wide or less; 4 feet wide on lots wider than 40 feet and narrower than 50 feet; and shall be equal in width to eight percent of the average lot width for lots 50 feet or greater in width; provided that in no event shall a side yard wider than 25 feet be required; and provided further that the side yard on the rear 20 feet of the street side of a comer lot, where there is reversed frontage, shall not be less than the front yard required or existing on the adjacent reversed frontage. C. REAR YARDS. The minimum width for rear yards shall be 10 feet, except where the lot is adjacent to an alley, in which case the requirements of Section 20.10.025 F shall apply, provided that in the area of Corona del Mar, as defined in Section 20.11.010, a minimum rear yard setback of 8 feet shall be provided on the first floor adjacent to an alley. D. SPECIAL YARD AND DISTANCES BETWEEN BUILDINGS. Distance between buildings in any dwelling group shall be a minimum of 10 feet wide. n LJ Page 63-3 Multi -Family Residential (MFR) District Chapter 20.19 . E. OPEN SPACE. An open space volume equal to 6 times the buildable area of the lot shall be provided in addition to any required setbacks. This open space shall be open on at least two sides, one of which may be the sky. Roofs, balconies, decks, patios, cornices, exterior stairways, and architectural features may project into this area. At least 50% of the required open space shall be open to the sky and open on at least two additional sides, except for eaves and architectural features which may project into areas otherwise open to the sky. Required open space shall have a minimum dimension in any direction of at least six feet, except as indicated in this section, and may be used for outdoor living area. Open space with a dimension of less than six feet in any direction may be included in the required volume of open space, provided that said space is contiguous to required open space that provides a minimum six foot dimension in any direction. This additional open space may be provided on any level or combination of levels and may extend across the entire structure or any portion thereof. A minimum of 25 % of the required open space shall be contiguous to the required front yard setback, and a minimum of 25 %a of the required open space shall be contiguous to the required rear yard setback. (Ord. 89-28; Dec. 27, 1989). 20.19.050 ACCESS TO DWELLINGS AND EXTENSIONS INTO YARDS. Extensions into required setbacks may be permitted as specified in Section 20.10.025 of General Controls - Residential Districts, provided that within the area of Corona del Mar, as defined in Section 20.11.010, on lots 30 or more feet wide,a four foot • side yard setback shall be maintained, up to a minimum height of 8 feet above finished grade, between the primary entrance to any dwelling unit and the public street or alley. Within this area, a three foot wide unobstructed walkway shall be provided. This walkway shall be paved, and the only above grade encroachments permitted in this area shall be steps essential for use of a first floor entrance. The requirements of this section are not intended to affect the buildable area of a lot. (Ord. 89-28; Dec. 27, 1989). 20.19.055 ACCESSORY BUILDINGS - YARDS. Regulations are as specified in Section 20.10.030 of General Controls - Residential Districts. (Ord. 89.28; Dec. 27, 1989). 20.19.060 SWIMMING POOLS - YARDS - EQUIPMENT. Regulations are as specified in Section 20.10.035 of General Controls - Residential Districts. (Ord. 89-28; Dec. 27, 1989). 20.19.065 CHANGES IN YARD REQUIREMENTS. The Planning Commission may approve changes in the yard setback requirements applicable to any subdivision having five or more lots at the time that it approves the final tract map for the subdivision. The applicant shall submit with his application an exact copy of the final tract map showing the proposed changes. The decision of the Planning Commission shall be subject to review by the City Council and it may approve, disapprove or modify the decision. If the City Council approves such changes, the districting map shall be revised accordingly. (Ord. 89-28; Dec. 27, 1989). 0 Page 63-4 Multi -Family Residential (MFR) District Chapter 20.19 20.19.075 PARKING. A. Storage or parking space for the parking of automobiles off the street shall be provided as follows: 1. One or two dwelling units on a lot: At least two parking spaces for each dwelling unit. 2. Three dwelling units on a lot: At least two parking spaces for each dwelling unit and one additional guest parking space, for a total of seven spaces overall. 3. Four or more dwelling units on a lot: At least 2.5 parking spaces for each dwelling unit of which at least 0.5 parking spaces per dwelling unit shall be provided for guest parking. Parking spaces required for other uses allowed in any residential district not set forth above shall be determined by the Planning Commission. B. Parking of automobiles on the roof of a building in the MFR District is prohibited. C. In addition to the above noted parking standards, the following parking controls shall also apply: 1. For each dwelling unit there shall be at least one covered parking space. 2. For each dwelling unit, there shall be at least one independently accessible parking space. 3. Tandem parking up to a maximum of two cars in depth shall be permitted. However, tandem parking shall not be permitted for guest parking. 4. Parking in side yards shall be permitted; provided, however, that structural encroachments shall not be permitted, except as noted in this section. When three parking spaces are provided across the rear of a lot less than 30 feet 10 inches wide, one garage wall may encroach into the required side yard setback. Its distance from the property line shall be at least 26 inches plus the amount (if any) that the width of the lot exceeds 30 feet. The substandard side yard created thereby shall have a clear passageway 26 inches wide, unobstructed by fences, utility meters, hose bibs, or any other appurtenances which could interfere with use of the passageway by . emergency personnel or equipment. Page 63-5 Multi -Family Residential (MFR) District Chapter 20,19 5. Parking in front yards shall be permitted on driveways in front of garages that set back at least nineteen feet from the front property line, provided, however, that structural encroachments shall not be permitted, 6. All guest parking spaces shall be independently accessible. D. The following areas need not be included in the gross floor area: i. Parking spaces which are open on at least two sides, or open on one side and one end; and 2. Twenty-five square feet of storage area adjacent to or a part of a parking space on a lot less than thirty-two feet wide; provided that no plumbing is located in the storage area, and provided that three parking spaces are provided side by side across one end of the lot. E, Subject to the provisions of Chapter 20,83, structures which were in existence or under construction on the effective date of this Ordinance, and which do not provide the required number of parking spaces, may be expanded or altered, without providing additional required parking spaces as follows: 1. Minor alterations such as the remodeling of existing buildings where no additional living space is proposed; and 2. Minor additions to existing buildings, such as the construction of bathrooms, closets and hallways, or the expansion of existing rooms. (Ord. 1876 § 3, 1981; Ord. 1856 § 1, 1980.) 0 Page 85 r' COMMERCIAL DISTRICT REGULATIONS .� Chapter 20.33 Chapter 20.33 COMMERCIAL DISTRICT REGULATIONS Sections: 20.33.010 Effect of Chapter 20.33.015 Intent and Purpose 20.33.020 Use of Land or Structures 20.33.025 Temporary Uses and Structures 20.33.030 Dwellings in Commercial Districts 20.33.035 Site Area and Frontage 20.33.040 Floor Area, Building Bulk, and Building Height 20.33.045 Setbacks 20.33.050 Extensions into Yards 20.33.055 Automobile Storage or Parking Spaces for Commercial Uses 20.33.060 Off-street Parking on a Separate Lot 20.33.065 Standards for Off-street Parking 20.33.070 Specific Districts 20.33.010 EFFECT OF CHAPTER. The general controls contained in this Chapter shall apply to all developments in the Retail and Service Commercial, Recreational and Marine Commercial, and Administrative, Professional, and Financial Commercial Districts. (Ord. 90-41; December 13, 1990). 20.33.015 INTENT AND PURPOSE. It is the intent of the City to provide a variety of commercial districts for the conduct of private business, and to accommodate other incidental or mixed uses and to establish development standards under which those uses would be permitted. (Ord. 90-41; December 13, 1990). 20.33.020 USE OF LAND OR STRUCTURES. Uses permitted in commercial districts and uses permitted upon the approval of the Planning Director, Modifications Committee, or Planning Commission shall be as provided in Table 20.30 and provided further as follows: A. HELIPORTS AND HELISTOPS. No helicopter shall land or take off and no heliport or helistop shall be established in any Commercial District unless a Use Permit shall first have been secured for the establishment, maintenance, and operation of such use. The License Supervisor may approve temporary helistops in any zoning district of the City for a period not to exceed 90 days for use in connection with major construction sites if the License Supervisor determines that such helistops will not unduly interfere with the health, safety, and welfare of persons owning property in' the surrounding area. Appropriate conditions to such approval may be attached. Page 86 COMMERCIAL DISTRICT REGULATIONS Chapter 2033 B. OUTDOOR LIGITIING. No swimming pool, tennis court or other use which, in • the opinion of the Planning Commission is of a similar nature, and which is located closer than two hundred feet to the boundary of any "R" District, shall be lighted externally unless a Use Permit shall first have been secured for the installation, maintenance, and operation of the lighting fixtures. (Ord. 90.41; December 13, 1990). 20.33.025 TEMPORARY USES AND STRUCTURES. A. INTENT AND PURPOSE. The intent and purpose of this Section is to establish procedures whereby the Planning Director or the Planning Commission may approve reasonable requests for interim or temporary uses of land or buildings when such uses are consistent with the CiWs General Plan and the health, safety, peace, comfort and general welfare of persons residing or working in the neighborhood and do not violate any other ordinances and regulations of the City. B. TEMPORARY USES AND STRUCTURES NOT TO EXCEED 90 DAYS. The Planning Director may authorize the temporary use of structures and land in any Commercial District for a period of time not to exceed 90 days. Prior to approving a temporary use the Planning Director shall inform the Planning Commission of the intent to permit the temporary use and shall take whatever steps or precautions are necessary to assure that the use will he consistent with the purpose and intent of this Section and that the land or building will be restored at such time as the use is terminated. C. TEMPORARY USES AND STRUCTURES IN EXCESS OF 90 DAYS. The Planning Commission may authorize the temporary use of structures and land in any Commercial District for periods of time in excess of 90 days subject to the securing of a use permit in each case. In approving the use permit the Planning Commission may impose whatever conditions it deems necessary to assure that the purpose and intent of this Section are carried out and shall establish a specific point in time when the permit is to be terminated and the site restored. D. TEMPORARY REAL ESTATE STRUCTURES. The Planning Director may approve temporary sales offices for the first sale or lease of structures and/or lots for a period of time up to one year following the recordation of the final subdivision map, or when a map is required, one year following issuance of a building permit. E. EXTENSIONS OF TIME FOR TEMPORARY USES AND STRUCTURES. The Planning Director and the Planning Commission may authorize extensions of time subject to the procedures specified above. (Ord. 90-41; December 13, 1990). 20.33.030 DWELLINGS IN COMMERCIAL DISTRICTS. Residential uses shall be permitted only where the commercial district is combined with the Residential Overlay (-R) District, in compliance with Chapter 20.37. (Ord. 90-41; December 13, 1990). Page 87 COMMERCIAL DISTRICT REGULATIONS Chapter 20.33 • 20.33.035 SITE AREA AND FRONTAGE. The Building Site Area required shall be a minimum of 2,000 square feet. Minimum building site frontage required shall be 25 feet. However, any lot or parcel of land, under one ownership and of record on August 2, 1943, may be used as a building site even when of less area or width than specified in this section. (Ord. 90-41; December 13, 1990). 20.33.040 FLOOR AREA, BUILDING BULK, AND BUILDING HEIGHT. The total gross floor area and building bulk contained in all buildings on a buildable site in any commercial district shall be as specified in Chapter 20.07. The building height limit shall be as specified in Chapter 20.02. (Ord. 90-41; December 13, 1990). 20.33.045 SETBACKS A. YARDS. Setbacks shall be as follows unless otherwise indicated on the Districting Maps. 1. Front Yards No front yard setback shall be required except as modified by the provisions of Section 20.33.070 C, APF District Controls. 2. Side Yards No side yard setback shall be required except where the side of a lot abuts an R district, in which case a side yard setback of at least 5 feet shall be maintained. 3. Rear Yards No rear yard setback shall be required except as follows: a. Where the rear of a lot abuts an R district a rear yard setback of at least 5 feet shall be maintained. b. Where the rear of a lot abuts an alley, a rear yard setback of at least 10 feet shall be maintained. 4. Bulkhead Setbacks A setback of at least 10 feet shall be maintained from all bulkheads. B. ENCROACHMENTS UPON OFFICIAL PLAN LINE. Whenever a mapped street has been established, required yards shall be measured from the mapped street. In no case shall the provisions of this Title be construed as permitting any encroachment upon �: " any mapped street. Page 87.1 COMMERCIAL DISTRICT REGULATIONS Chapter 20.33 C. BUILDING LOCATION. Where no building line is established by the Master Plan of Streets and Highways or by the provisions of this Chapter for the location of any building, all buildings shall, be located an adequate distance from all travel lanes to provide adequate space for the pedestrian and traffic movements and the standing of vehicles which will be incidental to the use of such building. The distance shall be designated by the Planning Commission. (Ord. 90-41; December 13, 1990). 20.33.050 EXTENSIONS INTO YARDS. A. ARCHITECTURAL FEATURES. Architectural features such as cornices or eaves may extend up to 21i4 feet into any required setback; provided, however, that such architectural features shall not project any closer than 2 feet to any side property line. Any such features shall maintain a clearance above grade vertically of at least 8 feet. B. OPEN PORCHES AND LANDINGS. Open uncovered porches or landings may project a maximum distance of 5 feet into any required front yard setback. C. MARQUEES, AWNINGS, AND SHADES. Marquees, awnings, or shades may project into any required setback a maximum of 5 feet or half the depth of the required setback, whichever is less, provided a minimum side yard setback of 2 feet is maintained Any such marquee, awning or shade shall maintain a clearance above grade vertically of at least 8 feet. Any such projection from the building shall be supported entirely by the wall of the building, and shall meet all requirements of the Building Code. (Ord. 90.41; December 13,1990). 20.33.055 AUTOMOBILE STORAGE OR PARKING SPACES FOR COMMERCIAL USES. A. REQUIRED PARKING. Off-street parking shall be provided on the building site, or with City Council approval upon recommendation of the Planning Commission, on a separate lot from the building site or sites, and shall be required according to the following formula. All properties in commercial districts which do not meet the requirements of this Section shall be classified as nonconforming and subject to the provisions of Chapter 20.83. E 1. Retail Stores and Specialty Food Uses: One parking space for each 250 square feet of gross floor area, and one loading space for each 10,000 square feet of gross floor area. 2. Office Buildings (except where portion is used as a medical or dental office): One parking space for each 250 square feet of net floor area, except as provided in Section 20.33.055 (B) below. 0 Page 87-2 COMMERCIAL DISTRICT REGULATIONS Chapter 20.33 • 3. Wholesale and Industry: One parking space for each 2,000 square feet of gross floor area and one loading space for each 10,000 square feet of gross floor area. One parking space shall be provided for each 250 square feet of gross floor area of office space or retail space provided in conjunction with any wholesale or industrial use. 4. Restaurants: One space for each 40 square feet of net public area. "Net Public Area" shall be defined as the total area of the restaurant including patios, balconies, and any outdoor areas capable of being used for the purpose of serving food or beverages, with the exception of kitchens, rest rooms, offices pertaining to the restaurant only, and food and beverage service or storage areas. Based on the following considerations, the Planning Commission may increase or decrease the parking requirement for a restaurant within the range of one space for each 30 to 50 square feet of net public area: a. Physical design characteristics of the restaurant and restaurant site. ^^^ i) Portion of net public area designated for dining, cocktails, or dancing. ii) Number of tables or seats, and their arrangement. viii) Other areas that should logically be excluded from the determination of net public area. iv) Parking lot design, including the use of compact parking spaces, tandem parking, and valet parking. v) Availability of guest dock space for boats. b. Location of the restaurant. i) In relation to other uses and the waterfront. ii) Availability of off -site parking nearby. iii) Amount of walk-in trade. iv) Parking problems in the area at times of peak demand. C. Operational characteristics of the restaurant. i) Beer, wine, or full service bar. Page 87-3 COMMERCIAL DISTRICT REGULATIONS Chapter 20.33 ii) Use of live entertainment. iii) Hours of operation. If during the review of the use permit, the Planning Commission uses any of the preceding considerations as a basis for raising or lowering a restaurant's parking requirement, the substance of such considerations shall become conditions of the use permit and a change to any of these conditions will require an amendment to the use permit. When an amendment to the use permit is required, the Planning Commis- sion may increase or decrease parking requirements within the ranges noted above. 5. Outdoor restaurants drive-in and take-out restaurants One parking space for each 50 square feet of gross floor area contained within a building or fn any outdoor area capable of being used for the purpose of serving food or beverages. In addition, one parking space shall be provided for each employee on duty, with the number of such spaces to be based on peak employment. 6. Public Assembly: One parking space for each three seats where fixed seating is provided, or one parking space for each 35 square feet of gross floor area in the main assembly hall where seating is not fixed; where bench seating or pews are ✓1 provided, 18 linear inches of seating shall be considered to constitute a seat. . 7. Theaters: One parking space for each three seats. 8. Hotels: Parking shall be provided on the basis of a demonstrated formula to be approved by the Planning Commission, 9.Motels. inns_ and bed and breakfast establishments: One parking space for each guest unit. 10. Hospitals: One parking space for each bed, and in addition one parking space for each resident doctor and one for each employee. 11. Clinics: One parking space for each 250 square feet of gross floor area, plus one additional space for each doctor and one for each employee. 12. Medical and Dental Office Buildines: One parking space for each 250 square feet of gross floor area. B. PARKING REQUIREMENT FOR OFFICE BUILDINGS BASED ON SIZE OF �,.. PARKING POOL. The parking requirement for office buildings, as specified in Section 20.33.055(A), may be modified in accordance with the following schedule: . Page 87-4 COMMERCIAL DISTRICT REGULATIONS Chapter 20.33 1. For the first 125,000 sq. ft., one parking space shall be provided for each 250 sq. ft. of net floor area. 2. For the next 300,000 sq. ft., one parking space shall be provided for each 300 sq. ft. of net floor area. 3. For any additional floor area, one parking space shall be provided for each 350 sq. ft. of net floor area. . For pools based on more than 425,000 sq. ft. of net floor area, the Planning Commission may modify the parldng formula by use permit, based on a demonstrated formula. C. WAIVER OF OFF-STREET PARKING REQUIREMENTS. The Planning Commission may recommend and the City Council may approve, on petition of the property owner, a waiver of or reduction in off-street parking required by the terms of this Section under the following conditions: 1. When a municipal parking lot is so located as to be useful in connection with the proposed use or uses on the building site or sites. 2. When the building site is subject to two or more uses and the maximum parking requirements for such uses do not occur simultaneously. (Ord. 90-41; December 13, 1990). 20.33.060 OFF-STREET PARKING ON A SEPARATE LOT. The Planning Commission shall not recommend and the City Council shall not approve off-street parking on a separate lot from the building site or sites unless: 1. Such lot is so located as to be useful in connection with the proposed use or uses on the building site or sites. 2. Parking on such lot will not create undue traffic hazards in the surrounding area. 3. Such lot and the building site are in the same ownership, or the owners of the building sites have a common ownership in such lot, and the owner or owners are entitled to the immediate possession and use thereof (ownership of the off -site lot must be ownership in fee or a leasehold interest of a duration adequate to serve all proposed uses on the building site or sites). 4. The owner or owners and the City, upon the approval of the City Council, execute a written instrument or instruments, approved as to form and content by the City Attorney, providing for the maintenance of the required off-street parking on such lot for the duration of the proposed use or uses on the building site or sites. Page 87-5 COMMERCIAL DISTRICT REGULATIONS Chapter 20.33 Should a change in use or additional use be proposed, the off-street parking regulations applicable at the time shall apply. Such instruments shall be recorded in the office of the County Recorder and copies thereof filed with the Planning Department. 5. A fee as established by resolution of the City Council is deposited with the City for the administrative costs of processing such requests for off-street parking on a separate lot. (Ord. 90-41; December 13, 1990). 20.33.065 STANDARDS FOR OFF-STREET PARKING. A. APPLICABILITY. The requirements of this Section and any off-street parking standards adopted by the City Council shall apply to all off-street parking lots and areas which are required by this Title. Such off-street parking standards shall be adopted by resolution and shall specify minimum dimensions of parking spaces and aisles, requirements for entrances and exits, and requirements for markings and other devices deemed necessary to protect patrons, the traffic on adjoining streets and alleys, and property owners in the vicinity. ( B. BOUNDARY WALL. Where the boundaries of parking lots or parking areas adjoin property in a Residential District, a wall shall be constructed along such boundaries in such a manner as will provide protection to the public and owners and occupants of adjoining property from noise, exhaust fumes, automobile lights, and other similar sources of disturbance. The wall shall be constructed of solid masonry to a height of 3 feet from the front of the property to a depth equal to the required front yard setback established for adjoining property in a residential district. The remaining portion of the wall shall be 6 feet in height, the lower 4 feet of which must be of solid masonry construction. C. PLOT PLAN. A plot plan of any proposed parking lot or parking area shall be submitted to the Traffic Engineer and the Buildjng Official for their review and approval. The plot plan shall show the layout of parking spaces, aisles, walls, and other requirements set forth in this Section and in the off-street parking standards. The Building Official shall retain a copy of the approved plan. The parking lot or parking area shall be developed and maintained in accordance with the approved plan. ' D. EXCEPTIONS. Where the size, shape, location, or topography of the proposed parking lot or parking area make compliance with the requirements of this Section impractical and will result in hardship, the Modifications Committee, upon application, may waive such requirements of this Section and the off-street parking standards as are necessary to permit development of the parking lot or parking area so long as the waiver does not create an unsafe condition or a condition which is detrimental to surrounding property. (Ord. 9041; December 13, 1990). Page 87-6 COMMERCIAL: DISTRICT REGULATIONS Chapter 20.33 20.33.070 SPECIFIC DISTRICT'S. It is the City's intent to establish specific commercial districts where uses are organized for particular purposes as follows: A. RETAIL AND SERVICE COMMERCIAL (RSC) DISTRICT. It is the intent of the RSC District to provide areas which are predominantly retail in character but which allow some service office uses. B. RECREATIONAL AND MARINE COMMERCIAL (RMC) DISTRICT. 1. Inten It is the intent of the RMC District to preserve and encourage uses with a marine commercial and visitor serving orientation in waterfront areas. 2. 4S:pecial Controls Within the RMC District, certain uses shall be permitted only where combined with marine incentive uses which occupy at least 40 percent of the lot. Incentive uses and those uses with which marine incentive uses are required are indicated on Table 20.33. For purposes of determining compliance with this Section, "site" shall be defined as the total land area within the established property lines of a parcel, including any portion under water. Forty percent (40%) of this total area shall be occupied by an incentive use as defined herein. For those permitted uses such as boat slips located between the U.S. Bulkhead Line and the U.S. Pierhead Line, any area on the site supporting the permitted uses, such as parking devoted exclusively to the boat slips, shall be included in the calculation of incentive uses to determine compliance with this Section. Where a mixed -use development is proposed, the area devoted to non -incentive, permitted uses which are not required to operate in conjunction with an incentive use shall be subtracted from the total area of the development. Forty percent (40%) of the balance of the total development shall be devoted to an incentive use. C. ADMINISTRATIVE, PROFESSIONAI , AND FINANCIAL. COMMERCIAL (APF) DISTRICT. 1. Int n It is the intent of the APF District to provide areas which are predominantly used for offices but which also accommodate support retail and service uses. .D Page 87 7 COMMERCIAL DISTRICT REGULATIONS Chapter 20.33 Notwithstanding the provisions of Section 20.33.045 A, a fifteen foot front yard setback shall be maintained on all property located in the APF District except where otherwise specified on the Districting Maps. (Ord. 90.41; December 13, 1990). 0 r Page 87-8 COMMERCIAL DISTRICT REGULATIONS Chapter 20.33 TABLE 20.33 LAND USES •RMC EOFUSE•EXAMPLES RSC APF REDUCED FAR USES (Floor area ratio up to 03) PUBLICASSEMBLY AUDITORIUMS UP UP UP THEATERS UP UP UP FOOD USES DRIVE•IN/TAKE OUTRESrAUR U-Insup U/A UP RESTAURANTS UP U/A UP DRIVE-IN FACILITIES UP U/A UP MISC. HEALTH CLUB/AEROBICS STUDIOS UP U/A UP MINI -MARTS YES ANC UP SOCIAL CLUBS UP UP UP . . BASE FAR USES (Floor area ratio up to 0-5) ARTORINSTRUCTIONAL ARTSTUDIOS YES YES YES FACIILTIFS PHOTOGRAPHY STUDIOS YES YES UP DANCE STUDIOS UP NO NO MUSIC/ART SCHOOLS UP UP UP • PRIVATE INSTRUCTIONAL FACILITIES UP UP UP MARINE USES BOAT CHARTER (BOATS PRESENT) UP NO INGP BOAT SALES (BOATS PRESENT) UP NO INGP MARINE SERVICE STATION UP NO INC-UP AUTOMOBILE RELATED USES AUTO DETAILING/CAR WASH UP UP UP AUTO RENTAL (OFFICE ONLY) YES YES UP, AUTO RENTAL (VEHICLES PRESENT) UP UP NO AUTO REPAIRS UP NO NO AUTO SALES/LEASING UP U/A NO (VEHICLES PRESENT) AUTO WINDOW TINTING UP NO NO INSTALLATION OFAUTO SOUND SYSTEMS UP NO NO GASOLINE SERVICE STATIONS UP UP UP PROFESSIONAL SERVICES ACCOUNTANTS YES YES UP, ARCHrTECTS YES YES UP, ATTORNEYS YES YES UP* CHIROPRACTORS YES YES UP, DENTAL OFFICE YES YES UP• ENGINEERS YES YES UP • INTERIOR DECORATORS YES YES UP* MARIN&RELATEDOFFICE INCLUDING: YES YES YES BOAT CHARTER (OFFICE ONLY) YES YES YES BOAT SALES (OFFICE ONLY) YES YES YES MEDICAL OFFICE YES YES UP• PRINTERS YES YES UP • REALTORS/ESCROW YES YES UP• OTHER PROFESSIONAL SERVICES IYES YES UP' Page 87-9 COMMERCIAL DISTRICT REGULATIONS Chapter 20.33 77 TYPE OF USE EXAMPLES RSC APF RMC NO YES NO FREESTANDING OFFICES NOT CORPORATE OFFICE BUILDINGS OFFERING GOODS OR SERVICES EDITORIALAND DESIGN NO YES NO TO THE GENERAL PUBLIC RESEARCH ANDDEVI3LOPMEW NO YES NO PERSONAL SERVICES ACUPUNCTURE YES YES UP' BARBERS YES ANC UP' BEAUrYPARLORS YES ANC UP' CLEANERS/LAUNDRIES YES ANC UP' (COLLECTION ONLY) CLHANERS/LAUNDRIES UP NO NO (PLANT ON PREMISES) FORTUNETELLWO YES YES UP' MASSAGE PARLOR YES ANC UP' MORTUARIES UP UP' REPAIR OFSMALLAPPLIANCE5 YES UP' SHOE REPAIR YES UP' TAILORS YES ANC UP' OTHERPERSONAL SERVICES YES ANC UP' RETAIL ARTGALLERIES YES YES YES APPLIANCE SrORES YES ANC NO BAKERIES YES ANC YES BOOKSTORES YES ANC YES CLOTHING SrORES YES ANC YES DELICATESSENS YES ANC YES DBPARTMENTSTORES YES NO NO HARDWARESTORES YES ANC P' JEWELRY STORES YES ANC YES OUTDOORSALES UP NO UP PHARMACIES YES ANC NO PLAWNURSERIES YES NO NO RETAILMARINESALE5 YES ANC INCGP SHOESTORES YES ANC P' SPECIALTY SHOPS YES ANC P' SPECIALTY FOOD SERVICE (PER 20.72) MOD MOD MOD SUPERMARKETS YES NO NO GENERAL RETAIL SALES YES ANC P' RECREATIONAL,FACILMES GYMS UP UP UP BILLIARD PARLORS UP UP UP RETAIL AND SERVICE ANIMALHOSPITALS UP UP NO COMMERCWLWrrHANiMALS PHTSHOPS UP NO NO PRESENT DOG GROOMERS UP NO NO PUBLICASSEMBLY/CLUBS SERVICE CLUB UP UP UP YACIfTCLUB UP UP INC-UP MISC. BANKS/LENDERS YES YES UP' DAY CARE YES ANC UP' HANDICRAFTESTABLISHMENTS YES NO P' LAUNDROMATS YES NO UP' ACCESSORY USES INCIDENTALTOCOMMERCIAL DEVEIAPMENTS, YES YES YES CONSTRUCTED CONCURRENT WITH ORSUBSEQUENf TO THE MAIN BUILDING WHERE THE CHARACTER OFTHE PREMISES IS NOT ALTERED 0 • Page 87-10 COMMERCIAL DISTRICT REGUTATIONS Chapter 20.33 ' ` •„ W TYPE OFUSE EXAMPLES RSC 4 MAXIMUM FAR USES (Floor area ratio up to 0.75 or 1.0) MARINE USES BOATBUILDING NO NO INC-Up BOATHAULOUT NO NO 1NGP BOAT REPAIR NO NO INC-P OVERNIGHT BEDpNDBREAKFASTS UP UP UP ACCOMMODATIONS HOTEL. UP UP UP MOTEL UP UP UP INDUSTRIAL GENERAL LIGHT INDUSTRIAL NO NO UP, GENERAL LIGHT MANUFACrURING NO NO NO HEAVY INDUSTRIAL NO NO NO GENE:RALIABORATORIFS NO NO NO MACHINESHOPS NO NO NO MARINEINDUSTRIAL NO NO INC-UP MARINE MANUFACrURING NO NO INGUP MEDICALLABORATORIES NO YES NO RESEARCH LABORATORIES NO NO NO WHOLESALE WHOLESALESALES ANC ANC ANC CONGREGATE RESIDENCES CONGREGATE CARE FACILITIES ELDERLY RESIDENTIAL SINGLE ROOM OCCUPANCY UP UP UP UP UP UP NO UP UP STORAGE DRY BOAT STORAGE MINISTORAGE WHERE SPECIFICALLY PERMITTED BY THE GENERAL PLAN MINISrORAGA GENERALLY GENERALSTORAGEWHERESPECIFICALLY PERMITTED BY THE GENERAL PLAN GENERAL. STORAGE OUTDOORSTORAGE NO UP NO UP NO NO NO UP NO UP NO NO INGP UP NO UP NO UP FDMD FLOOR AREA RATIO USES _ CEMETERY/MAUSOI.EUM/CREMATORIUM FREESTANDING RELIGIOUS FACIIdTIPS MUNICIPAL OFFICES COMMUNITY CENTERS HOSPITALS PUBLIC LIBRARIES MUSEUMS POST' OFFICE (FEDERAL) RESERVOIRS/WATERFACILITIES SCHOOLS TRANSIT FACILITIES LrnL Y SUBSrATIONS NO NO NO UP NO NO NO NO NO NO UP NO NO NO NO UP NO NO NO NO NO NO U/A NO NO NO NO UP NO NO NO NO NO NO UP NO Page 87-11 COMMERCIAL DISTRICT REGULATIONS Chapter 20.33 PE OF USB EXAMPLES RSC APF RMC »»OTHER« « OUTDOOR LIGHTING WITHIN 2W FEET OF UP UP UP A RESIDENTIAL DISTRICT TEMPORARY USES UP TO 90 DAYS PD PD PD TEMPORARY USES OVER 90DAYS UP UP UP TEMPORARY HELISTOPS (UP TO 9D DAYS) PD PD PD HEUSTOPS OVER 90 DAYS UP UP UP PORTABLEBUILDINGS UP UP UP ROOFTOP PARKING UP UP UP TENNIS CLUB NO NO NO GOLFCOURSE NO NO NO REMOVAL OF EARTHEN MATERIAL UP UP UP EXCEEDING NORMAL GRADING FOR SITE PREPARATION OR LANDSCAPING SIGNS PER CHAPrER20.06 YES YES YES u,< WWWAMENUMMM YES-PERMWIED ANC -PERMITTED IFANCH IARY UP-PERMflTEDWITH USEPERMIT U/MPERMITTED WITH USE PERMIT IFANC U ARY INC•P-INCENTIVE USE WHICH IS PERMITTED INGUP-INCENTIVE USE PERMITTED UPONTHEAPPROVAL OF AUSEPERMrr P • USES PERMITTED WHEN IN CONJUNCTION WITH AN INCENTIVE USE OCCUPYING AT LEASr4O % OF THE SITEAS PROVIDED UNDER mmoNO3omoA UP •USES PERMITTED UPONTHEAPPROVAL OVA USEPERMIr WHEN IN CONJUNCTION WITH AN INCENTIVE USE OCCUPYING AT LEASr4o %OFTHE SIMAS PROVIDED UNDER SECTION20.90.020 A PD-SUBJECT TO APPROVAL OF THE PLANNING DIRECTOR MOD -SUBJECT TO APPROVAL OF THE MODIFICATIONS COMMITTEE NO*PROHMnTED `)0 0 0 n Ld Page 136-1 G-E-I-F District Chapter 20.54 GOVERNMENTAL EDUCATIONAL AND INSTITUTIONAL FACILITIES DISTRICT CHAPTER 20.54 G-E-I-F DISTRICT Sections: 20.54.010 Intent and Purpose. 20.54.015 Permitted Uses. 20.54.020 Use Permit Required 20.54.025 Development Standards. 20.54.010 INTENT AND PURPOSE. The intent and purpose of this Section is to establish a zoning district that provides for the orderly development of public, quasi -public, and institutional uses, or the expansion of existing facilities, within areas designated for these uses in the Land Use Element of the General Plan. (Ord. 88-27, August 24, 1988) 20.54.015 PERMITTED USES. The following uses shall be permitted in the G-E-I-F District: • a. Churches, Synagogues, and Temples. b. Civic Centers and Related Municipal Facilities and Offices. c. Community Centers. d. Fire Stations and Police Stations. e. Hospitals. f. Libraries. g. Lodges and Community Service Organizations. h. Museums. i. Post Office Facilities operated by the U. S. Postal Service. J. Reservoirs and other water delivery, storage, or supply facilities. k. Schools, Public or Private, Administration Offices and Facilities. 1. Social Halls. M. Transit Facilities. n. Utility Substations, Public and Private. (Ord. 88-27, August 24, 1988) 20.54.020 USE PERMIT REQUIRED. Approval of a Use Permit in accordance with the provisions of Chapter 20.80 of the Municipal Code is required for the establishment of any new use permitted by this Section, or any expansion or changes in the operational characteristics of an existing use within this zoning district, unless said use is owned and or operated by a governmental agency that is exempted from the provisions of this Section by constitutional or statutory law, and is acting in its governmental capacity. (Ord. 88-27, August 24, 1988) ri Page 136-2 G-E-I-F District Chapter 20.54 20.54.025 DEVELOPMENT STANDARDS. Unless otherwise approved as a part of a Use Permit, the following development standards shall be a part of any proposal for a new or expanded use within this zoning district: a. Building Height. Building height shall be regulated by Chapter 20.02 of the Municipal Code, in accordance with the "Official Height Limitation Zones Map" incorporated within Chapter 20.02. b. Building Floor Area. Gross building floor area shall be established using the floor area limits set forth parenthetically on the Districting Maps. C. Parking Requirements. Parking shall be provided in accordance with the provisions of Chapter 20,30.035 of the Municipal Code. d. Setback Requirements. The Planning Commission, or City Council upon review or appeal, shall establish front, side, and rear yard setback requirements for each proposed development in conjunction with the approval of the Use Permit. (Ord. 88-27, August 24, 1988) • 0 Page 179-A1 SPECIFIC PLAN (CENTRAL BALBOA) • Chapter 20.64 Chapter 20.64 SPECIFIC PLAN DISTRICT (CENTRAL BALBOA) Sections: 20.64.010 Establishment of Specific Plan District 20.64.015 Purpose and Intent 20.64.020 General Controls 20.64.025 Design and Development Guidelines 20.64.030 Retail and Service Commercial , SP-* (RSC) District 20.64.035 Commercial District Development Standards 20.64.040 Residential Districts: SP-* (R-2) and SP-* (MFR) 20.64.045 Residential District Development Standards 20.64.050 Governmental, Educational and Institutional Facilities, SP-* (GEIF) District • 20.64.055 Governmental, Educational and Institutional District Development Standards 20.64.060 Open Space, SP-* (OS) District 20.64.065 Open Space District Development Standards 20.64.070 General Regulations 20.64.010 ESTABLISHMENT OF SPECIFIC PLAN DISTRICT -CENTRAL BALBOA. The provisions of this Specific Area Plan shall apply to all parcels within the boundaries of the Central Balboa Specific Area Plan area, as shown on the Land Use Plan Map incorporated herein, and as shown on Districting Map No.11, as referred to in Section 20.01.050 of the Newport Beach Municipal Code. (Ord. 86-7, May 28, 1986) 20.64.015 PURPOSE AND INTENT. The purpose of this Specific Area Plan is to establish policies to guide the orderly development and improvement of the Central Balboa Area. Development Standards are included in this Specific Plan to set minimum standards for public and private improvements. A. The specific goals of this Specific Area Plan are as follows: REVISION 11 -- 07/15/92 Page 179-A2 SPECIFIC PLAN (CENTRAL BALBOA) Chapter 20.64 . 1. To consolidate, preserve, and enhance the traditional central business district character of the area. 2. To create visual interest and a pedestrian scale along street -facing facades and a harmonious relationship between buildings. 3. To preserve the historic character of the area and maintain compatibility with the scale and mass of existing structures, while allowing opportunities for architectural diversity. 4. To provide a year-round, active commercial and recreational area serving the needs of the permanent residents and visitors of the Balboa Peninsula. 5. To provide public improvements designed to enhance the visual quality of the area, encourage safe pedestrian movement and bicycle transportation, and to facilitate the flow of vehicular traffic. 6. To locate and develop new public parking areas, while minimizing encroachment into existing open space and recreational areas. . 7. To use architectural design and public improvements to define the commercial district and establish a clear line of demarcation with residential areas. B. It is the intent of this Specific Area Plan to ensure consistency between the stated goals and policies of the Land Use Element of the General Plan and the Local Coastal Program, Land Use Plan. This will be achieved through the equitable application of the provisions of this plan. C. The Land Use Plan Map, as incorporated herein, and the accompanying design guidelines and development standards provide for the orderly development of property within the Central Balboa area, consistent with the stated goals, policies and objectives of the City's General Plan and Local Coastal Program, Land Use Plan. This will be achieved through the equitable application of the provisions of this plan. The majority of the Central Balboa area is designated for Retail and Service Commercial land uses. This designation is intended to provide the Central Balboa area with commercial services for permanent residents and visitors of the area. Two Family Residential, Multi -family Residential, Governmental, Educational and Institutional Facilities and Open Space designations reflect existing land uses and development. RHVISION 11 - 07/15/92 Page 179-A3 SPECIFIC PLAN (CENTRAL BALBOA) . Chapter 20.64 20.64.020 GENERAL CONTROLS. A. APPLICABILITY. The provisions of this section shall apply to all property in the Central Balboa Specific Plan District, unless otherwise noted. 1. CONSTRUCTION OF BUILDINGS REGULATED. No building, structure, or sign shall be erected, reconstructed or structurally altered in any manner nor shall any building or land be used for any purpose, other than as permitted by, and in conformance with this Plan and all other ordinances, laws and maps referred to herein. Where other sections of the Municipal Code conflict with any provision of this Plan, the provisions of this Specific Plan shall take precedence. • B. LAND USE DESIGNATIONS. The following land use designations are established: 1. Retail and Service Commercial, SP-* (RSC) District. 2. Two Family Residential, SP-* (R-2) District 3. Multi -Family Residential, SP-* (MFR) District. 4. Governmental, Educational and Institutional Facilities, SP-* (GEIF) District. 5. Open Space, SP-* (OS) District. The designations, locations and boundaries of these uses are delineated upon the map entitled "Central Balboa Specific Area Plan, Land Use Plan Map", which map and all information and notations thereon are made a part of this section by reference. (Ord. 92-* *, * *, 1991; Ord. 86-7, May 28, 1986) C. LAND USE AND DEVELOPMENT REGULATIONS. Land use and development regulations shall be those of the base district with which the "SP" Specific Plan District symbol is applied, unless specifically modified by the provisions of this Chapter. In cases REVISION 11 -- 07115/92 Page 179-A4 SPECIFIC PLAN (CENTRAL BALBOA) Chapter 20.64 • where the Specific Plan District regulations conflict with the base district regulations, the regulations of the Specific Plan District shall apply. D. ALTERATIVE DEVELOPMENT REGULATIONS. In order to permit flexibility in development regulations and allow opportunities for innovative and superior urban design, alternative development regulations may be proposed through the Site Plan Review process in accordance with the provisions of Section 20.01.070. The Planning Commission shall approve or conditionally approve the development upon the finding that: 1. The proposed site plan is consistent with the Central Balboa Specific Area Plan and other applicable policies. 2. The proposed site plan is compatible with surrounding development. 3. The proposed site plan provides the potential for superior urban design in comparison with the development under Specific Plan District regulations that would apply if the site plan were not approved. 4. The deviations from the Specific Plan District regulations that otherwise • would apply are justified by compensating benefits of proposed the site plan. 5. The proposed site plan shall ensure that the public benefits derived from expenditures of public funds for improvement and beautification of streets and public facilities within Central Balboa Specific Area Plan area shall be protected. 20.64.025 DESIGN AND DEVELOPMENT GUIDELINES. These design and development guidelines are intended to provide criteria for all new development and the redevelopment of existing, properties, and to assist the City staff and Planning Commission in reviewing applications for Site Plan Review or Use Permits. A. DESIGN THEME. The objective is to preserve and enhance the traditional central business district character of the Central Balboa area. Essential to realizing this objective is the maintenance and strengthening of pedestrian orientation of the commercial district. The siting of buildings, architectural design and street and sidewalk improvements should foster pedestrian activity. Design elements that may be applied to achieve this objective include: REVISION 11 - 07115M Page 179-A5 SPECIFIC PLAN (CENTRAL BALBOA) • Chapter 20.64 1. Avoiding monotonous, visually unappealing structures by providing vertical and horizontal articulation to break up building mass. 2. Designing structures to create transitions in form and scale between large buildings and adjacent smaller buildings. 3. Designing buildings to be visually connected rather than creating gaps in the streetscape system. 4. Relating the scale and character of new development, and the redevelopment of existing properties, to the pedestrian functions and spaces. 5. Wherever possible, new structures and the redevelopment of existing properties, should expand the pedestrian spaces provided by the sidewalk. Examples of this include recessed building entries or internal courtyards, patios, plazas, or malls. 6. Extending paving material to sidewalk in front of building entrances and using • paving patterns to identify building entrances and to add visual interest. 7. At block corners, structures should utilize a form which creates an open space pedestrian environment, such as a corner plaza. 8. Site and design buildings and parking areas to minimize pedestrian/vehicle conflicts. 9. Wherever possible, locating parking to the rear or to the side of buildings, and entries on side streets and alleys. B. ARCHITECTURAL THEME. No specific architectural theme is recommended for the Central Balboa area. The intent is to preserve the historic character of the area, maintain harmony with the existing structures, and allow opportunities for architectural diversity. Design should therefore focus on providing a pedestrian scale and utilize materials and features consistent with the historic structures in the area, with the Balboa Pavilion and the Balboa Inn serving as focal points. Architectural elements that may be applied to achieve this objective include: REVISION 11 - 07/15/92 Page 179-A6 SPECIFIC PLAN (CENTRAL BALBOA) Chapter 20.64 • 1. Commercial structures which face public streets should be designed to create visual interest and a pedestrian scale along street -facing facades and a harmonious relationship between buildings. 2. Walls abutting pedestrian walkways or sidewalks of commercial areas should be primarily non -reflective glass affording views of merchandise and store within. Avoid large blank walls and long stretches of walls without windows. 3. Storefronts should provide attractive and varied window displays, including, but not limited to, window recesses, special trim, mullions, and multi -pane glass. 4. Where appropriate, awnings or other devices for weather protection should be encouraged. Such devices should relate to the overall scale of architectural details. 5. Exteriors materials and finishes should be in keeping with the historic character of the area. Natural materials which provide texture and visual interest, such as brick, wood, unpolished stone and stucco, are encouraged. . Use of reflective glass, metal panels (with the exception of decorative roofing), plastic materials, split face block, exposed concrete block and other exterior materials which are similarly out of character with the area should be avoided. 6. Exterior colors should be those which are in keeping with the established character of the area. The dominant color of the building should relate to the inherent color of its exterior material. Subdued colors are recommended for the overall color theme. Bright and excessively dark colors should limited to accents intended to enhance the overall appearance of the building. 7. The use of decorative lighting to accent rooflines and architectural elements is encouraged. REVISION 11 - 07/15/92 0 Is Page 179-A7 SPECIFIC PLAN (CENTRAL, BALBOA) Chapter 20.64 D. STREETSCAPE. 1. Streetscape design and materials are intended to achieve the following: a. Enhance the visual quality of the Central Balboa area while reinforcing its recreational and historic character. b. Encourage pedestrian activity. 0 REVISION 11 - 07/15/92 Page 179-A8 SPECIFIC PLAN (CENTRAL BALBOA) Chapter 20.64 C. Promote bicycling for transportation and recreation. d. Reduce visual clutter created by street fixtures, signs and graphics in order to enhance the aesthetic quality of the area and to facilitate the flow of vehicular traffic. e. Clearly delineate the boundaries of the commercial area and discourage commercial and recreational activities fromintruding into residential areas. 2. The above objectives can be achieved by applying the following guidelines to street improvements: a. Enlarged Pedestrian Areas. Enlarged pedestrian areas should be provided by extending sidewalks to create "bulb -outs" at selected intersections. b. Paving. Decorative paving treatments should be used to breakup large areas of concrete; to differentiate pedestrian areas and walkways; to identify building entrances and driveways; to accent tree wells, lighting fixtures and bus stops; and to add visual interest. C. Bollards. Bollards should be provided where appropriate to provide separation of pedestrian and vehicular areas. d. Street Lighting. Street light fixture designs should be reflective of the historic character of the area. Street light fixtures should be kept to a pedestrian scale (12 to 18 feet). Street light fixtures should accommodate vertical banners for use in identifying the commercial area and promoting civic events. e. Street Furnishings. Benches, kiosks, trash receptacles, planters and other street furnishings should be of design and materials consistent with the character of the area. Wherever possible, street furnishings should be consolidated to avoid visual clutter and facilitate pedestrian movement. f. Signs and Graphics. Wherever possible, traffic control, directional and other public signs should be consolidated and grouped with other street fixtures and furnishings to reduce visual clutter and to facilitate REVISION 11 - 07115/92 • Page 179-A9 SPECIFIC PLAN (CENTRAL BALBOA) • Chapter 20.64 vehicular and pedestrian movement. A graphic denoting the Central Balboa area should be incorporated into the standard street name signs used within the Specific Plan District. g. Street Trees. Street trees should be used to provide shade, soften building forms, and to enhance the street environment. However, the height and density of the leaf canopy should not overly obscure adjacent businesses. Flush -mounted tree wells with steel grating and/or brick surfaces should be used to protect the trees, and to allow free pedestrian movement. h. Entry Signs. Entry signs, such as ornamental arches, or similar structures, should be constructed on Balboa Boulevard at Adams Street and at A Street. i. Utilities. The undergrounding of all existing overhead utilities, including electric power, telephone and cable television, is recommended to improve the visual quality of the streetscape and to • eliminate the need to prune street trees away from power lines. 3. Main Street's storefront character, pedestrian orientation and tree -lined canopy should be preserved and enhanced. 4. Palm Street should be improved to emulate Main Street's setting. This will provide a major pedestrian link from the Balboa Pier parking lot to the Balboa Island Ferry. This will also create a major pedestrian loop through the area via Palm Street, the East Ocean Front boardwalk, Main Street, and the Edgewater Place Public Walk. 5. Adams Street, East Balboa Boulevard, East Bay Avenue and Washington Street should be improved with enhanced sidewalk treatments and street furniture and fixtures to promote pedestrian activity and create active shopping streets. These streets will also serve as secondary pedestrian corridors. 0 REVISION 11 - 07/I5/92 Page 179-A10 SPECIFIC PLAN (CENTRAL BALBOA) Chapter 20.64 . E. LANDSCAPING, 1. Landscaping Should serve as a unifying element within the Central Balboa area. The landscape palette should provide continuity, yet allow opportunities for creativity, contrasts and variety. 2. Landscaping should complement architectural design. Landscaping can be used to identify building entrances, bring building elements to a human scale, soften building exteriors, and to provide interesting shades and shadows. 3. Landscaping should be used to support the pedestrian environment. Landscaping can be used to separate outdoor dining areas from pedestrian areas, provide pedestrians with protection from the elements, and add visual interest to pedestrian areas, Along storefronts, the use of plants and flowers in raised planters, window boxes and other containers are encouraged. 4. Where appropriate, landscaping should be used to screen parking, loading, storage, service and utility areas from public view, while maintaining safe sight distances. 0 5. In parking areas, landscaping should be used to break-up expanses of pavement, provide separation from pedestrian areas, and to create canopies and shade. 6. The use of water conservation design concepts, such as xeriscape and drip irrigation, should be encouraged. 7. Landscaping in public areas near the beach and bay should be chosen for their aesthetic qualities, low maintenance requirements, and their ability to withstand strong prevailing winds and salt -laden air. 20.64.030 RETAIL AND SERVICE COMMERCIALI SP-' (RSC) DISTRICT. It is the intent of this section to provide for retail sales, personal service, commercial, and professional uses that offer service to the area residents and visitors. A. USE OF LAND OR STRUCTURES. Uses permitted in commercial districts and uses permitted upon the approval of the Planning Director, Modifications Committee, or Planning Commission shall be as provided in Table 20.64. REVISION 11 - 07115N2 0 Page 179-A11 SPECIFIC PLAN (CENTRAL BAI-BOA) Chapter 20.64 B. SPECIAL FINDINGS AND CONDITIONS FOR FOOD USES. In addition to the findings established in Chapter 20.72, the Modifications Committee, Planning Commission, or City Council, as the case may be, shall make the following findings in order to approve a drive-in, take-out or specialty food service use: 1. That the operator of the food service use will be responsible for the clean-up of all on -site and off -site trash, garbage and litter generated by the use. 2. That the operator of the food service use has submitted a practical program for the monitoring and implementing the clean-up of site and adjacent areas. 20.64.035 COMMERCIAL DISTRICT DEVELOPMENT STANDARDS. The following standards shall apply to all properties and developments in the SP-* (RSC) District as set forth herein: A. SETBACK REQUIREMENTS. 1. First Floor Front Yard Setback: A minimum of forty percent (40%) of the • first floor building face shall be set back an average of three (3) feet from the front setback line. r a.: 4. 40% 40% of Frontage of Frontage 2. Side Yard Setback: Where the side of a lot abuts a residential district, a minimum setback of five (5) feet shall be maintained. 3. Rear Yard Setback: Where the rear of a lot abuts a residential district, a minimum setback of five (5) feet shall be maintained. 0 REVISION 11 — 07/15/92 Page 179-Al2 SPECIFIC PLAN (CENTRAL BALBOA) Chapter 20.64 • 4. Alley Setback: Where a rear -lot line adjoins an alley with a width of less than twenty (20) feet, a setback of ten (10) feet shall be maintained. 5. Corner Setback: On the first floor, a building on a street corner lot shall not extend beyond an imaginary line that connects a point on each of the street front property lines which is distant from the Tg comer by a length equal to ten percent (109o') of R the parcel frontage or ten (10) feet, whichever is r less. This setback may contribute towards the first floor front setback requirement. 6. Bulkhead Setback: A minimum setback of ten (10) feet shall be maintained from the bulkhead line. B. REQUIRED BUILDING LINES. A minimum of sixty percent (60%) of the building surface facing East Balboa Boulevard, Main Street and Palm Street shall be located within five (5) feet of the setback line. street i C. REQUIRED VERTICAL ARTICULATION. No wall surface adjacent to a public street shall run in one continuous direction for more than fifty (50) feet without a recess or REVISION 11- 07/15/92 Page 179-A13 SPECIFIC PLAN (CENTRAL BALBOA) Chapter 20.64 offset break measuring at least five (5) feet in depth and at least ten (10) feet wide. Cornices, eaves, ornamental features, raised planters up to 18 inches and open balconies and stairs may project into this area. 10' D. REQUIRED HORIZONTALARTICULATION. Walls adjacent to any public street shall be setback at least one and one-half (1.5) feet for every foot in excess of above nineteen (19) feet above grade. Twenty percent (20%) of the length of the building facade may exceed the nineteen (19) foot height limit up to the height limits specified in Chapter 20.02, in order to accommodate towers, spires, cupolas, dormers, gables, and chimneys. 26' is REVISION 11 - 07/15/92 Page 179-A14 SPECIFIC PLAN (CENTRAL, BALBOA) Chapter 20.64 . E. BUILDING MATERIALS. 1. Not more than forty percent (409o') of any exterior building elevation above the first floor shall consist of glass or a similar material. 2. Opaque, reflective or dark tinted glass shall not be permitted. F. RESIDENTIAL DEVELOPMENT. Residential uses shall be permitted above the first floor. The following standards apply to residential units above commercial or retail uses: 1. Residential uses are permitted on the second floor or above only. 2. A minimum of 1,800 square feet of land area is required for each dwelling unit, provided, however, that a minimum of one (1) dwelling unit per lot shall be permitted. 3. The total gross floor area and building bulk in all structures on any site shall be specified in Chapter 20.07. 4. The commercial or retail portion shall be limited to a floor area ratio between 0.25 and 0.50, Commercial or retail portions with floor area ratios of less than 0.25 shall require a use permit as specified in Chapter 20.07. 5. The residential portion of the structure shall be limited to a maximum floor area ratio of 0.75. 6. A minimum of one hundred (100) square feet of outdoor living space per dwelling unit shall be provided. This outdoor living space area shall have a REVISION It - 07/15192 0 Page 179-A15 SPECIFIC PLAN (CENTRAL BALBOA) • Chapter 20.64 minimum dimension in any direction of at least six (6) feet and shall be open to the sky or open on at least one side. Architectural features may project into this area as permitted in Section 20.64.070 (A) of this Chapter. 7. Off-street parking for residential uses shall be provided in accord with the following schedule: 1.5 spaces, including 1 covered, for studios and one -bedroom units. 2 spaces, including 1 covered, for units with 2 bedrooms or more. G. SIGNS. The following standards shall apply to all signs within the SP-* (RSC) District: 1. Wall Siens. a. Number. Single tenant buildings shall be permitted one (1) primary wall sign. Multi -tenant buildings shall be permitted one (1) wall sign per business. b. Area. Two (2) square feet of sign area for each lineal foot of frontage, up to one hundred (100) square feet. Frontage is computed on an individual basis in multi -tenant buildings. Building frontage shall be measured along that side of the building for which the sign is proposed. C. Length. The length of a primary wall sign shall not exceed eighty percent (80%) of the building frontage. d. Accessory Signs (including logos). Single tenant buildings shall be permitted two (2) additional accessory wall signs of twelve (12) square feet each. 2. Ground Siens. a. Frontages. Ground signs shall be permitted only on properties with a minimum frontage of one hundred (100) feet. REVISION 11 -- OV15N2 Page 179-A16 SPECIFIC PLAN (CENTRAL BALBOA) Chapter 20.64 • b. Area. The area of ground signs shall not exceed forty (40) square feet (single face). C. Height. The height of ground signs shall not exceed four (4) feet. 3. Awning/Canopy/Shade Signs. a. Area. Signs may be placed on the outer faces of an awning, canopy, or shade if they are made a part thereof and do not exceed thirty percent (3017o) of the exposed surface area. b. Placement. Signs placed perpendicular to the building face under an awning, canopy, or shade will be permitted at each building entrance provided each sign does not exceed six (6) square feet (single face) and the bottom of each sign shall be clear of the sidewalk by not less than eight (8) feet. C. Materials. Awnings, canopies, and shades shall be constructed of noncombustable frames. Awning, canopy and shades coverings shall consist of an opaque fabric, tested and classified as nonflammable. d. Illumination. Awning, canopy, and shade signs shall be illuminated from exterior lighting sources only. 4. Marquee Signs. a. Area. Signs may be placed on the outer faces of a marquee, if they are made a part thereof and do not exceed the limitations of a marquees. Cutout letters, up to eightteen (18) inches in height, may be installed on top of marquees. b. Placement. Signs placed perpendicular to the building face under a marquee shall be permitted at each building entrance provided each sign does not exceed six (6) square feet (single face) and the bottom of each sign shall be clear of the sidewalk by not less than eight (8) feet. 5. Window Signs. a. Number. One (1) per window REVISION It -. 07/I5M 0 Page 179-A17 SPECIFIC PLAN (CENTRAL BALBOA) • Chapter 20.64 b. Size. No permanent window sign shall cover more than twenty percent (20%) of the visible window area. C. Materials. Permanent window signs shall be applied directly to the window surface and shall be limited to individual lettering and transparent or translucent logos. 6. Projecting Signs. a. Number. One (1) projecting sign shall be permitted per building face. b. Area. Two (2) square feet for each lineal foot of building frontage, not to exceed twenty-five (25) square feet (single face). C. Clearance and Height. The bottom of the sign shall be clear of the sidewalk by not less than eight (8) feet. The maximum height of the sign, excluding supporting structure, shall be sixteen (16) feet. • d. Projection. No sign shall project more than four (4) feet over public property and may not project to within two (2) feet of the curb line. Subject to all limitations in this Chapter, the distance any sign may project over public property or beyond the building line is governed by the following table: Distance Above Sidewalk or 8'-1(Y 1a-12' 12'=14' 14'_1G Grade Immediately Below sign. Ma)dmum Projection Over 1' 2' 3' 4' Property Line or Building Line. LJ e. Thickness of Projection. The thickness of any portion of a sign which projects over public property or beyond a building line shall not exceed three (3) inches. f. Illumination. Projecting signs shall be illuminated from exterior lighting sources only. REVISION 11 — 07115/92 Page 179-A18 SPECIFIC PLAN (CENTRAL BALBOA) Chapter 20.64 • UNEWTIMMOrl O ' w a. Directional Signs, Signs used to give direction to traffic or pedestrians or give instructions as to special conditions shall not exceed a total of six (6) square feet (single face) in area and may be permitted in addition to the other signs listed in this section in instances where necessary for traffic safety reasons. Said signs shall not contain names, logos, or advertising messages. b. Directory Signs. Multi -tenant buildings shall be permitted one (1) twenty-five (25) square foot wall or freestanding building directory sign listing tenants. C. Ancillary Signs. Signs displaying business hours, credit cards, and other such items shall not exceed a cumulative square footage of two (2) square feet. 8. Temporary Signs. a. Number. One (1) per building or building site, not including temporary window signs. b. Size. No temporary sign shall exceed sixty (60) square feet in area. Temporary signs of rigid material shall not exceed twenty-four (24) square feet in area, or six (6) feet in height. A temporary window signs shall not cover more than twenty percent (20%) of the visible window area. C. Duration. Temporary signs may remain in place for a period not exceeding two (2) thirty (30) day periods per calendar year. 9. Design Criteria. a. Signs permitted under this section are subject to the criteria set forth in Section 20.06.070. REVISION 11 - 071150I 0 Page 179-A19 SPECIFIC PLAN (CENTRAL. BALBOA) • Chapter 20.64 10. Permits. All signs, consistent with this section, or approved by an Exception Permit, including temporary window signs, shall be required to obtain a sign permit from the Building Official. 11. Exceptions. a. The Modifications Committee shall have the authority to approve modifications from any of the provisions of Section 20.64.035 (G) in accordance with the provisions of Chapter 20.81. 12. Non -Conforming Signs. a. Signs existing at time of adoption of this Chapter which do not comply with the provisions hereof shall be regarded as legal nonconforming signs and shall be subject to the provisions of Section 20.06.110. • H. LANDSCAPING. The following landscape standards shall apply to all properties within the SP-' (RSC) District: i 1. A minimum of eight percent (89o) of the site shall be landscaped. Up to one- half of the site's landscaping may be in the form of decorative paving, such as brick, stone or tile. 2. In exterior parking areas in excess of seventy-five hundred (7,500) square feet, a nunimum of five percent (5%) of the parking area shall be devoted to planting areas distributed throughout the parking area. Parking area landscaping may contribute towards meeting overall site landscaping requirements. 3. Exterior parking areas shall provide a perimeter planting area a minimum of three (3) feet wide when the perimeter line abuts a public street, five (5) feet when the perimeter line abuts a residential district. 4. In exterior parking areas in excess of seventy-five hundred (7,500) square feet, a minimum of one (1) tree for every six (6) spaces shall be distributed throughout the exterior parking lot. REVISION 11 -- 07/15/92 Page 174-A20 SPECIFIC PLAN (CENTRAL BALBOA) Chapter 20.64 5. A parking structure having at -grade parking adjoining a ,public street shall have a ten (10) foot wide planting area adjoining the street property line. 6. landscaping shall be provided on the upper floors of parking structures where these structures are visible from public streets, pedestrian pathways, or adjacent buildings. 20.64.040 RESIDENTIAL DISTRICTS. It is the intent of this section is to preserve the existing residential districts within the Central Balboa Specific Area Plan area, and to maintain the development standards that have guided the orderly development of these districts. A. USE OF LAND OR STRUCTURES. Uses permitted in commercial districts and uses permitted upon the approval of the Planning Director, Modifications Committee, or Planning Commission shall be as provided in Table 20.64, 20.64,045 RESIDENTIAL DISTRICTS DEVELOPMENT STANDARDS. The following standards shall apply to all properties and developments in the SP-• (R-2) and SP- • (MFR) Districts as set forth herein: A. SETBACK REQUIREMENTS. 1. Front Yard Setback: A front yard setback area of five (5) feet shall be required, except for the south side of the 800 block of East Bay Avenue, which shall have a setback of ten (10) feet. 2. Side Yard Requirements: Each side yard shall not be less than three (3) feet wide on building site forty (40) feet wide or less, or four (4) feet on lots wider than forty (40) feet; provided, that the side yard on the rear twenty (20) feet of the street side of a corner lot, where there is reversed frontage, shall not be less than the front yard required or existing on the adjacent reversed frontage. 3. Rear Yard Setback: A minimum ten (10) foot setback area shall be shall be maintained. 4. Alley Setback: Where a rear -lot line adjoins an alley, a setback of five (5) feet shall be maintained. RRVISION 11 - 071IS192 0 • Page 179-A21 SPECIFIC PLAN (CENTRAL BALBOA) Chapter 20.64 B. REQUIRED COURTS 1. Courts Opposite Interior Prope , Line: The minimum depth of a court for a required window for a habitable room shall be ten (10) feet measured from the property line. THaNtabie 12' Roan 1 Window i 2. Court Dimensions: Courts shall be twelve (12) feet, six (6) feet on either side of the centerline of the required window, and shall be open to the sky, provided eaves may project eighteen (18) inches into a court. C. OUTDOOR LIVING SPACE. A minimum of one hundred (100) square feet of outdoor living space per dwelling unit shall be provided. This outdoor living space area shall have a minimum dimension in any direction of at least six (6) feet and shall be open to the sky or open to at least one side. Architectural features may project into this area as permitted in Section 20.64.070 (A) of this Chapter. 20.64.050 GOVERNMENTAL, EDUCATIONAL AND INSTITUTIONAL FACILITIES, SP-' (GEIF) DISTRICT It is the intent of this section to provide for the orderly development of public, quasi -public, and institutional uses, or the expansion of existing facilities, within areas designated for these uses in the Land Use Element of the General Plan. REVISION 11 -- 07/15/92 Page 179-A22 SPECIFIC PLAN (CENTRAL BAL.BOA) Chapter 20.64 . A. USE OF LAND OR STRUCTURES. Uses permitted in the Government, Educational and Institutional District and uses permitted upon the approval of the Planning Director, Modifications Committee, or Planning Commission shall be as provided in Table 20.64. 20.64.055 GOVERNMENTAL, EDUCATIONAL AND INSTITUTIONAL FACILITIES DISTRICT DEVELOPMENT STANDARDS. The following standards shall apply to all properties and developments in the SP-• (GEIF) District as set forth herein: A. SETBACK REQUIREMENTS. The Planning Commission, or City Council upon review or appeal, shall establish front, side, and rear yard setback requirements for each proposed development in conjunction with the approval of a use permit. 20.64.060 OPEN SPACE, SP-• (OS) DISTRICT It is the intent of this section to prohibit intensive urban development of those areas of the City designated for recreational and environmental open space in the Land Use Element of the General Plan. A. USE OF LAND OR STRUCTURES. Uses permitted in the Open Space District and uses permitted upon the approval of the Planning Director, Modifications Committee, or Planning Commission shall be as provided in Table 20,64. 20.64.065 OPEN SPACE DISTRICT DEVELOPMENT STANDARDS. The following standards shall apply to all properties and developments in the SR' (OS) District as set forth herein: A. SETBACK REQUIREMENTS. The Planning Director or Planning Commission, or City Council upon review or appeal, shall establish front, side, and rear yard setback requirements for each proposed development. 20.64.070 GENERAL REGULATIONS A. PROJECTIONS INTO SETBACK YARDS. Projections into required setbacks shall be permitted as specified below, provided that encroachments into alley setbacks shall provide a minimum ground clearance of eight (8) feet. REVISION 11 - 07/13M 0 Page 179-A23 SPECIFIC PLAN (CENTRAL BALBOA) • Chapter 20.64 1. Cornices, eaves, ornamental features, window boxes: two (2) feet, provided such features shall not project closer than two (2) feet from a side property line. 2. Bay and greenhouse windows, located on the first floor and not exceeding eight (8) feet in width: two (2) feet, provided such features shall not project closer than two (2) feet from a property line. 3. Raised planters up to eighteen (18) inches in height: eighteen (18) inches, except in an alley setback. 4. Open porches, patios, terraces, platforms, decks and subterranean garages, not more than three (3) feet in height: three (3) feet in a side yard or rear yard. 5. Marquees, awnings, and shades: to the front property line. 6. Columns, vertical supports and raised planters up to eighteen (18) inches in height, covering no more than ten percent (10%) of the corner setback area. B. AWNINGS, CANOPIES, AND SHADES. Awnings, canopies, and shades may extend over public property, subject to the following conditions: 1. The owner of the property has applied for, and received, an encroachment permit issued by the Public Works Department. 2. Such devices meet with the construction, projection and clearance requirements of the Uniform Building Code. 3. Such devices shall not extend more than three (3) feet above or below the floor to which it is attached. 4. Awnings, canopies, and shades shall be constructed of noncombustible frames. Awning, canopy and shades coverings shall consist of an opaque fabric, tested and classified as nonflammable. 5. Such devices displaying advertising shall be subject to the sign regulations contained in this section. 0 REVISION 11 - 07/15/92 Page 179-A24 SPECIFIC PLAN (CENTRAL BALBOA) Chapter 20.64 . C. REFUSE STORAGE AREAS. Refuse storage areas shall be screened on all sides by a six (6) foot solid wood or masonry wall, or located within a building. D. SCREENING OF MECHANICAL EQUIPMENT. All exterior mechanical equipment, except solar collectors shall be screened from view on all sides. Screening materials may have evenly distributed openings or perforations averaging fifty percent (50%) E. OFF-STREET PARKING REQUIRED. Off-street parking shall be provided on the building site as specified in Chapter 20.10 for residential districts and in Chapter 20.33 for non-residential districts. F. SPECIAL PROVISIONS FOR TANDEM PARKING. Tandem parking up to a maximum of two (2) automobiles in depth shall be permitted, subject to the following conditions: 1. In the SP-' (RSC) District, signs shall be posted on the business frontage which advises patrons of the availability and location of parking spaces. The location, size and color of the signs shall be approved by the Planning Director. 2. In mixed use development, the enclosure of parking may be permitted, subject to the conditions specified in Section 20,30.030 (C). G. BULKHEADS. All bulkheads shall be constructed to an elevation of nine (9) feet above mean low water (6.27 feet above mean sea level). H. FLOOR AREA RATIO, BUILDING BULK AND BUILDING HEIGHT. The total gross floor area and building bulk contained in all buildings on a buildable site in any commercial district shall be as specified in Chapter 20,07. The building height limit shall be as specified in Chapter 20:02, h PUMP -OUT FACILITIES REQUIRED. On waterfront sites where the proposed use includes public marinas, yacht clubs, boat charters or rentals, sports fishing establish- ments, commercial fishing facilities, marine service stations, gas docks, boat launching REVISION 11 - 07/I5192 '16 Page 179-A25 SPECIFIC PLAN (CENTRAL BALBOA) • Chapter 20.64 facilities, or other similar uses, either public or private, boat holding tank pump -out facilities shall be provided in each case, unless otherwise approved by the Planning Commission or City Council on review or appeal of a Site Plan Review or use permit. Said pump -out facil- ities shall have adequate capacity to accommodate all vessels anticipated at each site. Prior to the issuance of building permits, the Marine Director shall approve all plans and specifications of pump -out facilities. J. PUBLIC ACCESS TO BAY FRONT. In approving a Site Plan Review or granting a Use Permit for development on a building site with frontage along the bay, the Planning Commission or City Council, upon review or appeal, shall require the dedication of vertical and lateral public access easements, except where adequate public access already exists or where the provision of access is inconsistent with public safety or the protection of fragile coastal resources. The following standards shall be applied to all lateral and vertical public access easements: 1. Public access easements shall be a minimum of six (6) feet in width. • 2. Public access easements may be provided within required setback areas. • 3. All dedicated public access easements shall be recorded with the Orange County Recorder's Office in a manner satisfactory to the Public Works Department. (Ord. 90-24, June 28,1990; Ord. 89-19, Sept. 13, 1989; Ord. 86-7, May 28, 1986) REVISION 11 - 07/15/92 Page 179-A26 SPECIFIC PLAN (CENTRAL BALBOA) Chapter 20,64 ursu kxMiROX the p>dstr ffaaiO.b oui� /aa `6f.tru%ural,,, 1.:. irk tv, 'i'Stir'fair,a ii%ri'trf"`cobveriCGbi� f 's x........ REVISION 11 - 07/15192 • Page 179-A27 SPECIFIC PLAN (CENTRAL BALBOA) . Chapter 20.64 20.64.090 PUBLIC IMPROVEMENT COMPONENT. The following are the public and private improvement projects for the Central Balboa Specific Area Plan area. Projects are listed by priority, with a general description of each project and proposed funding sources. The City's ability to fund its share of each project, where applicable, is based upon the allocation of limited financial resources throughout the City. Each year during the preparation of the City's annual budget, the City Council will determine which projects or portion thereof are to be funded by the City, their costs, and specific schedule for implementation. For those projects using gas taxes or other sources of revenue for a portion of the funding, the specific projects to be funded must also be determined annually, based upon the availability of funds and demand from other projects through- out the City. Certain projects are to be funded in whole or in part, through the formation of Assessment Districts. Prior to implementing any project for which an Assessment District must be formed to secure funding, all benefitting property owners shall be provided with all pertinent details of the project including a total cost and the individual • assessment for each property owner. All benefitting property owners will vote on the project, the formation of the Assessment District, and the individual dollar amount of the assessment. A majority of the benefitting property owners must approve the entire program prior to implementation, as set forth in state law. A. PRIORITY I: IMMEDIATE IMPLEMENTATION B. PRIORITY II: IMPLEMENTATION WITHIN TWO YEARS C. PRIORITY III: IMPLEMENTATION BETWEEN TWO AND FIVE YEARS. D. PRIORITY IV: IMPLEMENTATION WITHIN FIVE TO TEN YEARS. 0 REVISION 11 - 07/15192 TABLE 20.64 Additional TYPE OF USE RSC R2 MPR GEIF Regulations Residential Uses Singlo-FamilyDweWngs YES YES YES (A) TMaFamilyDwellings YES YES YES (A) Multi -Family Dwellings YES YES (A) Congregate Residences Congregate Care Facilities UP Elderly Residential UP UP UP Group Residential Single Room Occupancy UP Public Semi-Publk Uses Churches, Synagogues, and Temples YES (1.I) UP (L-2) Civic Centers UP (1,2) CommunityCenters UP UP(LG3) UP(W) UP (L-2) Daycare Facilities UP Fire Stations and Police Stations UP UP (1,2) Hospitals UP (L-2) Libraries UP (L-2) Lodges/Community Service Organization UP UP (L.2) Museums UP (1.2) Pest Offices (Federal) UP (1.•2) Reservoirs UP (1.2) Schools, Public or Private Up (f,.2) Social Hall$ UP UP (L-2) Transit Facilities UP UP (G2) Utilitiy Substations, Public and Private UP (L3) UP (L.3) UP (t.2) Animal Safes and Services Animal Hospitals UP Pet Shops UP Dog Groomers UP Art or Instructional Facilities Art studios YES Dance Studios UP HandicraftEstablishments YES Music/Art Studios UP Photography Studios YES Private Instructional Facilities UP Automobile -Related Uses Auto Rental (Office Only) YES Commercial Parking UP UP (tA) UP (LA) Munkipally-OperaledParking Lots YES UP UP Hanks and Savings and Loans Banks/Lenders YES TABLE 20.64 .. M..w ... ... .......... . .. :..M.. ... ...................... ... ... .. .,,.,. ..,...,...... ... ... .., .......... ... .:... .. ...... ............ ......,,.. .M .,.. ..... ... ..... ,,.. .. ... . , ... w ...•. ..., ., w, .., ..,.. �• • • Additional•• • TYPE OF USE RSC R-2 MFR GEIF Regulations Pood'Uscs . .., ,. , ,. •, . , ... _ , • , .. . Restaurants UP (B) Specialty Food Service MOD (B), (C) Take Out Restaurants UP (B), (C) Marine Uses Boat Charter (Boats Present) UP Boat Sales (Boats Present) UP Marine Service Station UP petsuna15ervices .. . Acupunture YES Barbers YES Beauty Parlors YES Cleaners/Laundries (Limited) YES (L-5) Cleaners/Laundries UP Fortune Telling YES Laundromats YES Massage Parlor YES Mortuaries UP Repair of Small Appliances YES Shoe Repair YES • Tailors Other Personal Services YES YES Professional Servlacs Accountants YES Attorneys YES Chiropractors YES Dental Office YES Engineers YES Interior Decorators YES Marnc-Related Office, Including. YES Boat Charier (Office Only) YES Boat Sales (Office Only) YES Medical Office YES Printers YES Realtors/Escrow YES Other Professional Services YES public Assembly/Cltibs Auditoriums UP Service Clubs UP Social Clubs UP Theaters UP Yacht Club UP Youth Centers UP . Recreational Facilities Billiard Parlors UP Gyms UP UP (L-3) UP (L-3) TABLE 20.64 TYPEOFUSB RSC R-2 MPR .... . Health Club/Aerobia Studios ......... �� � UP .. . . . UP (G3) LIP (L-3) Parks and Playgrounds UP (1-3) UP (1.3) Recreational Facilities UP UP (L3) UP (1,3) Retail Uses Art Galleries YES Appliance Stores YES Bakeries YES Book Stores YES Clothing Stores YES Delicatessens YES Department Stores YES General Retail Sales YES Gift Shops YES Hardware Stores YES Jewelry Stores YES Mini -Marts YES Outdoor Sala UP Pharmacies YES Plant Nurseries YES Retail Marine Sala YES ShoeStores YES Specialty Shops YES Supermarkets YES General Retail Sala YES VisltorAccommodatkoru Bed and Breakfast Inns UP Hotels UP Motels UP Other Uses HelistopsUpTo90Days PD UP UP lictistops Over 90 Days UP Outdoor Lighting UP UP UP Reformable Buildings Temporary Uses Up To 90 Days PD Temporary Uses Over 90 Days UP Watchman/Caretaker Residence U/A YES - PERMUTED ANC. - PERMITTED 1FANCIL ARY MOD.- SUBJECT TO APPROVALOF THE MODIFICATIONS COMMITTEE PD - SUBJECTTOTHE APPROVAL OFTHEPLANNING DIRECTOR UP - PERMITTED WITH USE PERMIT U/A - PERMITTED WITH USE PERMIT IFANCILLARY To AN ALLOWABLE USE The letter •L• references certain limitations prescribed under OUrnilalions on Specified Uses.• Letters In parentheses in the "Additional Regulations• column refer to *Additional Regulations• following the table. Additional GEIF Regulations 0 TABLE 20.64 LJ Additional TYPE OF USE RSC R-2 MFR GEIF Regulations Limitations on Specified Uses W Freestanding structures not permitted. 1.2 In GEIF, approval of a Use Permit in accordance with the provisions of Chapter 20.80 of the Municipal Code is required for the establishment of any new use permitted by this Section, or any expansion or changes in the operational characteristics of an existing use within this zoning district, unless said use is owned and or operated by a govemmcntal agency that is exempted from the provisions of this Section by constitutional or statutory law, and is acting in its governmental capacity. (Ord. 88-27, August 24, 1988) L-3 Limited to facilities developed as part of a residential development. IA Permitted only when adjacent to a commercial district. L-5 No plant on premises, limited to collection only. Additional Regulations A. For the RSC District, see Section 20.64.035 (F): Residential Development. • B. See Section 20.72. Restaurants C. See Section 20.64.030 (B): Special Finding For Food Uses D. Heliports and helistops. No helicopter shall land or take off and no heliport or hclistop shall be established within the Central Balboa Specific Plan District unless a Use Permit shall first have been secured for the establishment, maintenance, and operation of such use. The Community Development Director may approve temporary hclislops in any zoning district of the City for a period not to exceed 90 days for use in connection with major construction sites if he determines that such helistops will not unduly interfere with the health, safety, and welfare of persons owning property in the surrounding area and he may attach appropriate conditions to such approval. E. Outdoor lighting. No swimming pool, tennis court or other use which, in the opinion of the Planning Commission is of a similar nature, and which is located closer than two hundred feet to the boundary of any'R' District, shall be lighted externally unless a Use Permit shall first have been secured for the installation, maintenance, and operation of the lighting fixtures. (Ord. 1446; June 26, 1972). F. Relocatable (portable) buildings. No building permit or relocation permit shall be issued for the erection or placement of a relocalable building unless the applicant for said building permit has riot applied for and obtained a use permit from the Planning Commission to maintain said relocatable building at a specific location. (Ord. 1774 (part), § 30 1978). • G. See Section 20.33.025: Temporary Uses and Structures Central Balboa Specific Area Plan Land Use Map �iaraa S } �y�ry i irrai�i raiwri� , iii«««i - common�• :aairia�aaa. 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A per each 1 it of building fmnlage S I G N SIGN SIGN 19' � 1 I - 291 Ll 30%d awning WAW, up to 50aq. A S I G N SIGN I FUMN-1 Signs on awnings calculated separately Mob pmJoaW^ (3) r•A� •s^� C7 Mm�.1bl�neu-s�. v 1 Me>Lthkkaaae-54 •�+*R''; Q�\� ,5 I 2 aq. All A 01 Whig, UP 1025 aq. A \ —2 q. A/1 Aot WrAg-63 aq.A (200 sq. A mac) MN.daamoa-V Mh. cleuance-12(14) latbbnnce ft aub-2A EXISTING Grounq/Pob Signs SIGN 11 25 ft. max 200 sq. ft, max. Limited to propedlat WM W or more of 1rM" Temporary Signs 1 An, up to 100 sq. IL S I G N Pwn ted to remain for up to 60 dayafyeer PROPOSED Ground Signs 40ec.ILmax. 7TESIGN 4R t LbAW b propKi0m with I or more of lr~ Temporary Signs 1 An, up to 60 sq. tL PNMHW b remain w up 10 60 deytryear Window Signs owmw*p (—S I G N-1 SIGN IS p a�Qy atQy � ro0 SIQN tIQN United to WNIcloaf bttelNq and treneWosM Idyot 0 • CENTRAL BALBOA CONCEPTUAL PUBLIC IMPROVEMENT PLAN • j. Palm St improved to emulate Main St. Sidewalks ; .' — wlpavers EAST BAY AVE. Special Intersection Treatments Sidewalk "Bulb -outs" Mid -block "Bulb -outs" Sidewalks —? wlpavers, limited landscaping a ¢ :RANT FASI �® EAST BLVD- Ul 1¢ MONFRrA MAI ti Q Improved or relocated restroom Potential Entry Sign Additional Pedestrian Improvements on Main St. Improved Pier Plaza • 61 x 6' Tree Well w/Grate T . Bench w/DeooraUve Paving T 81 1 , 0 Brick Pavers Decorative Street Light Main Street p BrIck Pavers Tree Well WHO Grate — PalmStreet E Decorative Street Ught S'x 3Trelva)Well Potential mid -block 'bulb -out" (Alternative) ternat Balboa Boulevard Decorative Street Light f- Bride Pavers --r- 5f/4' -5'=MWEM=MM 1 A Street, Washington, Adams, East Bay 0 Iq 0 0 0 0 Ferry ] r I Entry Parking Arch B B A A L L B B O O A -.A Entry Vertical Banners A STREET CIRCULAR w TURN -AROUND CONCEPT1. Existing — Restrooms a � i I I I I I I I I I f vb �. 2 minute parking allowed for drop-off/pick-up Additional Parking Turn -around 40 Ll PUBL jc B�RCx SINGLE FAMILY DETACHED TWO FAMILY RESIDENTIAL +°,q�jFjC - MULTI —FAMILY RESIDENTIAL MIXED USES GOVERMENT,EDUCATIONAL,& INSTITUTIONAL FACILITIES RETAIL COMM., MARINE REC. & OFFICE ENVIRONMENTAL OPEN SPACE SPECIFIC PLAN AREA BOUNDARY -el �v G CENTRAL BALBOA SPECIFIC PLAN AREA ,_ EXISTING LAND USE CITY OF NEWPORT BEACH �/i PLANNING DEPARTMENT ADVANCE DIVISION ♦♦® PRINTED JULY 1991 A 941 yye 'P �. \ Ad- -4 m • • '� � CENTRAL BALBDA SPECIFIC PLAN AREA O_ GENERAL PLAN A_ 13 7N. �z "b& ozic -6�64C,5, SINGLE FAMILY ATTACHED A"gCIF IC TWO FAMILY RESIDENTIAL OC�'9ijr RETAIL AND SERVICE COMMERCIAL GOVERMENT,EDUCATIONAL,& INSTPIMONAL FACILITIES r— I_.:_J ENVIRONMENTAL OPEN SPACE SPECIFIC PLAN AREA BOUNDARY � '-V CITY OF NEWPORT BEACH PLANNING DEPARTMENT ,,♦,�®� ADVANCE DIVISION PRINTED JULY 1991 A6-�prIC I SEF MAP NO• /4 R-3 P R I AT F\ \ _ A B xa Ar] 9di6 IlP1S/j2� 9:Y. BL.f /O- F.fbY c-/ r0 CIY // 4W.. NO Aaf LOTS !, 6 47 ,gcx I/, $44004 rc4V AeOw CJ M r*aW/ 4•4•9! do. AO. 14W zors to9, WWAWI'VAY TR <RDM Cl/IP Rl A11/1//j rALA'. NSD REDfRLTpM ZTD{LK M RD IET N NA{K, D FOOT ZTDApt V/ . STREET 1iX,M011TMf D ZT'C' MP MD. IrDT LftPSltq, M,K%,A,l. /t, f-A Di IFt(A.Nt)taF» GNO. Atl. /TW A MD O/ LOr ! { / 4, /LA /I ML/OA ]R /ABM C-1 fl .pF fRAL7'NMM 73 Mo.. AV. MR "iow If PK /-1. dX.f. MfAG/CMr MV TW. !Lon { 9GM /, F C-/m.wS I/lyrA/.SFaclf?.w frt �lftt iLADL�i�iK�L�owa iPo cf/YLDn fr GYraJ r-/c lry pA9. ND.aV7y R[lOH vMiOYS SApf\b�[tMTDIDDLAD-VA4lNIWb.A MLGgN[I Il-I .NO RTO A-LJ ANOFpM {MYt M WM MtwGGRTrrh .D ODDMO 90-11 ]Ip.WJ. 941 STAB O B FR PROPERTIES TO MID 0-16-90 FDTMLInTI D F D LJT9 9-12, BLR. 31 9I ' a 2, BALBDA TRACT. PARCELS I B 2, PM. 99-12G LOTS 10- . PARCEL It A I"LR. r, NEWPORT BAT TRACT 2-27-91 OAD. Ab. V-xi EDTASLISN UrDALD PM DAYSIP..I FOUR PARCl"(IOID- IOAY CAST BALDPA MMa) DDTBACN It i .T F ".A Twc FA W w.ft rY Llrv. eu <ADr SAID.+ DIrP. ORD NO.9A-IG. AAlo MD DPFclnc raeFDrtrl.s rn Rb . 1].-9-9z SCALE OF FEET p i4o Mao 1 622 090 � RSc'R4 Ilk C \� \ 6AL460A DISTRICTING NEWPORT BEACH — AGRICULTURAL RESIDENTIAL SINGLE FAMILY RESIDENTIAL DUPLEX RESIDENTIAL MULTIPLE FAMILY RESIDENTIAL COMBINING DISTRICTS NORTH R-i MAP A L I F 0 R N I A REST-0 MULTIPLE FAMILY RESIDENTIAL LIGHT GOMMERCIAL GENERAL COMMERCIAL MANUFACTURING UNCLASSIFIED /SL AND U.B. BULKHEAD L /NE __ __ _ G/ERHEAO L/NE R-z w LOT 11 ; }3 10 BHa R.a Ap ORO. NO Lit DEC. Ea. IBDO FAINT YARD SErAKK LINE MAP NO. N g Central Balboa Commercial Lot Data •STREET NAME ISTREET# I APN I LOT AREA I COM. SQ. FT. I EXISTING DU ADAMS ST 204 048-115-013 3000 0 2 ADAMS ST 206 048-115-014 3000 0 2 ADAMS ST 208 048-115-009 3000 0 2 BALBOA BLVD E 300 048-092-015 2400 0 3 BALBOA BLVD E 301 048-082-001 2400 1000 3 BALBOA BLVD E 302 048-092-014 2400 0 3 BALBOA BLVD E 304 048-092-026 2400 0 2 BALBOA BLVD E 306 048-092-025 2400 0 6 BALBOA BLVD E 310 048-092-012 4800 0 11 BALBOA BLVD E 311 048-082-002 12000 12000 0 BALBOA BLVD E 313 048-082-013 2400 1000 2 BALBOA BLVD E 315 048-082-014 2400 0 2 BALBOA BLVD E 317 048-082-015 2400 0 2 BALBOA BLVD E 320 048-092-011 2400 0 2 BALBOA BLVD E 324 048-092-028 2400 0 3 BALBOA BLVD E 328 048-092-027 2400 0 3 BALBOA BLVD E 330 048-092-024 2700 0 3 BALBOA BLVD E 403 048-121-001 6555 0 6 BALBOA BLVD E 404 048-114-012 2900 0 7 • BALBOA BLVD E 406 048-114-011 2714 0 2 BALBOA BLVD E 407 048-121-002 2850 2200 0 BALBOA BLVD E 408 048-114-010 2507 1350 0 BALBOA BLVD E 409 048-121-003 2850 0 1 BALBOA BLVD E 410 048-114-009 2320 600 1 BALBOA BLVD E 411 048-121-004 2850 0 1 BALBOA BLVD E 412 048-114-014 3597 0 2 BALBOA BLVD E 413 048-121-005 2850 0 2 BALBOA BLVD E 415 048-121-006 2850 0 2 BALBOA BLVD E 416 048-114-015 3547 0 2 BALBOA BLVD E 417 048-121-007 2850 150 1 BALBOA BLVD E 421 048-121-020 2850 0 2 BALBOA BLVD E 423 048-121-021 2850 0 2 BALBOA BLVD E 500 048-115-007 5000 1000 0 BALBOA BLVD E 501 048-122-001 2565 0 3 BALBOA BLVD E 503 048-122-002 2565 0 1 BALBOA BLVD E 505 048-122-003 2565 0 1 BALBOA BLVD E 507 048-122-004 2565 800 3 BALBOA BLVD E 509 048-122-005 2565 1000 2 • BALBOA BLVD E 510 048-115-011 8776 3500 0 Central Balboa Commercial Lot Data .STREET NAME ISTREET # I APN LOT AREA COM. SQ. FT. I EXISTING DU BALBOA BLVD E 511 048-122-006 2565 2400 1 BALBOA BLVD E 515 048-122-007 8400 4968 0 BALBOA BLVD E 600 048-116-003 16509 4070 0 BALBOA BLVD E 601 048-123-001 2565 2500 0 BALBOA BLVD E 603 048-123-002 2565 0 1 BALBOA BLVD E 605 048-123-003 2565 2000 0 BALBOA-BLVD E 608 048-116-004 10100 6050 0 BALBOA BLVD E 615 048-123-008 12825 2235 1 BALBOA BLVD E 700 048-134-003 1000 700 0 BALBOA BLVD E 701 048-135-005 2565 1700 0 BALBOA BLVD E 703 048-135-004 2565 1018 1 BALBOA BLVD E 705 048-135-003 2565 2350 0 BALBOA BLVD E 707 048-135-002 5130 6600 0 BALBOA BLVD E 709 048-135-009 7695 4900 6 BALBOA BLVD E 710 048-134-002 1400 1400 0 BALBOA BLVD E 801 048-132-019 15390 3600 0 BALBOA BLVD E 810 048-131-010 3414 4000 0 BALBOA BLVD E 813 048-132-002 2565 2200 0 BAY AVE E 501 048-115-001 2250 0 3 • BAY AVE E 503 048-115-002 2250 0 1 BAY AVE E 505 048-115-003 4500 0 4 BAY AVE E 700 048-133-006 3000 3000 0 BAY AVE E 705 048-134-005 2000 0 0 BAY AVE E 706 048-133-015 3000 3000 0 BAY AVE E 711 048-134-001 1200 400 0 BAY AVE E 807 048-131-005 2700 0 1 BAY AVE E 809 048-131-004 2700 0 2 BAY AVE E 811 048-131-003 2550 0 2 BAY AVE E 813 048-131-002 2700 0 2 BAY AVE E 815 048-131-001 2550 0 2 CYPRESS ST 205 048-092-023 2632 0 3 EDGEWATER AVE E 503 048-112-019 9000 3595 0 EDGEWATER AVE E 600 048-112-020 33700 17740 0 EDGEWATER AVE E 700 048-133-006 10000 140 0 EDGEWATER AVE E 703 048-133-008 6000 3000 0 MAIN ST 100 048-132-009 2835 2835 0 MAIN ST 104 048-132-008 2430 1800 0 MAIN ST 105 048-135-007 12825 41119 0 • MAIN ST 106 048-132-007 2430 2430 0 Central Balboa Commercial Lot Data NAME ISTREET # APN LOT AREA COM. SO. FT. EXISTING DU •STREET MAIN ST 202 048-131-009 3010 3500 3 MAIN ST 204 048-131-008 3000 1700 0 MAIN ST 205 048-134-002 1200 1200 0 MAIN ST 207 048-134-001 600 600 0 MAIN ST 300 048-131-007 2700 2500 0 MAIN ST 301 048-133-010 2700 2600 1 MAIN ST 303 048-133-017 6300 6000 12 MAIN ST 304 048-131-006 2700 2700 2 MAIN ST 400 048-133-004 6250 17500 0 OCEAN FRONT E 500 048-122-014 2565 0 3 OCEAN FRONT E 502 048-122-013 2565 0 1 OCEAN FRONT E 504 048-122-011 2565 0 1 OCEAN FRONT E 506 048-122-010 2565 0 2 OCEAN FRONT E 508 048-122-015 2565 0 2 OCEAN FRONT E 510 048-122-016 2565 0 2 OCEAN FRONT E 600 048-123-009 20520 0 44 OCEAN FRONT E 700 048-135-012 2565 0 2 OCEAN FRONT E 702 048-135-010 2565 0 2 OCEAN FRONT E 704 048-135-011 2565 0 2 • OCEAN FRONT E 806 048-132-010 2565 0 2 OCEAN FRONT E 808 048-132-011 2565 0 2 OCEAN FRONT E 810 048-132-012 2565 0 2 OCEAN FRONT E 812 048-132-013 2373 0 2 OCEAN FRONT E 814 048-132-014 2757 0 2 PALM ST 105 048-122-008 5415 3100 7 PALM ST 109 048-122-007 5415 5011 0 PALM ST 207 048-115-012 3000 3000 0 PALM ST 209 048-115-004 6750 2900 0 PALM ST 309 048-112-021 12000 9680 0 WASHINGTON ST 206 048-134-005 5000 0 0 WASHINGTON ST 209 048-116-005 3000 0 0 TOTAL: 469,545 218,341 218 109 PARCELS CENTRAL BALBOA SPECIFIC AREA PLAN PROJECT PROFILE PROJECT NAME: Edgewater Place LOCATION: 309 Palm Street YEAR APPROVED: 1986 SITE AREA: 28,314 sq. ft. FLOOR AREA: 64,296 PARKING: 315 spaces PERMITTED ACTUAL F.A.R.: 2.0 (1986)/0.5 (Current) 2.67 HEIGHT: 35' (1986)/26 - 35' (Current) 35 - 39.5' SETBACKS FRONT: 0' Varies SIDE. 0' Varies REAR: 0' 2.5' DWELLING UNITS: N/A 0 CENTRAL BALBOA SPECIFIC AREA PLAN PROJECT PROFILE PROJECT NAME: Balalis (Bank of America Property) LOCATION: 607-615 East Balboa Boulevard YEAR APPROVED: 1989 SITE AREA: 12,825 sq. ft. FLOOR AREA: 19,025 sq. ft. (4,500 [retail], 9,655 [residential], 4,870 [covered parking]) PARKING: 18 spaces PERMITTED ACTUAL F.A.R.: 1.6 1.48 HEIGHT: 26' 25.V SETBACKS FRONT. 0' 0 - 5' SIDE. 0' 0 - 3' REAR. 10, 10, DWELLING UNITS: 5 5 '0 • • CENTRAL BALBOA SPECIFIC AREA PLAN PROJECT PROFILE PROJECT NAME: Landco Building LOCATION: 306 East Balboa Boulevard YEAR APPROVED: 1990 (Never constructed) SITE AREA: 2,560 sq. ft. FLOOR AREA: 4,030 sq. ft. (564 [office], 2,435 [residential], 1,031 [covered parking]) PARKING: 4 spaces PERMITTED ACTUAL F.A.R.: 1.6 1.57 HEIGHT: 26' 26' SETBACKS FRONT: 0' 0.71' SIDE: 0' 0 - 4' REAR: 10, 10, DWELLING UNITS: 1 1 ��f s • Current Commercial Standards 95` _ _ _ _ _ _ _ _ t I — — =E1 ,� D I --------------- I I I ID Floor Area = 1000 sf (con.) 1923.75 sf (res.) F.A.R. = 0.39 (com.) 0.75 Crest Residential = 1 unit Parking = 4 spaces (com.) 2 spaces (res.) 27' FLOOR AREA RATIO AND PARKING FAR = 0,731 FLOOR AREA = 1875 FT2 PARKING DEFICIT = 8 SPACES , - ---- __ _ -- -- - ------------ i L ------- FAR = 0,695 FLOOR AREA = 17825 FT2 PARKING DEFICIT = 5 SPACES I 1 1 I I I ; I t I I , i -------�---- -- -- -i- - -- ---ri--------- GROUND LEVEL FAR = 0,39 FLOOR AREA = 1000 FT2 CENTRAL BALBOA POTENTIAL DEVELOPMENT STRATEGIES OPTION 1 WAIVER OR SUBSTANTIAL REDUCTION OF REQUIRED ON - SITE PARKING AND MAXIMIZING FLOOR AREA RATIOS ❑ Waiver of on -site parking requirements and maximizing FAR standards would create a "plan to plan" parking deficit of 911 to 997 spaces ❑ Minimizing on -site parking requirements and maximizing FAR standards would create a "plan to plan" parking deficit of 623 to 682 spaces OPTION 2 REVISE DEVELOPMENT STANDARDS TO ENCOURAGE PARKING OVER COMMERCIAL ❑ Structures would exceed the current 26 foot height limit, but may be below the 35 foot maximum ❑ Potentially could provide all required on -site parking • ❑ Costs of structural requirements could be prohibitive OPTION 3 CENTRALIZED PARKING STRUCTURE ❑ Would require substantial increase of in -lieu parking fees ❑ Property consolidation would be necessary to obtain a suitable site ❑ Parking spaces (possibly 200 to 300 spaces) provided would not offset current on -site parking deficits OPTION 4 COMBINED APPROACH ❑ Slightly reduce on -site parking requirements to allow development to achieve current FAR limits ❑ Provide FAR and residential density bonuses to encourage lot consolidation 0 0 Allow in -lieu parking option with increased fees 0 0 0 CENTRAL BALBOA POTENTIAL DEVELOPMENT STANDARDS AND INCENTIVES FLOOR AREA RATIO = 0.5, plus a 10% (0.05) FAR bonus for the consolidation of 3-4 lots; 20% (0.10) FAR bonus for 5-6 lots; 30% (0.15) FAR bonus for 7-8 lots. COMMERCIAL PARKING = 1 parking space/350 sq. ft. of floor area. Tandem parking permitted on lots less than 3000 sq. ft. Otherwise, prohibited for required parking, but may be used for surplus parking. For restaurants, 1 parking space/50 sq. ft. of net public area; 1 parking space/35 sq. ft. when live entertainment present. Up to 200 sq. ft. of restaurant outdoor seating is permitted without providing additional parking provided the area faces and is open to a public street. PARKING STALL SIZE = 8.5' to 9' X 17' (7.5' X 15' compact spaces permitted for surplus parking). RESIDENTIAL DENSITY = 1 dwelling unit/2375 sq. ft. of lot area, plus a 35% bonus for the consolidation of 3-4 lots; 40% bonus for 5-6 lots; 45% bonus for 7-8 lots. RESIDENTIAL PARKING = 1.5 parking spaces/dwelling unit for studios and one - bedroom units up to 750 sq. ft.; 2 parking spaces/dwelling unit for two -bedroom units. All units require 1 covered space; tandem parking is permitted. Single Lot Development Under Existing Standards � D � F.A.R. - 0.39 Commercial Parking -1 space/250 sq. ft. Residential Parking - 2 spaces/unit Single Lot Development Under Proposed Standards F.A.R. - 0.5 Commercial Parking -1 space/350 sq. ft. Residential Parldng -1.5 spaoes/unit 0 L CENTRAL BALB OA R/UDAT BUILDING FOOTPRINTS Newport Infor tion System A dvancs lonnin9 February 1993 M&AW 1 as , 0 CENTRAL BALBOA R/UDAT BUILDING HEIGHTS QMF • 1• CENTRAL BALBOA R/UDAT MATURE TREES UwFebruary 1993 1980/1990 Census Data • 11 • POPUIATION 1980 1990 PERSONS 5155 4959 FAMILIES 1131 1095 HOUSEHOLDS 2438 2442 GE, SEX, AND RACE 1980 1990 PERSONS 6155 4959 UNDER5 134 2.60% 168 3.39% Tog 141 2.74% 122 2.46% 10TO14 216 4.19% 159 3.21% 15 TO 19 381 7.39% 209 4.21 % 20 TO24 747 14.49% 545 10.99% 25 TO29 747 14.49% 757 15.27% 30 TO 34 494 9.58% 496 10.00% 35 TO44 527 10.22% 887 17.89% 45 TO 64 581 11.27% 475 9.58% 55 TO 59 341 6.61 % 239 4.82% 60 TO 64 239 4.64% 250 5.04% 65 TO74 334 6.48% 413 8.33% 5 TO 84 203 3.94% 209 4.21 % 85 YEARS AND OLDER 70 1.36% 30 0.60% MALE 25M 60.36% 25W 52.33% FEMALE 2559 49.64% 2364 47.67% RITE 5022 97.42% 48W 96.98% BLACK 13 0.25% 23 0.46% MERICAN INDIAN, ESKIMO, OR ALEUT 22 0.43% 7 0.14% SIAN OR PACIFIC ISLANDER 34 0.66% 43 0.87% OTHER 64 1.24% 77 1.55% HISPANIC 170 3.30% 245 4.94% NON -HISPANIC 4985 96.70% 4714 95.06% Page 1 1980/1990 Census Data • • • IN UNIT iPERSONS PERSONS PERSONS PERSONS PERSONS OR MORE PERSONS 1980 1990 OCCUPIED HOUSING UNITS 2438 2430 885 36.30% 865 35.60% 895 36.71 % 953 39.22% 371 1522% 366 15.06% 181 7.42% 181 7.45% 72 2.95% 511 2.10% 34 1.39% 14 0.58% 1980 —�1 1990 OCCUPIED HOUSING UNITS 2461 2430 HOUSING UNITS 962 39.09% 1030 42.39% HOUSING UNITS 1499 60.91% 1400 57.61% 1980 1990 HOUSING UNITS 2949 3101 1254 42.52% 1338 43.15% LEUCTURE 67 2.27% 178 5,74% 711 24.11% 629 2028% 362 12.28% 442 14.25% 516 1750% 399 1287% OR TRAILER 39 1.32% 61 1.97% N/A N/A 54 1.74% Page 2 1980/1990 Census Data Ll YEAR STRUCTURE BUILT 1 1980 1990 HOUSING UNITS 2949 3101 1989 TO MARCH 1990 WA WA 0 0.00% 1985 TO 1988 WA WA 177 5.71 % 1980 TO 1984 28 0.95% 127 4.10% 1970 TO 1979 440 14.92% 582 18.77% 1960 TO 1969 484 16.41 % 343 11.06% 1950TO1959 729 24.72% 695 22.41% 19QTOIM 447 15.16% 393 12.67% 1939OR EARLIER 821 27.84% 784 25.28% EHICLES AVAILABLE 1980 1990 OCCUPIED HOUSING UNITS 2461 2430 NONE 180 7.31% 81 3.33% 1 978 39.74% 990 40.74% 828 33.64% 946 38.93% OR MORE 475 19.30% 413 17.00% WNER-OCCUPIED [NONE OCCUPIED HOUSING UNITS N/A 1030 WA N/A 39 3.79% 1 NIA N/A 388 37.67% 2 N/A N/A 418 40.58% 3 NIA NIA 140 13.59% 4 NIA N/A 23 2.23% 5 OR MORE N/A N/A 22 2.14% RENTER -OCCUPIED OCCUPIED HOUSING UNITS WA 1400 NONE N/A N/A 42 3.00% 1 WA WA 602 43.00% 2 WA N/A 528 37.71% 3 WA NIA 181 12.93% 4 N/A NIA 37 2.64% 5ORMORE WA NIA 10 0.71% Page 3 1980AM Census Data $17,622 $26.801 526.593 $26,905 INCOME $10.230 $11,952 $16.298 $14.521 11N9IIICOM! BLOCKOROUPI BLOCKGROUPT BLOCKGROUP3 BLOCKGROUP4 BLOCKGROUPS BLOCK GROUP6 BLOCKGROUP7 MEDIAN HOUSEHOLD INCOME $78,164 $40,764 S4SODD $51.048 37Z%S $36,538 $35.682 MEDIAN FAMILY INCOME $150,001 $65,922 $53.481 $52,958 $00.00 $42,437 $51,8n MEDIAN NO AMILY HOUSEHOLD INCOME $62.914 $31,437 336.932 $50,246 354,543 $32.188 528.098 PERCAPITAINCOME $76.422 $28.028 $40,224 $44.067 346.601 $31,227 $89,787 RENT AND OWNER COSTS(1990 CENSUS) NEIGHBORHOOD 007 NEIGHBORHOOD 008 MEDIAN GROSS RENT $388 r� MEDIAN MONTHLY OWNER COSTSWITH AMORTGAGE $685 $741 MEDIAN MONTHLY OWNER COSTS NOT MORTGAGED Ste4 $157 RENT AND OWNER COSTS (1990CENSUS) BLOCKGROUPI BLOCKGROUP2 BLOCKGROUP3 I BLOCK GROUPI BLOCKGROUPS BLCCK6ROUP6 I BLOCK GROUP7 EDWJGROSSRENT $921 3817 3799 $069 S1,0D1 $849 $747 MONTHLY OWNER COSTS WITH A MORTGAGE ST,001 $1,75D $1.755 5540 52,001 $1.813 $1,836 MONTHLY OWNER COSTS NOT MORTGAGED $375 $225 3241 $0 5183 332D 3401 Page 4 1980119M Census Data OCCUPANCY STATUS(IM CENSUS) OCCUPIED VACANT OCKGROUPt 201 81.38% 46 18M BLOCKGROUP2 262 7988% 66 20.12% OCKGROUP3 438 8149% 93 17.51% BLOCKGROUP4 371 72.75% 139 2725% OCKGROUP5 387 7866% 105 21.34% BLOCK GROUPS 440 7521% 145 2479% 13LOCKGROUP7 331 81.13% 77 1887% TOTAL: 2430 7836% 671 21.64% Page Central Balboa Businesses • BUSINESS NAME STREET # STREET NAME SUI SIC CODE EL MAR MOTEL 310 BALBOA BLVD E 6519 FOURNIER & CO 310 BALBOA BLVD E 3 5999 BALBOA HAIR N NAILS 313 BALBOA BLVD E #A 7231 BALBOA HAIR N NAILS 313 BALBOA BLVD E 5999 BALBOA TATOO 313 BALBOA BLVD E 7299 SKIN WORKS 313 BALBOA BLVD E 7299 ADVANCED WEST 315 BALBOA BLVD E #B 5063 A NEW LIFE BY THE SEA 317 BALBOA BLVD E 7021 A NEW LIFE 403 BALBOA BLVD E #5 6519 DUDENHOEFFER STOCKER TRUST PBM 403 BALBOA BLVD E 6531 MICHAEUS STAINLESS SERVICE 408 BALBOA BLVD E 3732 OCEAN BLUE 408 BALBOA BLVD E 5699 WAKABA 408 BALBOA BLVD E 5812 WAKABA ORIENTAL FOOD TO GO 408 BALBOA BLVD E 5812 SHAW, STEVE PHOTOGRAPHY 413 BALBOA BLVD E #B 7335 HALOLA ELECTRIC 414 BALBOA BLVD E 1731 •MAANNYART 417 BALBOA BLVD E 5999 MEGA MEDIA ASSOCIATES INC 417 BALBOA BLVD E 7311 BALBOA TECHNICAL SERVICES 418 BALBOA BLVD E 7542 PIZZA HUT DELIVERY#705458 SOD BALBOA BLVD E 5812 WINCHELUS DONUT HOUSE #333 500 BALBOA BLVD E 6461 MICHAEL REAL ESTATE 507 BALBOA BLVD E 6531 BALBOA TRAVEL SERVICE 509 BALBOA BLVD E 4724 SAVAGE, WILDE, & COMPANY W9 BALBOA BLVD E #A 6531 SAL HARBOR LIQUOR 510 BALBOA BLVD E 5921 KEY, CARL K. 510 BALBOA BLVD E 6519 MERRIEE'S INC 511 BALBOA BLVD E #A 5651 STUDIO OF ROCK N-BODY ART 511 BALBOA BLVD E 7991 ACE PARKING INC 600 BALBOA BLVD E #703 7521 ACE PARKING INC 60O BALBOA BLVD E 703 7521 BALBOA BIKES N BEACH STUFF 601 BALBOA BLVD E 6941 AVANTI BEACH WEAR 6D3 BALBOA BLVD E 5651 COLECION MIREYA 603 BALBOA BLVD E 56N LANCO 603 BALBOA BLVD E 6552 • THINGS FOR YOUR HEAD WS BALBOA BLVD E 5947 Page 1 Central Balboa Businesses BALBOA AFFORDABLE CLEANERS 607 BALBOA BLVD E 7290 BALBOA EXPRESS CLEANERS 607 BALBOA BLVD E NC 7200 FASHION WEAR 607 BALBOA BLVD E FMB 5621 BALBOA MARKET 608 BALBOA BLVD E 5411 BALBOA MARKET INC ON BALBOA BLVD E 5921 COASTAL PACIFIC PROPERTIES 6W BALBOA BLVD E 8631 FASHION WEAR 611 BALBOA BLVD E 5%1 ONLY 1-23 DOLLAR STORE 611 BALBOA BLVD E $621 KATLYN'S GALLERY A FRAME 613 BALBOA BLVD E 5990 PARADISE BEACH WEAR 613 BALBOA BLVD E 5651 LUGANO 615 BALBOA BLVD E 5B12 BALBOA ANTIQUE COMPANY 700 BALBOA BLVD E 5932 FUCHS, MEL PAVILION REAL ESTATE 700 BALBOA BLVD E 6531 LOCAL COLOR INCORPORATED 701 OALBOA BLVD E 5621 LOCAL COLOR-BALBOA BEAUTY 701 BALBOA BLVD E 5090 BON APPETIT BAKERY 702 BALBOA BLVD E 6461 STAR YACHTS 703 BALBOA BLVD E /2 7369 STOP IN CHICKEN COMPANY 703 BALBOA BLVD E $812 STUFFED BUN 704 BALBOA BLVD E 5612 GROUP TRAVEL SEARCH 705 BALBOA BLVD E C 4724 MALAZIAN, GARY E 705 BALBOA BLVD E 6519 PASLEY, W 705 BALBOA BLVD E A 5051 TOMFOOLERY 705 BALBOA BLVD E 5461 COOL 707 BALBOA BLVD E 6%1 BALBOA 709 BALBOA BLVD E 7832 BALBOA THEATRE 700 BALBOA BLVD E 7832 BALBOA THEATRE 709 SAL80A BLVD E 6613 BALBOA EYEWEAR 710 BALBOA BLVD E 5947 SAM 6 JOE'S 711 BALBOA BLVD E 5812 SOUTH SWELL 712 BALBOA BLVD E 5851 BALBOA PHARMACY 716 BALBOA BLVD E 5912 MARTIN, MIKE 118 BALBOA BLVD E Oslo DILLMAN'S RESTAURANT 801 BALBOA BLVD E 56i3 SEA VIEW GARDEN RESTAURANT 810 BALBOA BLVD E $812 BERNARD'S FINE JEWELRY & GEM STONES 81$ BALBOA BLVD E 5944 Rage 2 Central Balboa Businesses . BUSINESS NAME STREET # STREET NAME SUI SIC CODE HANDMAIDEN, THE 813 BALBOA BLVD E #A 5947 QUALITY ASSURANCE REVIEW CONSULTANT 900 BALBOA BLVD E #C 8748 ANCHORS AWAY BOAT 600 BAY AVE E 7999 ATLANTIS SEAFOOD PIZZA 600 BAY AVE E #B-2 5812 BALBOA ARCADE INC 600 BAYAVEE B3-4 7999 BALBOA FUN ZONE RIDES INC 600 BAY AVE E 7389 BAYBURGER 600 BAYAVEE #A7 5812 C M F VIDEO VISIONS SW BAYAVEE #A2 5999 CANDY BARREL, THE 6W BAY AVE E #131 5441 CHINA EXPRESS 6W BAY AVE E #C6 5812 CHOP STIX EXPRESS 600 BAYAVEE #C-6 5612 COMMERCIAL CENTER MANAGEMENT 600 BAY AVE E 6531 DAVIS, JIM MAINTENANCE 600 BAY AVE E #M 7349 DOD AND SON'S INC 600 BAY AVE E 6517 DUFOUR POUR LE SPORT 500 BAY AVE E #C7 5651 HEART OF BALBOA 600 BAY AVE E #Ci 5651 • LA LOI SUNGLASSES 600 BAY AVE E #C7 5999 MARINA SAILING-NEWPORT 600 BAYAVEE #B-6 7999 MARINA SAILING-NEWPORT 600 BAYAVEE #A-4 7999 MRS FIELDS COOKIES 600 BAY AVE E 5461 NEW YORK STYLE PIZZA 600 BAY AVE E #82 5812 ODYSSEY ARCADE 600 BAYAVEE #A2 7993 ODYSSEY VIDEO 600 BAY AVE E #A2 5735 ONE WAY COSMETICS 600 BAY AVE E #B-5 5999 PENGUIN'S PLACE FROZEN YOGURT 600 BAY AVE E #C5 5812 RITZ ICE CREAM 600 BAY AVE E #AS 5812 SAILING ENCOUNTERS 600 BAY AVE E SLIP 79W SOUNDTRACKS 600 BAYAVEE #A3 WN THINGS FOR YOU 600 BAYAVEE 81 7389 BALBOA SALOON, INC 700 BAY AVE E 5813 KITES ETC 711 BAY AVE E 5941 HILL'S BOAT SERVICE 814 BAY AVE E =I HILL'S BOAT SERVICE 814 BAY AVE E SS41 PAVING STONE CONTRACTORS 610 EDGEWATER AVE E 1741 CALIFORNIA REDWOOD SIGNS 700 EDGEWATER AVE E 0 Page 3 Central Balboa Businesses BUSINESSNAME STREETA STREETNAME SUI SICCODE 7 . FUN ZONE BOAT COMPANY INC 700 EDGEWATER AVE E 7000 PIZZA PETE 701 EDGEWATERAVEE 5612 PAVILLION KEYS 703 EDGEWATERAVE'E NB 7800 PLAYLAND ARCADE 703 EDGEWATER AVE E 7000 BALBOASEACHTREATS 704 EDGEWATERAVE! E 5812 BALBOA FUN•NSUN 707 EDGEWATERAVE E 5651 KRYSTALANN 700 EDGEWATER AVE E 7380 CHAMMAS STUDIO CAFE INC 100 MAIN ST 5812 STUDIOCAFE 100 MAIN ST 6613 ALBATROSS WEST 104 MAIN ST $047 C J WILLIAMS 104 MAIN ST 6512 BALBOA-INN 105 MAIN ST 7011 BALBOA INN ASSOCIATES 105 MAIN ST 0512 BALBOA PARADISE BEACH CLUB 105 MAIN ST 5812 LITTLE PARADISE ITALIAN RESTAURANT 105 MAIN ST 5612 MAIN STEMPORIUM 105 MAIN ST 5651 MITHRUSH 105 MAIN ST 5821 OCEANFRONT WHEEL WORKS 105 MAIN ST 5041 PARADISE BEACH CLUB 105 MAIN ST 5612 B J'S CHICAGO PIZZERIA 106 MAIN ST 5813 JJ'S NATURAL HAIRCUTTING 107 MAIN ST 7231 NAILS ... JUST FOR YOU 101 MAIN ST 7380 SZARO, DEBRA A 101 MAIN ST 7231 ZINDLERSHULER, KAREN 107 MAIN ST 7231 SALSOA HARDWARE 200 MAIN ST $251 BRITTRS CAFE 206 MAIN ST 5812 IMPRESSIONS 206 MAIN ST 5300 BIT OF BRITT 207 MAIN ST 5047 TRADITIONAL JEWELERS 207 MAIN ST 5044 BALBOA BAKERY& DELI 301 MAIN ST 5461 MOLLY BROWN'S 302 MAIN ST 5" BALBOA SPORTS LOCKERS 303 MAIN ST NA 5621 BAUBLES, BANGLES, & ART 303 MAIN ST NB 5832 BLUE SAILS STATIONERS 304 MAIN ST Sm FANTASY TOYS 305 MAIN ST Sm Page 4 Central Balboa Businesses • BUSINESS NAME STREETM STREET NAME SUI SIC CODE HANNAFORD, R W 305 MAIN ST 112 6519 NEWPORT BEACH CLUB WS MAIN ST 5651 NOUVELLE ARMOIRE 306 MAIN ST W21 BALBOA FUN-N•SUN 307 MAIN ST 5651 13ALBOA 400 MAIN ST 0 BALBOA PAVILION CO 400 MAIN ST 6519 CALIFORNIA DAWN SPORTFISHING 400 MAIN ST 7999 CATALINA PASSENGER SERVICE, INC 400 MAIN ST 79W DAVEY $ LOCKER SPORTFISHING, INC 400 MAIN ST 79W FREELANCE SPORTFISHING, INC 400 MAIN ST 5551 HOLIDAY BOAT CONCESSIONS 400 MAIN ST 5812 MARTY'S ROSES 400 MAIN ST 5992 NEWPORT HARBOR BOAT RENTALS 400 MAIN ST 4499 NEWPORT/BALBOA PARASAILING 400 MAIN ST 7999 PAVILION GENERAL STORE 400 MAIN ST 5947 T'S TACKLE, INC 400 MAIN ST 5941 • TALE OF THE WHALE RESTAURANT 400 MAIN ST 6812 24 HOUR TRAVEL 600 OCEAN S3A 4724 BALMAR INTERNATIONAL INC 600 OCEAN N31) 6282 PESSLER, RICK 900 OCEAN 6513 MIFFLIN'S SALTWATER TAFFY 100 PALM ST 5947 BANGKOK3 101 PALM ST 5813 HIDIS COFFEE SHOP 105 PALM ST 5812 HIDIS COFFEE SHOP 105 PALM ST 5812 N S SPORT CARD, GIFT, SOUVENIRS 107 PALM ST 5947 WEST MARKET 107 PALM ST #6 5411 THE GIGGLING MARLIN 111 PALM ST 5812 CREATIVE ACTIONWEAR 207 PALM ST 5136 TEAM SWOLEN SPORTS 207 PALM ST 5651 BALBOA PALM 209 PALM ST 6519 BALBOA THAI CAFE 209 PALM ST 5812 BALBOA THAI CAFE/THAI CAFE 209 PALM ST 5813 CINNAMON TEAL CORPICLASS OF'47 209 PALM ST 6519 NOUVELLE IMAGE FOR CAMEO MAGAZINE 209 PALM ST 7361 • 209 PALM ST 5813 Page 5 Central Balboa Businesses BUSINESS NAME STREET * STREET NAME SUI SIC CODE • BRADFORD GALLERY 309 PALM ST NK 6009 CARLS BIKE RENTALS 300 PALM ST NO 79M EDGEWATER PLACE 309 PALM ST 8519 EXCEPTIONS 300 PALM ST NM 5851 EXECUTIVE PARKING INCORPORATED 300 PALM ST 7m GINN$ PIZZA 309 PALM ST MD 6812 JAQUELINE'S BOUTIQUE 309 PALM ST /C Sm KELLY'S COFFEE 3 FUDGE FACTORY 300 PALM ST iB 5499 KELLYS COFFEE R FUDGE FACTORY 300 PALM ST NB $41 NEWPORT LANDING SPORTFISHING INC 309 PALM ST F 5561 PARKER'S SEAFOOD GRILL 309 PALM ST 5813 PARKER'S SEAFOOD GRILL 309 PALM ST 5812 SHADES 6 SHIRTS 309 PALM ST MEBH ww BALBOA THREADWORK INC 204 WASHINGTONST 6890 0 Page 6 Jan 15 10:06 1993 /users/xuser/pat-a2.lst Page 1 BUS TYPE CODE CODE DESCRIP 0 181 ORNAMENTAL NURSERY PRODUCTS 742 VETERINARY SERVICES, SPECIALTIES 752 ANIMAL SPECIALTY SERVICES 762 FARM MANAGEMENT SERVICES 781 LANDSCAPE COUNSELING AND PLANNING 782 LAWN AND GARDEN SERVICES 1311 CRUDE PETROLEUM AND NATURAL GAS 1382 OIL AND GAS EXPLORATION SERVICES 1521 SINGLE-FAMILY HOUSING CONSTRUCTION 1522 RESIDENTIAL CONSTRUCTION, NEC 1531 OPERATIVE BUILDERS 1541 INDUSTRIAL BUILDINGS AND WAREHOUSES 1542 NONRESIDENTIAL CONSTRUCTION, NEC 1611 HIGHWAY AND STREET CONSTRUCTION 1623 WATER] SEWER, AND UTILITY LINES 1629 HEAVY CONSTRUCTION, NEC 1711 PLUMBING, HEATING, AIR-CONDITIONING 1721 PAINTING AND PAPER HANGING 1731 ELECTRICAL WORK 1741 MASONRY AND OTHER STONEWORK 1742 PLASTERING, DRYWALL, AND INSULATION • 1743 TERRAZZO, TILE, MARBLE, MOSAIC WORK 1751 CARPENTRY WORK 1752 FLOOR LAYING AND FLOOR WORK, NEC 1761 ROOFING, SIDING, AND SHEET METAL WORK 1771 CONCRETE WORK 1781 WATER WELL DRILLING 1791 STRUCTURAL STEEL ERECTION 1793 GLASS AND GLAZING WORK 1794 EXCAVATION WORK 1799 SPECIAL TRADE CONTRACTORS, NEC 2024 ICE CREAM AND FROZEN DESSERTS 2032 CANNED SPECIALTIES 2064 CANDY & OTHER CONFECTIONERY PRODUCTS 2099 FOOD PREPARATIONS, NEC 2211 BROADWOVEN FABRIC MILLS, COTTON 2253 KNIT OUTERWEAR MILLS 2295 COATED FABRICS, NOT RUBBERIZED 2299 TEXTILE GOODS, NEC 2331 WOMEN'S & MISSES' BLOUSES & SHIRTS 2335 WOMEN'S, JUNIORS, & MISSES' DRESSES 2337 WOMEN'S AND MISSES' SUITS AND COATS 2339 WOMEN'S AND MISSES' OUTERWEAR, NEC 2353 HATS, CAPS, AND MILLINERY 2389 APPAREL AND ACCESSORIES, NEC 2392 HOUSEFURNISHINGS, NEC 2393 TEXTILE BAGS 2395 PLEATING AND STITCHING 2396 AUTOMOTIVE AND APPAREL TRIMMINGS 0 2399 FABRICATED TEXTILE PRODUCTS, NEC 2431 MILLWORK Jan 15 10:06 1993 /users/xuser/pat-a2.lst Page 2 2434 WOOD KITCHEN CABINETS 2499 WOOD PRODUCTS, NEC 2541 WOOD PARTITIONS AND FIXTURES 2599 FURNITURE AND FIXTURES, NEC 2621 PAPER MILLS 2675 DIE -CUT PAPER AND BOARD 2678 STATIONERY PRODUCTS 2679 CONVERTED PAPER PRODUCTS, NEC 2711 NEWSPAPERS 2721 PERIODICALS 2731 BOOK PUBLISHING BUS -TYPE -CODE CODE DESCRIP 2732 BOOK PRINTING 2741 MISCELLANEOUS PUBLISHING 2752 COMMERCIAL PRINTING, LITHOGRAPHIC 2759 COMMERCIAL PRINTING, NEC 2761 MANIFOLD BUSINESS FORMS 2771 GREETING CARDS 2791 TYPESETTING 2833 HEDICINALS AND BOTANICALS 2834 PHARMACEUTICAL PREPARATIONS 2844 TOILET PREPARATIONS 2851 PAINTS AND ALLIED PRODUCTS 2891 ADHESIVES AND SEALANTS 2951 ASPHALT PAVING MIXTURES AND BLOCKS 3069 FABRICATED RUBBER PRODUCTS, NEC 3089 PLASTICS PRODUCTS, NEC 3149 FOOTWEAR, EXCEPT RUBBER, NEC 3199 LEATHER GOODS, NEC 3231 PRODUCTS OF PURCHASED GLASS 3253 CERAMIC WALL AND FLOOR TILE 3269 POTTERY PRODUCTS, NEC 3281 CUT STONE AND STONE PRODUCTS 3299 NONMETALLIC MINERAL PRODUCTS, NEC 3339 PRIMARY NONFERROUS METALS, NEC 5357 NONFERROUS WIREDRAWING & INSULATING 3399 PRIMARY METAL PRODUCTS, NEC 3423 HAND AND EDGE TOOLS, NEC 3429 HARDWARE, NEC 3432 PLUMBING FIXTURE FITTINGS AND TRIM 3449 3479 METAL COATING AND ALLIED SERVICES 3491 INDUSTRIAL VALVES 3496 MISC. FABRICATED WIRE PRODUCTS 3499 FABRICATED METAL PRODUCTS, NEC 3519 INTERNAL COMBUSTION ENGINES, NEC 3531 CONSTRUCTION MACHINERY 0 3563 3564 3575 • 3581 3599 3633 3651 AIR AND GAS COMPRESSORS BLOWERS AND FANS COMPUTER TERMINALS AUTOMATIC VENDING MACHINES INDUSTRIAL MACHINERY, NEC HOUSEHOLD LAUNDRY EQUIPMENT HOUSEHOLD AUDIO AND VIDEO EQUIPMENT Jan 15 10:06 1993 /users/xuser/pat-a2.lst Page 3 3671 ELECTRON TUBES 3672 PRINTED CIRCUIT BOARDS 3674 SEMICONDUCTORS AND RELATED DEVICES 3679 ELECTRONIC COMPONENTS, NEC 3695 MAGNETIC AND OPTICAL RECORDING MEDIA 3699 ELECTRICAL EQUIPMENT & SUPPLIES, NEC 3732 BOAT BUILDING AND REPAIRING 3825 INSTRUMENTS TO MEASURE ELECTRICITY 3841 SURGICAL AND MEDICAL INSTRUMENTS 3911 JEWELRY, PRECIOUS METAL 3942 DOLLS AND STUFFED TOYS 3944 GAMES, TOYS, AND CHILDREN'S VEHICLES 3949 SPORTING AND ATHLETIC GOODS, NEC 3961 COSTUME JEWELRY • 3993 SIGNS AND ADVERTISING SPECIALITIES 3999 MANUFACTURING INDUSTRIES, NEC 4119 LOCAL PASSENGER TRANSPORTATION, NEC 4212 LOCAL TRUCKING, WITHOUT STORAGE 4213 TRUCKING, EXCEPT LOCAL 4215 COURIER SERVICES, EXCEPT BY AIR 4225 GENERAL WAREHOUSING AND STORAGE BUS TYPE CODE CODE DESCRIP 4491 MARINE CARGO HANDLING 4493 MARINAS 4499 WATER TRANSPORTATION SERVICES, NEC 4512 AIR TRANSPORTATION, SCHEDULED 4513 AIR COURIER SERVICES 4522 AIR TRANSPORTATION, NONSCHEDULED 4581 AIRPORTS, FLYING FIELDS, & SERVICES 4724 TRAVEL AGENCIES 4725 TOUR OPERATORS 4729 PASSENGER TRANSPORT ARRANGEMENT, NEC 4731 FREIGHT TRANSPORTATION ARRANGEMENT 4789 TRANSPORTATION SERVICES, NEC 4812 RADIOTELEPHONE COMMUNICATIONS 4813 TELEPHONE COMMUNICATIONS, EXC. RADIO 4832 RADIO BROADCASTING STATIONS 4841 CABLE AND OTHER PAY TV SERVICES 4925 GAS PRODUCTION AND/OR DISTRIBUTION 4953 REFUSE SYSTEMS • 4959 SANITARY SERVICES, NEC 5012 AUTOMOBILES AND OTHER MOTOR VEHICLES $013 MOTOR VEHICLE SUPPLIES AND NEW PARTS 5021 FURNITURE 5023 HOMEFURNISHINGS 5031 LUMBER, PLYWOOD, AND MILLWORK 5039 CONSTRUCTION MATERIALS, NEC 5043 PHOTOGRAPHIC EQUIPMENT AND SUPPLIES 5044 OFFICE EQUIPMENT 5045 COMPUTERS, PERIPHERALS & SOFTWARE 6046 COMMERCIAL EQUIPMENT, NEC 5047 MEDICAL AND HOSPITAL EQUIPMENT 5048 OPHTHALMIC GOODS 5051 METALS SERVICE CENTERS AND OFFICES Jan 15 10:06 1993 /users/xuser/pat-a2.lst Page 4 5063 ELECTRICAL APPARATUS AND EQUIPMENT 5064 ELECTRICAL APPLIANCES, TV & RADIOS 5065 ELECTRONIC PARTS AND EQUIPMENT 5072 HARDWARE 5074 PLUMBING & HYDRONIC HEATING SUPPLIES 5075 WARM AIR HEATING & AIR-CONDITIONING 5084 INDUSTRIAL MACHINERY AND EQUIPMENT 5085 INDUSTRIAL SUPPLIES 5087 SERVICE ESTABLISHMENT EQUIPMENT 5091 SPORTING & RECREATIONAL GOODS 5092 TOYS AND HOBBY GOODS AND SUPPLIES 5093 SCRAP AND WASTE MATERIALS 5094 JEWELRY & PRECIOUS STONES 5099 DURABLE GOODS, NEC 5111 PRINTING AND WRITING PAPER 5112 STATIONERY AND OFFICE SUPPLIES $113 INDUSTRIAL & PERSONAL SERVICE PAPER 5122 DRUGS, PROPRIETARIES, AND SUNDRIES 5131 PIECE GOODS & NOTIONS 5136 MEN'S AND BOYS' CLOTHING 5137 WOMEN'S AND CHILDREN'S CLOTHING 5139 FOOTWEAR 5141 GROCERIES, GENERAL LINE 5142 PACKAGED FROZEN FOODS 5143 DAIRY PRODUCTS, EXC. DRIED OR CANNED 5145 CONFECTIONERY 5146 FISH AND SEAFOODS 5147 MEATS AND HEAT PRODUCTS 5148 FRESH FRUITS AND VEGETABLES 5149 GROCERIES AND RELATED PRODUCTS, NEC 5162 PLASTICS MATERIALS & BASIC SHAPES BUS -TYPE -CODE CODE DESCRIP 5169 CHEMICALS & ALLIED PRODUCTS, NEC 5172 PETROLEUM PRODUCTS, NEC 5182 WINE AND DISTILLED BEVERAGES 0 • 5192 BOOKS, PERIODICALS, & NEWSPAPERS 5193 FLOWERS & FLORISTS' SUPPLIES 5194 TOBACCO AND TOBACCO PRODUCTS 5198 PAINTS, VARNISHES, AND SUPPLIES 5199 NONDURABLE GOODS, NEC 5211 LUMBER AND OTHER BUILDING MATERIALS 5231 PAINT, GLASS, AND WALLPAPER STORES 5251 HARDWARE STORES 5261 RETAIL NURSERIES AND GARDEN STORES 5311 DEPARTMENT STORES 5331 VARIETY STORES 5399 MISC. GENERAL MERCHANDISE STORES 5411 GROCERY STORES 5421 MEAT AND FISH MARKETS 5441 CANDY, NUT, AND CONFECTIONERY STORES 5461 RETAIL BAKERIES 5499 MISCELLANEOUS FOOD STORES 5511 NEW AND USED CAR DEALERS 5521 USED CAR DEALERS Jan 15 10:06 1993 /users/xuser/pat-a2.lst Page 5 5531 AUTO AND HOME SUPPLY STORES 5541 GASOLINE SERVICE STATIONS 5551 5599 BOAT DEALERS AUTOMOTIVE DEALERS, NEC 5611 MEN'S & BOYS' CLOTHING STORES 5621 WOMEN'S CLOTHING STORES 5632 WOMEN'S ACCESSORY & SPECIALTY STORES 5641 CHILDREN'S AND INFANTS' WEAR STORES 5651 FAMILY CLOTHING STORES 5661 SHOE STORES 5699 MISC. APPAREL & ACCESSORY STORES 5712 FURNITURE STORES 5713 FLOOR COVERING STORES 5714 DRAPERY AND UPHOLSTERY STORES 5719 MISC. HOMEFURNISHINGS STORES 5722 HOUSEHOLD APPLIANCE STORES 5731 RADIO, TV, & ELECTRONIC STORES 5734 COMPUTER AND SOFTWARE STORES 5735 RECORD & PRERECORDED TAPE STORES 5812 EATING PLACES 5813 DRINKING PLACES 5912 DRUG STORES AND PROPRIETARY STORES 5921 LIQUOR STORES 5932 USED MERCHANDISE STORES 5941 SPORTING GOODS AND BICYCLE SHOPS 5942 BOOK STORES 5943 STATIONERY STORES 5944 JEWELRY STORES 5945 HOBBY, TOY, AND GAME SHOPS 5946 CAMERA & PHOTOGRAPHIC SUPPLY STORES . 5947 GIFT, NOVELTY, AND SOUVENIR SHOPS 5948 LUGGAGE AND LEATHER GOODS STORES 5949 SEWING, NEEDLEWORK, AND PIECE GOODS 5961 CATALOG AND MAIL-ORDER HOUSES 5962 MERCHANDISING MACHINE OPERATORS 5963 DIRECT SELLING ESTABLISHMENTS 5983 FUEL OIL DEALERS 5992 FLORISTS 5993 TOBACCO STORES AND STANDS 5994 NEWS DEALERS AND NEWSSTANDS 5995 OPTICAL GOODS STORES BUS -TYPE -CODE CODE DESCRIP -----------------------------------'------------------ 5099 MISCELLANEOUS RETAIL STORES, NEC 6021 NATIONAL COMMERCIAL BANKS 6029 COMMERCIAL BANKS, NEC 6035 FEDERAL SAVINGS INSTITUTIONS 6036 SAVINGS INSTITUTIONS, EXCEPT FEDERAL 6091 NONDEPOSIT TRUST FACILITIES 6099 FUNCTIONS RELATED TO DEPOSIT BANKING 6141 PERSONAL CREDIT INSTITUTIONS 6253 SHORT-TERM BUSINESS CREDIT 6159 MISC. BUSINESS CREDIT INSTITUTIONS 6162 MORTGAGE BANKERS AND CORRESPONDENTS 6163 LOAN BROKERS J-n 15 10:06 1993 /users/xuser/pat-a2.lst Page 6 6211 SECURITY BROKERS AND DEALERS 6221 COMMODITY CONTRACTS BROKERS, DEALERS 6282 INVESTMENT ADVICE 6311 LIFE INSURANCE 6331 FIRE, MARINE, AND CASUALTY INSURANCE 6399 INSURANCE CARRIERS, NEC 6411 INSURANCE AGENTS, BROKERS, & SERVICE 6512 NONRESIDENTIAL BUILDING OPERATORS 6513 APARTMENT BUILDING OPERATORS 6514 DWELLING OPERATORS, EXC. APARTMENTS 6515 MOBILE HOME SITE OPERATORS 6517 RAILROAD PROPERTY LESSORS 6519 REAL PROPERTY LESSORS, NEC 6531 REAL ESTATE AGENTS AND MANAGERS 6552 SUBDIVIDERS AND DEVELOPERS, NEC 6553 CEMETERY SUBDIVIDERS AND DEVELOPERS 6719 HOLDING COMPANIES, NEC 6726 INVESTMENT OFFICES, NEC 6732 EDUCATIONAL, RELIGIOUS, ETC. TRUSTS 6794 PATENT OWNERS AND LESSORS 6798 REAL ESTATE INVESTMENT TRUSTS 6799 INVESTORS, NEC 7011 HOTELS AND MOTELS 7021 ROOMING AND BOARDING HOUSES 7032 SPORTING AND RECREATIONAL CAMPS 0 0 7211 POWER LAUNDRIES, FAMILY & COMMERCIAL 7212 GARMENT PRESSING & CLEANERS' AGENTS 7215 COIN -OPERATED LAUNDRIES AND CLEANING • 7216 DRYCLEANING PLANTS, EXCEPT RUG 7217 CARPET AND UPHOLSTERY CLEANING 7219 LAUNDRY AND GARMENT SERVICES, NEC 7221 PHOTOGRAPHIC STUDIOS, PORTRAIT 7231 BEAUTY SHOPS 7241 BARBER SHOPS 7251 SHOE REPAIR AND SHOESHINE PARLORS 7261 FUNERAL SERVICE AND CREMATORIES 7291 TAX RETURN PREPARATION SERVICES 7299 MISCELLANEOUS PERSONAL SERVICES, NEC 7311 ADVERTISING AGENCIES 7312 OUTDOOR ADVERTISING SERVICES 7313 RADIO, TV, PUBLISHER REPRESENTATIVES 7319 ADVERTISING, NEC 7322 ADJUSTMENT & COLLECTION SERVICES 7323 CREDIT REPORTING SERVICES 7331 DIRECT MAIL ADVERTISING SERVICES 7334 PHOTOCOPYING & DUPLICATING SERVICES 7335 COMMERCIAL PHOTOGRAPHY 7336 COMMERCIAL ART AND GRAPHIC DESIGN 7336 SECRETARIAL & COURT REPORTING 7349 BUILDING MAINTENANCE SERVICES, NEC 7352 MEDICAL EQUIPMENT RENTAL BUS -TYPE -CODE CODE_DESCRIP 7353 HEAVY CONSTRUCTION EQUIPMENT RENTAL 7359 EQUIPMENT RENTAL & LEASING, NEC E Jan 15 10:06 1993 /users/xuser/pat-a2.lst Page 7 7361 EMPLOYMENT AGENCIES 7363 HELP SUPPLY SERVICES 7371 COMPUTER PROGRAMMING SERVICES 7372 PREPACKAGED SOFTWARE 7373 COMPUTER INTEGRATED SYSTEMS DESIGN 7374 DATA PROCESSING AND PREPARATION 7375 INFORMATION RETRIEVAL SERVICES 7377 COMPUTER RENTAL & LEASING 7378'COMPUTER MAINTENANCE & REPAIR 7379 COMPUTER RELATED SERVICES, NEC 7381 DETECTIVE & ARMORED CAR SERVICES 7382 SECURITY SYSTEMS SERVICES 7384 PHOTOFINISHING LABORATORIES 7389 BUSINESS SERVICES, NEC 7514 PASSENGER CAR RENTAL 7515 PASSENGER CAR LEASING 7519 UTILITY TRAILER RENTAL 7521 AUTOMOBILE PARKING 0 7538 GENERAL AUTOMOTIVE REPAIR SHOPS 7539 AUTOMOTIVE REPAIR SHOPS, NEC 7542 CARWASMES 7549 AUTOMOTIVE SERVICES, NEC 7623 REFRIGERATION SERVICE AND REPAIR 7629 ELECTRICAL REPAIR SHOPS, NEC 7631 WATCH, CLOCK, AND JEWELRY REPAIR 7699 REPAIR SERVICES, NEC 7812 MOTION PICTURE & VIDEO PRODUCTION 7819 SERVICES ALLIED TO MOTION PICTURES 7822 MOTION PICTURE AND TAPE DISTRIBUTION 7832 MOTION PICTURE THEATERS, EX DRIVE-IN 7841 VIDEO TAPE RENTAL 7911 DANCE STUDIOS, SCHOOLS, AND HALLS 7922 THEATRICAL PRODUCERS AND SERVICES 7929 ENTERTAINERS & ENTERTAINMENT GROUPS 7941 SPORTS CLUBS, MANAGERS, & PROMOTERS 7948 RACING, INCLUDING TRACK OPERATION 7991 PHYSICAL FITNESS FACILITIES 7993 COIN -OPERATED AMUSEMENT DEVICES 7997 MEMBERSHIP SPORTS & RECREATION CLUBS 7999 AMUSEMENT AND RECREATION, NEC 8011 OFFICES & CLINICS OF MEDICAL DOCTORS 8021 OFFICES AND CLINICS OF DENTISTS 8041 OFFICES AND CLINICS OF CHIROPRACTORS 8042 OFFICES AND CLINICS OF OPTOMETRISTS 8043 OFFICES AND CLINICS OF PODIATRISTS 8049 OFFICES OF HEALTH PRACTITIONERS, NEC 8051 SKILLED NURSING CARE FACILITIES 8052 INTERMEDIATE CARE FACILITIES 9059 NURSING AND PERSONAL CARE, NEC 8062 GENERAL MEDICAL & SURGICAL HOSPITALS 8069 SPECIALTY HOSPITALS EXC. PSYCHIATRIC 8071 MEDICAL LABORATORIES 8072 DENTAL LABORATORIES 8082 HOME HEALTH CARE SERVICES 8093 SPECIALTY OUTPATIENT CLINICS, NEC 8099 HEALTH AND ALLIED SERVICES, NEC Jan 15 10:06 1993 /users/xuser/pat-a2.lst Page 8 8111 LEGAL SERVICES 8211 ELEMENTARY AND SECONDARY SCHOOLS 8231 LIBRARIES 8243 DATA PROCESSING SCHOOLS 8249 VOCATIONAL SCHOOLS, NEC BUS -TYPE -CODE CODE_DESCRIP ------------------------ 8299 SCHOOLS & EDUCATIONAL SERVICES, NEC 8322 INDIVIDUAL AND FAMILY SERVICES 8351 CHILD DAY CARE SERVICES 8361 RESIDENTIAL CARE 8399 SOCIAL SERVICES, NEC 0 0 8412 MUSEUMS AND ART GALLERIES 8611 BUSINESS ASSOCIATIONS 8641 CIVIC AND SOCIAL ASSOCIATIONS 8699 MEMBERSHIP ORGANIZATIONS, NEC 8711 ENGINEERING SERVICES 8712 ARCHITECTURAL SERVICES 8713 SURVEYING SERVICES 8721 ACCOUNTING, AUDITING, & BOOKKEE 8731 COMMERCIAL PHYSICAL RESEARCH 8732 COMMERCIAL NONPHYSICAL RESEARCH 8733 NONCOMMERCIAL RESEARCH ORGANIZA 8741 MANAGEMENT SERVICES 8742 MANAGEMENT CONSULTING SERVICES 8743 PUBLIC RELATIONS SERVICES 8748 BUSINESS CONSULTING, NEC 8811 PRIVATE HOUSEHOLDS 8999 SERVICES, NEC 9222 LEGAL COUNSEL AND PROSECUTION 9999 NONCLASSIFIABLE ESTABLISHMENTS 402 rows selected. SQL> spool off TAXABLE SALES REVENUE CENTRAL BALBOA/BALBOA ISLAND • • Cj 1% of Total Taxable Sales 1990 1 1991 1 1992' CENTRAL BALBOA $39,352 $35,804 $26,582 BALBOA BLVD E BAY AVE E $28,496 $35,172 $51,015 EDGEWATER AVE E $49,759 $38,111 $30,557 MAIN ST $85,271 $75,710 $83,762 OCEAN FRONT E $13 $43 $28 PALM ST $39,660 $35,485 $43,870 WASHINGTON ST $99 $0 $31 TOTAL: 1$242,650 $220,325 1$235,8451 BALBOAISLAND $137,560 $137,560 $122,758 $122,758 $132,218 $132,218 MARINE AVE TOTAL: "First 3 quarters only LAND AREA(SF) I FLOOR AREA (SF) I LICENSES ISSUED 221,823 77,291 31,400 6,400 58,700 24,475 48,980 86,484 56,430 0 32,580 23,691 8,000 0 457,913 1 218,341 1 167 141,750 91,623 118 141,750 91,623 118 Page 1 Total Taxable Sales Revenue Central Balboa/Balboa Island Thousands $300 $250 $200 $150 $100 $50 $0 CENTRAL BALBOA BALBOAISLAND 1990 ® 1991 O 1992 (3 quarters) Sales Revenue By Land Area Central Balboa/Balboa Island CENTRAL BALBOA BALBOA ISLAND =1990 ®1991 ©1992 (3 quarters) Sales Revenue By Floor Area Central Balboa/Balboa island CENTRAL BALBOA BALBOA ISLAND 1990 ®1991 ©1992 (3 querlere) CENTRAL BALBOA DAILY BEACH ATTENDANCE Holiday 6,000 Summer Weekend 4,250 - 5,000 Summer Weekday 3,250 Winter Weekend 750 Winter Weekday 150 NOTE: Marine Department estimates are for the area between Adams Street and A Street. The Marine Department estimates that this area accounts for approximately five percent (5%) of city-wide beach attendance. • 0 • • DAILY TRAFFIC VOLUMES NEWPORT BOULEVARD VIA LIDO TO COAST HWY NEWPORT BOULEVARD FINLEY TO 30TH ST BALBOA BOULEVARD 20TH ST TO 15TH ST BALBOA BOULEVARD 15TH ST TO 8TH ST BALBOA BOULEVARD 8TH ST TO MAIN ST YEAR SDMMR WKDAY .SUMHR WKEND AINTR WKDAY SDMMR WKDAY SUMM WKEND WINTR WRDAY SDMMR WKDAY SDMMR WKEND WINTR WKDAY SDMMR WKDAY SUMHR WlMND WINTR WKDAY SDMHR WKDAY SLRffiR WKEND WINTR WKDAY 1976 60 31 31 26 17 1977/78 44 22 22 18 13 1980 62 55 44 42 33 34 25 20 25 1982 51 20 22 18 12 1983 61 30 35 28 23 1984 67 43 27 19 15 1986 61 51 33 28 20 23 15 1988 40 44 30 36 29 35 21 28 1989 24 20 15 1991 46 32 22 22 2010 77- 79 72 52 54 46 33 37 26 31 35 24 25 29 18 WP:DAILYVOL.CHT RME:bb 7-26-91 r, sd • I CENTRAL BALB OA R/UDAT RIGHT OF WAY WIDTHS AND LANES OF TRAFFIC mm February 1993 NO LT DURING SPECIAL FERICD pu 4- BALBOA y -* 4-0 DAY ONLY ®®a -��,� ' AYE 1 -n.` f� �"-Wi .. To AI 3iRt:-E eJ ... i...'...... `.....\ rl✓ h +®i h®+®i F�+�i h®i ••� h®+®i - r- 4, • • .-. . . .-. .-. - — +—i ham,.-...+,.,r„-,i hrn-n+,.,,-,,.,i hnr-n•l+rtmi FI'IrA'I+I'IfTli 1 � t ' C NORMAL SICK AL UMENCE L BLVD. NomJ SIGN rox ETC- SIGN G7 1 2 NO AT DURING VECIA. PERIOO L❑ SPEtlIJ. SIGNAL SEOU-ENCCE tt CSJ d ra� � 3 LL GR.y1,\ i auAr•a I Y? TURNAROUND STUDY Qr®A!/ IMFOAST ASSOCIATES, INC. BALBOA ST. - NEYIPOP.T BEACH i 1, 1 l NALROA KM � ~ 11 ♦ I � � I I J I`,j t I Y . . w V V♦ w V w. w V_. r _ _ V v V V V v V. . V r . V . V V. V V . . . r a r ♦ r . . . r . . \ .f1.. . �,. w gf' + r y!' r �.AF w +Ihr r %,. 'y{' . 'jC . •'�` V1111111111111111r11111r111�111� Y111111111111111 Y IIIIIIIIIII�IIIIIIIIIIII'�IIIIIIIIIIIIIIIIIIIIIIIIIIIII'I Y. fL GI'I.ISY [K-MIiDY. L!! N i/1!/R 1 TURNAROUND STUDY (ALT 1) ®�®AUST/H-FOIST ASSOC/ATESa ING J BALBOA BLVD. - NEWPORT BEAN CENTRAL BALBOA PARKING SUPPLY AND DEMAND MAIN LOT 676 MAIN LOT IMPROVEMENTS 109 A STREET LOT 87 B STREET LOT 43 ON -STREET METERED 92 OFF-STREET METERED 63 TOTAL PUBLIC PARKING 1070 CODE REQUIRED PARKING 2169 EXISTING ON -SITE 568 ON -SITE DEFICIT 1601' CHARTER/PASSENGER BOATS 5312 TOTAL DEFICIT 2132 ' 1990 Planning Department Estimate 2 Based on current passenger capacity limits • 0 Central Balboa Specific Area Plan Percentage of Required ON -SITE Parking 100%, + 25 - 50% ® 75 - 100% 0 - 25% ® 50 - 75% Specific Area Plan Boundary 0 0 0 Central Balboa Parking Analysis Of Time Limits Main 7 lvl� ulr d 30% Pay Lot/Metered Spaces 12 Hr. 55% 30 Min. 4% (zio, Hr. 15% 2 Hr, 26% Metered Spaces Central Balboa Parking Length of Time Parked 0.0 - 0.5 HR 0.5 - 2.0 HR >2.0 HR Note: includes pay lot & metered spaces Current Time Limits n u • BAM BALBOA MR LOT 676 SPACES WASTA'OTON STa 7 SPACES 9 STREET LOT 43 SPACES CENTRAL BALB OA R%UDAT PUBLIC PARKING ON -STREET METERED PARKING SHOWN IN PARENTHESIS QwFebruary 1093 CITY OF NEWPORT BEACH AMENDMENTS APPROVED BY CITY COUNCIL n CIRCULATION ELEMENT MASTER PLAN OF STREETS & HIGHWAYS A/ Adopted by City Council October 24, 1988 COSTA A1F FOMMUUN R Rl);WAY TWO LANEE ER..0A SECONDARY ROAD ( FOUR LANE UNDIVIDED PRIMARY ROAD ( FOUR LANE DIVIDED ) UK PRIMARY AUGMENTED ROAD MAJOR ROAD ( SIX LANE DIVIDED ) r MAJOR AUGMENTED ROAD M EIGHT LANE ROAD DIVIDED MADOPTED FREEWAY ROUTES SAN JOAQUIN HILLS TRANSPORTATION CORRIDOR INTERCHANGE 0 PROPOSED INTERCHANGE ... ROUTES THAT REQUIRE FURTHER COORDINATION BRIDGE •--- CITY BOUNDARY CITY OF NEWPORT BEACH SPHERE OF INFLUENCE Prepared By Advance Planning Division Printed October 1990 I ,v Scale 1 14000 rI 11 CHAPTER XI BALBOA - TBE ERA AND THE AURA BY Tom Murphine From Newport Beach 75, 1906-1981: A Diamond Jubilee History. edited by James P. Felton; Fullerton, Calif.: Sultana Press, 1981. Most cities have their distinct districts for business, for homes and for pleasure, and from the earliest days, the citizens of Newport Beach have found their fun at Balboa. Not only the local citizens but the visitors, by the thousands, have made their way to the area around the old • Balboa Pavilion, to fish, to dance, to dine, to relax in the sun, to enjoy the fun zone ... there is something for everyone in the quaint little village near the end of the sandspit. But it is more than just a pleasure park, as the city's veteran journalist, Editor Tom Murphine, relates ... XI BALBOA — THE ERA AND THE AuxA alboa, over the decades, has come to mean more than just a geographic neigh- borhood within the city of Newport Beach. It is almost a state of mind. It is steeped with memories for people who vaca- tioned there, met a sweetheart or enjoyed the exuberance of youth at the seashore. For permanent residents, Balboa has become a symbol of getting away from it all: the smog, the freeway jams and the urban high blood pressure life. Consider the Balboa recollections of Mrs. H. Cardoza Sloan as she wrote of that sandspit Pen- •insula which juts into the Pacific, dividing ocean breakers from tranquil harbor waters: "A narrowing line of sand dunes stretch to the meeting of bay and ocean. Quiet brooded over the warm gold of sand, caressed by the gentle ripples of sapphire bay and whipped by the curling lines of foam where the surf broke on the ocean beach. "Sea birds, undisturbed, dwelt among the dunes; in their season, primroses and verbenas blossomed, deepening the yellow of the sand and flushing it with rose and violet ..." In marked contrast to that romanticized view of Balboa, Mrs. Sloan then reflected, "Today, so rapid is the growth in this golden land, there are few vacant lots where but yesterday the gulls wheeled in solitary splendor over the shifting sand..." Her rather melancholy appraisal of Balboa suc- cumbing to change and the pressures of suburbia was written in 1923. Indeed, permanent residents and visitors alike have often despaired over changes wrought by the years. Consider this conversation, when two young men on spring vacation met in 1946 at the • Balboa Island ferry landing: "If that's your hotrod, buddy, I wouldn't try taking it on the ferry over to Bal. Not with those Smitty exhaust pipes. The war's over, you know. They've got cops all over the place now. "You gotta gun your motor to get up the ferry ramp over by the Fun Zone. They've gotta cop stationed there. When he hears your exhaust blast, he's gonna give you a ticket and bash in those chrome exhaust tips with a hammer.. ." Or still later, this conversation during Bal Week, 1962: "You mean they've got the road blocked to Bal? I gotta flog on down to the grains (go to the beach). So who needs wheels? We'll just banzai over on our earth pads (we'll walk)." Getting there has always been the lure of Bal- boa, even 75 years ago when it was little more than an unbroken stretch of sand dunes, jutting into the sea. A group of promoters who formed the Newport Bay Investment Company first envisioned Bal- boa's potential as a seaside and bay recreational area in the early r9oos. In 1904, they obtained a building permit from the U.S. War Department for a structure that would overhang out into the bay on pilings along 2ro feet of water frontage. They called it the Balboa Pavilion. Its Victorian silhouette and blue -topped cupola remain a his- torical landmark of Balboa today. The original cost of the structure in 19o5 was $15,000. "We watched it being built," recalled 92-year- old Helen Bowen recently. "It was a fabulous place. Now I'd think it was a dream if I didn't have snapshots of us singing around the piano and paddling canoes." Directly across the Peninsula from the Pavilion on the sandy Main Street, Balboa's original ocean pier was built about the same time. 141 142 Newport Beach 75 IL Main Street, Balboa, Cal. \fir G/ i Old Balboa, looking up Main Street froth the pavilion, with Madama LaRue's famous "theater" beneath the flagpole at the pier, about 1914. Photo courtesy Phil Tozer. As the new seaside recreation center shaped up, developers convinced Henry E. Huntington that he should extend his Pacific Electric Railway line from Newpott on down the Peninsula to Balboa. And just before the Pavilion's opening day, one Chris MacNeil and his construction gang thus threw up the old Balboa Hotel in just ro days. Pacific Electric's first run to the Pavilion was on July 4, 1906. Using steamers, Pacific Electric hauled 8o cars carrying more than r,000 visitors, mostly from Pasadena, to the Fourth of July open- ing where a huge barbecue was offered. Pacific Electric Railway became a major factor in spreading Balboa's fame as a summer recrea- tion center and vacation retreat. According to railroad historian Spencer Crump, the original service of the Big Red Cars was from Los Angeles to Long Beach, then on to Huntington Beach and along the shoreline and out the Peninsula to Balboa. Schedules called for covering that 40 miles in 80 minutes. By 19r1, there was one car each hour and rg roundtrips daily. Passenger service to Bal- boa ended June 9, 1940. Service from Santa Ana to Balboa, via Hunting- ton $'each, began in 1907 and ended in r9r2. That was 2o.85 miles covered in Si minutes. In r911, there were eight round trips per day. Many of the city's attractions today had their roots in early Balboa. A Venetian gondolier named John Scarpa was credited with creating Balboa's first lighted boat Parade, called the Illuminated Water Parade, held On Aug. 23, r9o8. It later became known as the Tournament of Lights, forerunner of today's pre - Christmas "Festival of Lights" in Newport Harbor. In f9r2, realtor Everett E. Chace set up some tents on Cypress Street, and they eventually be- came a complex of 61 tiny vacation cottages known as "The Little Yellow Houses." Percy J. Wilson established two fountains in the Pavilion and was known as "The Soda King" of Balboa. Mrs. Mary Curtis operated a popcorn stand. • 0 �t Balboa: The Era and The Aura 143 • • • Pacific Electric and horse and buggy weren't the only means of transport to early Balboa. You could arrive by ferry from Corona del Mar and later from Balboa Island. W.S. Collins got the first city ferry permit on Aug. 9, r9o9. Other operators followed and then came some allegations of citizens that poor ser- vice prevailed. Pioneer developer Joseph A. Beek won the city contract to operate the Balboa -to -Balboa Island ferry in r9r9. His first boat was an outboard named "The Ark" that also carried oars — just in case. Beek also reduced fares from a dime to a nickel. Beek was awarded a city contract in r9r9 and a r5-year franchise for the ferryline on Feb. 18, r9z2. He had started auto ferry service in r9zr. The Beek family's boats have had many color- ful names over the years, like The Fat Fairy, The joker, Square Deal, Commodore and Islander. The little ferry line that has now become famed throughout California was declared a pub- lic utility by the railroad commission in 1930. Somehow over the years, however, the franchise never got transferred over to the state Public Util- ities Commission. This oversight was discovered in the r96os by then -Newport City Attorney Walter Charamza, now an Orange County Superior Court judge. Charamza quietly drew up a bill and got it intro- duced and passed by the California Legislature to correct this little oversight once and for all. The Pavilion's reputation grew over the years as the central attraction for Balboa's good times. Mary Harlan of Balboa Island, born just seven houses from the Pavilion in June of r9o9, recalled recently that the balcony was the place to be on Friday nights when throngs gathered for fun. Vera Gay, go, of Corona del Mar, recalls when she was a teenager, she played the piano for $z.5o a night to accompany dancers. Balboa got another transportation boost in r922 and 1923 when Central Avenue, now Balboa Boul- evard, was paved in two projects. And the Pavilion continued to prosper as Balboa roared into the Roaring '20s. Retired Orange police chief Garland Coltrans says he led an eight -man Dixieland band there in r924. The old place would just sway with the crowds back then when people danced with each other. "That's where I first met Phil Harris and we had plenty of others go on to show business fame, mostly because there was a surplus of drummers, so they would form their own bands." Some of the others who played the Pavilion in- cluded Brick English, Jimmy Greer, Hoot Gibson and Norm Ratner and his Trojan Twos. Later bandsmen would include Count Basie, Benny Goodman and Stan Kenton. A peculiar, shuffling, hopping dance step was bom at the old Pavilion even though its claim to tivities arranged Chamber of Comreat merce and Madama LaRue Ocontest on sgood. od. une 25, ome z5,000 visito22 was part ofr filledgthesvillage. Photo courtesy boa Newport Beach Historical Society. 144 Newport Beach 75 V.f..v The glorious Rendezvous Ballroom. The biggest names with the biggest bands played here. Above, the ballroom decorated for a festive celebration. Below, waiting for servicemen and other visitors. Photo courtesy Hugh McMillan. fame was more often credited to the Rendezvous Ballroom. . The step is called, "The Balboa Hop." It was danced around the globe in the canteens and ser- vice clubs of World War II. Clearly, Balboa often seemed in the forefront of fun -in -the -sun promotions. In the early years, Madam Osgood, the local theater owner, import- ed ladies to compete in annual beauty contests. The competitors came from elsewhere because the local girls "would never be seen in those costumes." They were very daring bathing suits. They had no skirts. When the Pavilion was the center of Balboa's social and recreational scene in the early years, a new competitor came on the scene in 1928. De- velopers Harry "Pop" Tudor and Ray Burlingame constructed another dancehall across the Penin- sula at 6o8 E. Ocean Front. The original construc- tion cost a princely $xoo,000. They called it the Rendezvous Ballroom. Over the next few years, heated competition developed between the Pavilion and the Rendez- vous as Balboa's central attraction. Other attrac- tions for fun -seekers began to cluster in areas near the two big buildings. In 1936, entrepreneur Al Anderson leased from rancher Fred Lewis the bay front area between Washington, Palm and Bay avenues. Anderson cleared the land and began putting up amusement features, adding a few attractions each year. He called his miniature amusement park The Fun Zone. Several saloons, like the Blue Room, Chris- tian's Hut and the Bamboo Room became fixtures for Balboa revelers. Daring the years of World War II and beyond, the Rendezvous Ballroom overshadowed the Pa- vilion as home of the big bands and the dance center of the area. Balboa attractions grew, but one factor seemed to remain a constant for danceball operators, beach cottage landlords, saloonkeepers and the Frozen Banana King. It was this: in June, when high schools and colleges let out and older folks went on vacation, you'd better make it big over the next three months. Make it while the throngs came looking for fun and sun. When the first chill Balboa: The Era and The Aura 145 • C� of Labor Day hit the Balboa coastline, cash flow vanished like the mists of the morning. As transportation improved over the years, however, one break came to give Balboa's winter - plagued businessmen a short shot of economic adrenalin in the spring. It was Easter vacation for students. Balboa became the place to go and to see and be seen. Eventually, that spring break from lecture halls and Physics r-A simply became known as "Bal Week." Increasingly each spring, Balboa was where the boys were. And that meant that the girls got there somehow, too. Because Balboa was dedicated to people having fun — and spending a bit of cash at the same time — nobody got too excited over a few hijinks and a bit of misbehavior. Of course, it was necessary to have some law enforcement. But not too much law, mind you. One of the early lawmen was Constable Jesse Elliot, whose main task was to try first just to humor the rowdier elements and talk them out of trouble. Another early Newport policeman was Jack Summers. He understood the revelers of Bal- boa who came to celebrate the rites of spring. Jack had a unique method of ridding Balboa of its rowdier participants at the end of each night of revelry. He rounded up all those who had sipped far too deeply of the liquid spirits of spring and then he called down to Central Newport for the firetruck. When the truck arrived in Balboa, tipsy offend- ers were loaded aboard for a ride back up the Pen- insula and an overnight sleep -off in the modest municipal accommodations. As Balboa's popularity grew over the years, many observers have attempted to identify the Golden Age of Balboa. Was it in those early years, when primroses and verbenas blossomed in the dunes? Did it come in the Pavilion's early heydays? Was it Bal Week of the 1930S in the Great Depression or the flaming '40s of World War II? How about the r96os or '70s? After all, they all came to Balboa -by -the -Bay. Vacationing student transportation changed over the years — from the stripped -down Model T with cut-outs on throaty exhausts and names like Rajo or Fronte on the engine heads to Model A roadsters. And they gave way to '40 Ford coupes with torpedo fender skirts and soft gurgling exhausts. Later, vehicles of the day would be woody sta- tion wagons with surfboards protruding from the rear, plastic -bodied dune buggies or Honda motorcycles. But they all came to Balboa to celebrate the rites of spring known as Bal Week. Bal Week became a deep-rooted tradition with the young. It was their passing parade. Fashion and fad reigned supreme. From year to year, you would see it all; short skirts, long skirts, pin- striped zoot suits with long key chains, ox-blood stained sandals, pedal pushers, muu muus, gran- nies and bikinis. Boys' hair styles changed from crew cuts to greasy ducktails, to Mohawk cuts to shoulder -length curls. You would see it all in Balboa's passing parade because for the youth of a particular time, this was the place to come and measure yourself against your contemporaries. For the youngsters, these rites of spring were practiced as a studied art rather than a haphazard frolic. To rent a cramped beach cottage or a tiny apartment, you had to make contact in Balboa months ahead of the spring school break. Once you made it to Bal, you invited 40 of your closest friends to squeeze into your place and share the rent. Now on the Bal Week scene, you had to be ob- viously part of it in a not -too -obvious fashion. You gathered with the milling throngs on the sidewalks or in the Fun Zone or around the Ren- dezvous in a sort of dedicated aimlessness, per- haps in groups of three or four. But not alone. Alone wouldn't be proper. The boys cruised in their cars, whistling, honk- ing and whooping at the girls on the sidewalks. The girls seemed to ignore it as they too chatted among themselves and walked in twos and fours. Despite this apparent separatism, let the record show that the twain often did meet. It has ever been thus. Bal Week, however, did begin to develop some disturbing patterns. Traffic congestion and law- breaking was on the increase. The Newport Beach Police Department's blotter reflected the 146 Newport Beach 75 Bal Week. The annual springtime rite for the young people brought overcrowded conditions like this. Daily Pilot photo. City employees remove benches along Marine Avenue on Balboa Island in preparation for annual Bal Week excitement. Daily Pilot photo. Girl Watchers. Young men perch on rooftops to ogle passing girls and watch the hi -jinx of Bal Week. Daily Pilot photo. difficulties, often bizarre in nature: —Four young men arrested for riding motorcy- • cles on a hotel roof. — Three patrol units dispatched because of a mass panty raid on a sorority at a Balboa apartment. — Gang fight on the Balboa ferry at mid -chan- nel. — Young man in gorilla suit terrorizing girls in traffic lanes of Balboa Boulevard. — Nude girls posing in picture window — traf- fic snarled in the area. Then again, as each Bal Week wore down to the last few precious days, trouble mounted. Stu- dents were running out of cash. Thefts increased, particularly in food stores. And if boy -girl situa- tions hadn't quite worked out by the waning days of the free week, tempers grew short. Fighting broke out. Some Bal Week visitors took out their frustra- tions in tamer ways, like hanging a forlorn sign out front at their rental cottage that proclaimed: "Girls Wanted: Only Blondes, Brunettes or Red- heads Need Apply." Down through the decades as Bal Week grew, Balboa: The Era and The Aura 147 • • one place became mecca that lured the youth of each generation. It was the Rendezvous Ballroom. In the Big Band era, of the 1930s and '40s, the Rendezvous billed such name bands as Benny Goodman, Bob Crosby, Lawrence Welk, Phil Har- ris and of course, Stan Kenton, whose marathon Rendezvous stand catapulted him into national attention. The Rendezvous was such a hot spot that in 1935, it burned down in a blaze attributed to a smouldering cigarette left in some overstuffed upholstery. But they built the Rendezvous again, bigger and better than ever. Other big names came during the World War II years, like Les Brown, Harry James, Spade Coo- ley, and singers June Christy, Margaret Whiting and Nat King Cole. Guy Lombardo, Xavier Cugat, Johnny Mercer— they all played the Rendezvous. In the early r96os, Dick Dale and his Del Tones brought "the surfing sound" to the Ren- dezvous and the Righteous Brothers got a hefty career lift from the place. As a matter of fact, for the youth of Bal Week, you no longer had to inform your friends you were going to the Rendezvous Ballroom. You were simply going to "The Place." As Balboa moved into the r96os, however, resi- dential change was beginning to have a signifi- cant impact on the nature of the entire Peninsula. More people were making permanent homes in Balboa to escape the smog and congestion of met- ropolitan Los Angeles and its immediate outskirts. Often, they would move in to a nice Peninsula place in the dead of winter. All was calm and se- rene. They shared the sweep of Peninsula beaches or harbor shoreline only with a few walking resi- dents or vagrant seagulls. Then they would experience their first Bal Week — night long parties, music, shouts in the night and screeching tires on the streets. For the uninitiated new resident, Bal Week was a night- mare of horrendous proportions. More and more permanent residents would jam Newport Beach City Council meetings, demand- ing police crackdowns, stricter housing and sani- tation enforcement and traffic control. Somehow the needs of yesteryear — a cash flow for the hotdog vendor and the frozen Banana Law and order. Police Chief James Glavas, retired Los Angeles police officer, responded to citizen demands to restrict Bal Week activities. Daily Pilot photo. King — seemed less important now than tran- quility and "law and order." Early into the r96os, Newport Beach hired a new police chief, retired Los Angeles police cap- tain B. James Glavas. One of the key tasks as- signed to him was to get Bal Week under control. Glavas pledged "full.but fair" law enforcement. Spring vacation arrest figures began to soar. In 1962, Newport Police Lt, Ernest Laurin reported that between noon one Saturday to noon Sunday, the department had arrested 37 adults, mostly young people between r8 and 21 years of age, and 112 juveniles. Police spokesmen were predicting that of all Bal Week visitors, r5 percent could be expected to get into trouble. Despite this, the traditional lure of Bal Week and the Rendezvous Ballroom continued. Chief Glavas and his officers probably wit- nessed the peak of Bal Week mania for all time on Thursday night, March 26, 1964. In Balboa, the Rendezvous was building up a head of musical steam. Cars started pouring onto the Peninsula at dusk. Balboa and Newport boulevards became one massive traffic jam. Glavas ordered a Peninsula traffic blockade. No more cars would be allowed in. So great was the lure of Bal Week and the Rendezvous that incom- ing vacationing students drove over curbs, Newport Beach 75 End of an era. The Rendezvous Ballroom burns in Balboa. Photo courtesy Hugh McMillan. screeched down alleys and even tried to drive on the beach sand in the all-out effort to "get to Bal." By 9: ro that night, Balboa traffic was backed up all the way into downtown Costa Mesa. Newport police, however, continued the en- forcement pressure over the next few years. In 1965, they arrested 309 juveniles in just the first three days of Bal Week. In 1966, the toll of those nabbed climbed to 347 in the first three days. The lure of Balboa for vacationing students who wanted to "let go" was clearly beginning to lose its lure. Nobody can really pinpoint the year that Bal Week finally succumbed to the pressures of sub- urban living and strict 'law enforcement. But if the rites of spring really died at a specific time, you might actually try a summer date. Make it August 7, 1966. About 4 o'clock that morning, the windows in the big block building at 6oB East Ocean Front began showing a soft orange glow. Then the or- ange turned to a raging red. Smoke filled "The Place" and then suddenly, the roof caved in and The passing parade. Young men enjoy the watching and the young woman enjoys being watched. And it's still the same today. Daily Pilot photo. flames shot high into the dark sky. Once again, as in 1935, Balboa's famed Rendez- vous Ballroom was burning. One of the first city firemen on the scene was Capt. Bill Thomas, who recalled, "When we pulled up, I knew the Ren- dezvous was gone:' They wouldn't rebuild the Rendezvous this time. Youth's mecca was gone. The site later be- came condominiums. One of the witnesses to that early morning blaze was Balboan Frankic Remley, the famed left-handed guitarist who had played the old Rendezvous with Phil Harris and his orchestra. And the last group to play the Rendezvous the Saturday night it burned? It was an outfit called The Cindertuen. At dawn that Sunday, nothing was left of the Rendezvous but the rubble of a few brick walls. Some passing youngster that day picked up a clunk of charcoal and in a girlish hand, scrawled across the standing brick: "Goodbye, We Loved You..." That indeed may have been Bal Week's epitaph. 0 0 City of Newport Beach Historic Resource Inventory RECORD 1 • Historic/Common Name: Area: BALBOA Address: 105 MAIN ST Resource Type: Status: Existing Land Use: Use Code: General Plan Designation: Ownership: Original Location? Date Moved: Location of Original Site: Owner: Address: Telephone Number: Available Documentation: . Historical Period: Historical Significance: Historic Classification: Year Constructed: Architect: Architectural Style: Distinguishing Features: Associated Structures: Condition of Feature: Exterior Alterations: BALBOA INN Accessor Parcel Number: BUILDING OCCUPIED COMMERCIAL 7011 RSC PRIVATE YES N/A GRISWELL DEVELOP. CORP. 3152 REDHILL AVENUE COSTA MESA, CA 92626 (714) 556-5117 048-135-007 APPLICATION FOR REGISTER OF HISTORICAL PROPERTY. SHIPYARD REFLECTIVE OF CALIFORNIA SPANISH COLONIAL REVIVAL ARCHITECTURE/BEACHFRONT TOURIST DEVELOPMENT. CLASS 1 1930 WALTER ROLAND HAGEDOHM SPANISH COLONIAL REVIVAL SPANISH COLONIAL REVIVAL FEATURES, THREE TOWERS. CONSISTS OF TWO BUILDINGS. EXCELLENT ESSENTIALLY UNALTERED. Interior Alterations: EXTENSIVE INTERIOR REMODELING IN 1968, 1974. Comments: PLACED ON REGISTER OF HISTORICAL PROPERTY IN 1985. • Preparer: P. ALFORD Date: 2118/92 BALBOA INN RECORD NO. ] E 0 171 E City of Newport Beach Historic Resource Inventory RECORD 3 Historic/Common Name: Area: BALBOA Address: 400 MAIN ST Resource Type: Status: Existing Land Use: Use Code: General Plan Designation Ownership: Original Location? Date Moved: Location of Original Site: Owner: Address: Telephone Number: Available Documentation: Historical Period: Historical Significance: Historic Classification: Year Constructed: Architect: Architectural Style: Distinguishing Features: Associated Structures: Condition of Feature: Exterior Alterations: BALBOA PAVILION Accessor Parcel Number: BUILDING OCCUPIED COMMERCIAL 5812 RSC PRIVATE YES N/A BALBOA PAVILION COMPANY 400 MAIN STREET NEWPORT BEACH, CA 92660 (714) 673-1434 048-133-004 MATERIAL RELATING TO THE REGISTER OF HISTORICAL PROPERTY. EARLY CITY SITE OF NUMEROUS SOCIAL AND CULTURAL ACTIVITIES SINCE CONSTRUCTION IN 1905. CLASS 1 1905 UNKNOWN VICTORIAN HIP ROOF WITH CUPOLA. NONE EXCELLENT EXTERIOR RESTORED IN 1962. Interior Alterations: EXTENSIVE INTERIOR REMODELING. Comments: PLACED ON NATIONAL REGISTER IN 1983. • Preparer: P. ALFORD Date: 2/18/92 BALBOA PAVILION _4 ,,j�¢rA'`.:.. re!-^ .-. .� • .av� y.. . AG;,+�., y�rw,�y,stiyF+..f, i•: ys. ;.y ,.e,�,�^.._,,. Jy . � 'i F w. RECORD NO. 3 . City of Newport Beach Historic Resource Inventory RECORD 51 Historic/Common Name: BALBOA ISLAND FERRY Area: BALBOA ISLAND Address: BAY FRONT S. & AGATE Accessor Parcel Number: Resource Type: SITE Status: DEVELOPED Existing Land Use: OPEN SPACE Use Code: 4482 General Plan Designation: REO Ownership: PRIVATE Original Location? YES Date Moved: Location of Original Site: N/A Owner: J.A. BEEK CO. Address: Telephone Number: Available Documentation: PERSONAL ACCOUNTS. Historical Period: EARLY CITY • Historical Significance: FERRY SERVICE BETWEEN BALBOA AND BALBOA ISLAND SINCE 1905. Historic Classification: CLASS 2 Year Constructed: 1905 Architect: N/A Architectural Style: N/A Distinguishing Features: N/S f Associated Structures: N/S Condition of Feature: Exterior Alterations: Interior Alterations: N/S Comments: HISTORICAL SOCIETY MARKER DEDICATED FOR SITE IN 1970. Preparer: M. WOLFF LJ Date: 11/15/91 r BALBOA ISLAND FERRY �I ti •A \ RECORD NO. 51 City of Newport Beach Historic Resource Inventory RECORD 41 Historic/Common Name: BRIGANDI HOUSE Area: BALBOA Address: 814 OCEANFRONT E. Accessor Parcel Number: Resource Type: BUILDING Status: OCCUPIED Existing Land Use: RESIDENTIAL Use Code: 8811 General Plan Designation: TFR Ownership: PRIVATE Original Location? YES Date Moved: Location of Original Site: N/A Owner: PAMELIA BRIGANDI Address: 814 OCEANFRONT E. BALBOA, CA 92661 Telephone Number: (714) 675-1246 Available Documentation: HISTORICAL PHOTOGRAPHS, MOTION PICTURENIDEO, LEGAL DOCUMENTS, INSURANCE RECORDS, ETC. Historical Period: SHIPYARD Historical Significance: LAND ONCE OWNED BY JOSEPH FERGUSON, SUBDIVIDER OF BALBOA TRACT. Historic Classification: CLASS 4 Year Constructed: 1927 Architect: UNKNOWN Architectural Style: COTTAGE REVIVAL Distinguishing Features: STEEP ROOF, DORMER WINDOWS, CLIPPED GABLES. Associated Structures: NONE Condition of Feature: EXCELLENT Exterior Alterations: CHIMNEY GONE, DECK ADDED. Interior Alterations: WIRING, PLUMBING, FOUNDATION UPGRADED. Comments: ONE OF FEW HISTORIC HOMES LEFT IN BLOCK • Preparer: BRIGANDI Date: 12/23/91 BRIGANDI HOUSE oil RECORD NO. 41 0 !I 0 • BAL90AM 0 24190A PAALLION HOUSE CENTRAL BALB OA R/UDAT HISTORIC SITES iAm� February 1993 '',