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HomeMy WebLinkAboutBalboa Village Design Guidelines (PA2002-161)CITY OF NEWPORT BEACH Hearing Date: September 19, 2002 t +sue` PLANNING DEPARTMENT Agenda Item: 1 #I 3300 NEWPORT BOULEVARD Staff Person: Daniel Trimble Gauon'`" NEWPORT BEACH, CA 92658 (949) 644 -3230 (949) 644 -3200; FAX (949) 644 -3229 Council Review: Automatic if approved REPORT TO THE PLANNING COMMISSION PROJECT: Code AmendmentNo. 2002 -005 (PA2002 -161) Balboa Village Design Guidelines SUMMARY: Amendment to the Central Balboa Specific Plan District #8, removing the existing design guidelines from Section 20.45.025 and adding revised Sections 20.45.020 and 20.45.025, establishing the Balboa Village Design Guidelines and establishing development plan procedures. ACTION: Adopt the attached resolution recommending that the City Council approve the requested amendment and the Balboa Village Design Guidelines. LOCATION: Balboa Village commercial area. ZONING DISTRICT: Central Balboa Specific Plan District #8 0 200 400 Feet VICINITY MAP CA 2002-005(PA2002-161) Balboa Village Current Development: Commercial District To the north: Newport Harbor To the east Residential (Peninsula Point) To the south Pacific Ocean To the west: Residential (Central Balboa) CA2002-005 (PA2002-161) Spternber 19, 2002 Page 2 of 5 Introduction & Background The Balboa Village Design Guidelines project is a follow up to the Balboa Peninsula Sign Overlay and the physical improvements to the public infrastructure currently being carried out through the Balboa Village Pedestrian and Streetscape Improvement Plan. The genesis for the proposed Guidelines goes back to several -planning studies that have been developed over the years, such as Project 2000 and the Balboa Peninsula Planning Study. In April 2000, after it was apparent that the public improvements were designed and funded, the City retained Mr. Ron Baers to draft a set of design guidelines for private properties in Balboa Village. This action was discussed at and supported by the PROP (Promote Revitalization of Our Peninsula) Committee on March 24, 2000. The City Council initiated the code amendment for the Guidelines on August 13, 2002. Project Overview The intent and purpose of the proposed Guidelines is to provide guidance so that future development or redevelopment of residential and commercial structures in the Specific Plan district will maintain the character that exists in the Village. The Design Guidelines document includes: narrative on the character of the village; design principles; the design guidelines; and an appendix on facade renovation concepts. The design guidelines section includes design criteria for various building features such as building height, roofs, walls, lighting, etc. They also include site design criteria for setbacks, building orientation and landscaping. The Guidelines document is attached as Exhibit No. 1. Site Design Guidelines The recommendations for lot size seek to maintain the mix of narrow and wide lots, with fairly uniform depths. If consolidation does occur, a building's facade should be articulated to reflect the historic pattern. The general pattern for setbacks is for the building wall to be set at the back of the sidewalk. Variations include minor doorway recesses and angled entries at corner lots. The historic pattern of limited on -site parking should be maintained. Necessary on -site parking should be to the rear of a lot and parking lots should be screened with landscaping. In order to enhance building frontage the building setbacks should be fully landscaped incorporating vine pockets with wall lattices, window boxes, and second floor planters. Finally, properties abutting alleyways should include architectural enhancements, landscaping, and other aesthetic improvements. Building Design Guidelines The following design concepts should guide renovation and new construction of buildings in Balboa Village: proportion, scale, massing, rhythm, composition, and compatibility. A building height of 26 to 35 feet for existing and new construction is appropriate. The overall proportions CA2002 -005 (PA2002461) Sptember 19, 2002 Page 3 of 5 of existing buildings should be retained, with the exception of second floor additions that are compatible and proportional with adjacent buildings. Roofs, walls, doors, and windows should be compatible in shape, materials, and color and, where appropriate, should include architectural details. Fagades, storefronts, canopies, and awnings should be functional and decorative using original materials compatible with surrounding uses and architecture. The same can be said for finish, color and ornamentation. New or replacement lighting should be based on fixtures typical of the period or historical style found through out the Village. Unique architectural features should be highlighted with exterior lighting. Signage in the Village is regulated through Chapter 20.67 of the zoning code, which was recently adopted and applies to the entire Balboa Peninsula. Analysis The proposal for administration of the Guidelines is to adopt them by resolution and to amend the Central Balboa Specific Plan District #8 to reference the Guidelines. The existing specific plan guidelines are proposed to be removed from the code. Staff feels the proposed Guidelines are better suited as a stand -alone document because of the extensive use of graphics and examples that would not translate well into the standard format of the Municipal Code. As well, adoption by Resolution allows for design flexibility consistent with the overall Guidelines, without the need for relief on minor details. This is similar to the process used for adoption and implementation of the Mariner's Mile Design Framework. Implementation The Amendment includes the establishment of a discretionary review process to ensure that the Design Guidelines are implemented. The process selected is the Development Plan procedure first used in Manner's Mile. That process will replace the Site Plan Review process currently in effect for the Specific Plan District within Balboa Village. The Development Plan process will require the Planning Director to review plans for any new or altered development, or for landscape installation, or lighting plans. The standard for review will be consistency with the Zoning Code and Design Guidelines. Presently, the Site Plan Review has the same applicability and requires Planning Commission review with minimal guidance as to its purpose or standard of review. The review authority is proposed to rest with the Planning Director due to the level of detail and guidance provided by the Design Guidelines. When a Use Permit application is associated with a Development Plan, the Planning Commission will retain jurisdiction. As with all administrative processes, a Development Plan may be referred to, appealed to, or called up by the Planning Commission and/or City Council for review. Environmental Review Staff has evaluated this planning study and amendment and finds that it is defined as a project pursuant to the California Environmental Quality Act (CEQA). The amendment affects general development standards but will not increase the development intensity nor change building height limits which could potentially affect the environment. The project does not authorize any specific development, but rather establishes new development guidelines and enhanced urban design. For CA2002 -005 (PA2002 -161) Sptember 19, 2002 Page 4 of 5 these reasons, staff believes that the project is categorically exempt pursuant to Section 15305 (Class 5, Minor Alterations in Land Use Limitation) of the California Environmental Quality Act Implementing Guidelines. Future development projects guided by the proposed guidelines will be required to be evaluated for potential environmental effects in accordance with CEQA and mitigation measures applied as necessary. Conclusion The Balboa Village Design Guidelines will provide the City, property owners and developers with guidance in shaping the future direction for the Balboa Village area. The guiding principle behind the Guidelines and the Balboa Village Pedestrian and Streetscape Improvement project is a desire to improve the area and make Balboa Village a more vibrant and aesthetically pleasing part of the community. The proposed guidelines promote this goal and were formulated with an eye to what can be achieved in the area given the existing conditions. The proposed amendment provides a system for the City to ensure the Design Guidelines are implemented without limiting private property rights or the flexibility of owners to design projects appropriate for their individual properties. Submitted by: SHARON Z. WOOD y. ol . Prepared by: DANIEL TRIM13LE Program Administrator 1. Final Draft, proposed Balboa Village Design Guidelines 2. Resolution No. 2002 -_, with draft Ordinance changes to the Central Balboa Specific Plan District. CA2002 -005 (PA2002 -161) Sptember 19, 2002 Page 5 of 5 RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH RECOMMENDING APPROVAL OF CODE AMENDMENT NO. 2002 -005, MODIFYING THE CENTRAL BALBOA SPECIFIC PLAN DITRICT, AND APPROVING THE BALBOA DESIGN GUIDELINES. THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS, RESOLVES AND ORDERS AS FOLLOWS: Section 1. Code Amendment No. 2002 -005 was initiated by the City Council on August 13, 2002 in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. Section 2. The Balboa Village Design Guidelines and the Development Plan procedures will guide the future development in the Central Balboa Specific Plan District (0). The District is primarily commercial with some residential and mixed -use developments. Section 3. The Planning Commission finds as follows: a) General Plan Land Use Element Policy F states that the development and maintenance of suitable and adequate development standards including landscaping, sign control, site and building design, parldng and undergrounding of utilities to insure that the beauty and charm of existing residential neighborhoods is maintained, that commercial and office projects are aesthetically pleasing and compatible with surrounding land uses and consistent with the public health, safety and welfare. The Design Guidelines and implementing ordinances establish suitable design standards and land use objectives which are based upon sound urban planning principles with the intent to improve overall site and building design without unjustly limiting private property rights or the flexibility of owners to design projects appropriate for their individual properties. The proposed Design Guidelines and implementing ordinances are therefore consistent with this development policy. b) General Plan Land Use Element Policy L states that, "The City shall encourage its community commercial districts to reflect and complement the high quality of its residential areas. The City shall promote the prosperity of its several community commercial districts through the adoption and application of its planning, zoning, building and public works codes, regulations, policies and activities. " The underlying purpose of the Balboa Village Design Guidelines is to improve the district to better reflect the prosperity and quality image of the City and to make the Balboa Village area a more vibrant part of the community. The Design Guidelines and implementing ordinances accomplish this goal and appropriately enhance the development standards without unjustly limiting private property rights or the flexibility of owners to design projects appropriate for their individual properties. The proposed Design Guidelines and implementing ordinances are therefore consistent with this development policy. C) The amendment affects general development standards and will not increase the development intensity nor change building height limits, which could potentially affect 11 Planning Commission Resolution No. _ Page 2 of 2 the environment. The project does not authorize any specific development, but rather establishes new design guidelines and a process to implement them. Future development projects guided by the proposed guidelines will be required to be evaluated for potential environmental effects in accordance with CEQA and necessary mitigation measures applied as necessary. Therefore, the proposed project has been determined to be Categorically Exempt pursuant to Section 15305 (Class 5, Minor Alterations in Land Use Limitation) of the California Environmental Quality Act Implementing Guidelines. Section 4. Based on the aforementioned findings, the Planning Commission hereby recommends approval of Code Amendment No. 2002 -005, including Exhibit "A" Ordinance 2002 and adoption of the Balboa Village Design Guidelines. PASSED, APPROVED AND ADOPTED THIS 19th DAY OF SEPTEMBER 2002. In M Steven Kiser, Chairman Shant Agajanian, Secretary WMI NOES: I ORDINANCE NO. 2002- AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH ADOPTING AMENDMENT NO. 2002 -005 WHICH AMENDS CHAPTER 20.45 AFFECTING THE CENTRAL BALBOA SPECIFIC PLAN DISTRICT (SP #8). WHEREAS, as part of the development and implementation of the Newport Beach General Plan, the Land Use Element has been prepared; and WHEREAS, as part of the implementation of the Land Use Element, the City prepared and adopted a Specific Area Plan and implementing ordinances known as the Central Balboa Specific Plan District which establishes planning objectives and development standards for the orderly development of the district; and WHEREAS, since the development of the Central Balboa Specific Plan District, the district has experienced changes both good and bad that have affected the overall quality and image of the district; and WHEREAS, the Balboa Village Business Improvement District has supported the Design Guidelines as a follow up to the Balboa Sign Overlay and the Balboa Village Pedestrian and Streetscape Improvement Plan; and WHEREAS, on August 13, 2002, the City Council initiated the Code Amendment for the Design Guidelines; and WHEREAS, on September 19, 2002, the Planning Commission conducted a public hearing at which the Balboa Village Design Guidelines and Amendment No. 2002 -005 were considered. A notice of time, place and purpose of the public hearing was duly given, and evidence, both written and oral, was duly presented to and considered by the Planning Commission at the public hearing. At the conclusion of said hearing, the Planning Commission adopted written findings and recommended that the City Council adopt the Balboa Village Design Guidelines and Amendment No. 2002 -005; and WHEREAS, pursuant to Section 20.94, the City Council held a noticed public hearing on September 24, 2002 to consider Balboa Village Design Guidelines and Amendment No. 2002 -005; and WHEREAS, the City Council believes that the Balboa Village Design Guidelines should be adopted and used as a planning guide for future development of the district. Additionally, Amendment No. 2002 -005 properly implements the proposed land use and development policies contained in the Central Balboa Specific Plan District and are necessary for said implementation, and makes the following additional findings: 1. General Plan Land Use Element Policy F states that the development and maintenance of suitable and adequate development standards including landscaping, sign control, site and building design, parking and undergrounding of utilities to insure that the beauty and charm of existing residential neighborhoods is maintained, that commercial and office projects are I aesthetically pleasing and compatible with surrounding land uses and consistent with the public health, safety and welfare. The Design Guidelines and implementing ordinances establish suitable design standards and land use objectives which are based upon sound urban planning principles with the intent to improve overall site and building design without unjustly limiting private property rights or the flexibility of owners to design projects appropriate for their individual properties. The proposed Design Guidelines and implementing ordinances are therefore consistent with this development policy. 2. General Plan Land Use Element Policy L states that, "The City shall encourage its community commercial districts to reflect and complement the high quality of its residential areas. The City shall promote the prosperity of its several community commercial districts through the adoption and application of its planning, zoning, building and public works codes, regulations, policies and activities. " The underlying purpose of the Balboa Village Design Guidelines is to improve the district to better reflect the prosperity and quality image of the City and to make the Balboa Village area a more vibrant part of the community. The Design Guidelines and implementing ordinances accomplish this goal and appropriately enhance the development standards without unjustly limiting private property rights or the flexibility of owners to design projects appropriate for their individual properties. The proposed Design Guidelines and implementing ordinances are therefore consistent with this development policy. 3. The amendment affects general development standards and will not increase the development intensity nor change building height limits, which could potentially affect the environment. The project does not authorize any specific development, but rather establishes new design guidelines and a process to implement them. Future development projects guided by the proposed guidelines will be required to be evaluated for potential environmental effects in accordance with CEQA and necessary mitigation measures applied as necessary. Therefore, the proposed project has been determined to be Categorically Exempt pursuant to Section 15305 (Class 5, Minor Alterations in Land Use Limitation) of the California Environmental Quality Act Implementing Guidelines. THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1: Chapter 20.45 of the City of Newport Beach Municipal Code shall be revised as provided in Exhibit "A ". SECTION 2: The Mayor shall sign and the City Clerk shall attest to the passage of this Ordinance. This Ordinance shall be published once in the official newspaper of the City, and the same shall become effective thirty (30) days after the date of its adoption. This Ordinance was introduced at a regular meeting of the City Council of the City of Newport Beach held on September 24, 2002, and adopted on the 22nd day of October 2002, by the following vote, to wit: 0 AYES, COUNCIL MEMBERS NOES, COUNCIL MEMBERS ABSENT COUNCIL MEMBERS MAYOR ATTEST: CITY CLERK I Exhibit "A" CHAPTER 20.45 SPECIFIC PLAN DISTRICT #8 CENTRAL BALBOA - .. - - . ... Y. •. •- Y I. _ _ _ _ _ •. _ Y. Y, _ Y. WiffrMs _ Y. . .... .. ... .. .. .- .. i. -. I. - 1 11 _ 11 Revised: Section 20.42.060 Development Plan Review Required. A. General, The City Council finds, determines and declares that the preservation and enhancement of the Balboa Village area through the consistent application of sound urban design principles and the promotion of thoughtful and tasteful design while allowing creative flexibility as described in the Design Guidelines is desirable. Therefore, any new or substantially altered development shall be reviewed for consistency with adopted design principles contained within the Balboa Village Design Guidelines in order to implement the goals and objectives of the Design Guidelines and Specific Plan District and to preserve and promote the health, safety, and general welfare of the community by achieving the following purposes. 1. To assure that development of properties in the Specific Plan area will not preclude attainment of the General Plan and Specific Plan objectives and policies. 2. To protect and preserve the value of properties and to encourage high quality development thereof in Balboa Village where adverse effects could result from inadequate and poorly planned landscaping and from failure to preserve, where feasible, open spaces, and the like, and will result in the impairment of the benefits of occupancy and use of existing properties in such area. 3. To ensure that the public benefits derived from expenditures of public funds for improvement and beautification of streets and public facilities within the Specific Plan area shall be protected by the exercise of reasonable controls over the layout and site location characteristics of private buildings, structures and open spaces. 4. To maintain a pedestrian environment and compatibility with prominent landmarks and existing development 5. To promote the maintenance of superior site location characteristics adjoining Balboa Boulevard, a thoroughfare of city wide importance; to ensure that the community benefits from the commercial use; the natural assets such as the harbor and ocean; and to preserve and protect the property values in said areas. B. Application. Development Plan review and approval shall be obtained from the Planning Director prior to the issuance of a building permit for any exterior work for any new building to be constructed, or any existing building to be reconstructed or remodeled, or initiation of landscaping or lighting installation. An application for a Development Plan shall be filed in a manner consistent with the requirements contained in Chapter 20.90, Application Filing and Fees. C. Review. The Planning Director, or his/her authorized representative, shall review any plans, applications or other information for consistency with the adopted Balboa Village Design Guidelines and other applicable ordinances and policies. The Planning Director shall approve a Development Plan only if the project is found to be consistent with the Design Guidelines and applicable ordinances and policies. The Planning Director shall have the discretion to refer any Development Plan to the Planning Commission for consideration and decision. (Ord. 2002 -_ § I (part), 2002: Ord. 97 -09 Exh. A (part), 1997) 16 40 f. 10 { i Table of Contents TABLE OF CONTENTS 3 i INTRODUCTION ......................:...... ..............................1 :1 EMERGING CHARACTER ...................... ............................... 2 A. PUBLIC ROLE ........................ ............................... 2 B. PRIVATE ROLE ....................... ............................... 2 II VILLAGE FRAMEWORK & CHARACTER ............. ............................... 3 A. FRAMEWORK .......................... ..............................3 __i B. CHARACTER ........................ ............................... 3-4 C. BUILDING DESIGN TYPES ................ ............................... 5 -6 :3 D. ACTIVITIES .......................... ............................... 7 E. NEGATIVE CHARACTER .................... ..............................8 III DESIGN PRINCIPLES FOR BALBOA VILLAGE ............ ...........................9 -10 A IV DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS ........................11 A. INTRODUCTION ...................... ............................... 11 B. SITE DESIGN GUIDELINES .................... ..........................11 -13 C. BUILDING DESIGN GUIDELINES .............. ............................... 13 1. GENERAL DESIGN CONCEPTS ............ ............................... 14 2. BUILDING HEIGHT ................... ............................... 15 3. ROOFS ......................... ............................... 16 4. WALLS ......................... ............................... 17 5. FACADES, STOREFRONTS, CANOPIES & AWNINGS .............................. 17 -20 6. DOORS AND WINDOWS ............... ............................... 20 -21 7. LIGHTING ........................... .............................22 8. ORNAMENTATION ......:................ ..........................22 -23 P 9. FINISH AND COLOR ..................... .............................23 10. ADDITIONS TO EXISTING BUILDINGS ........ ............................... 24 11.SIGNAGE ............................ .............................24 APPENDIX I : FACADE RENOVATION CONCEPTS ....... ............................... 25 -29 IBALBOA VILLAGE DESIGN GUIDELINES 1 i Introduction The Balboa Design Guidelines address physical improvements to private property which will enhance village character. The Guidelines supplement the Specific Plan District Number 8, Central Balboa, by replacing the Design and Development Guidelines, Section 20.45.025. The primary approach to establishing the new Guidelines lies in the recognition that Balboa's form and character has evolved over the past 90 years, has many positive attributes, and that improvements to existing buildings and new con- struction can enhance village appearance by respecting Balboa's eclectic mix of styles and character. The Guidelines are applicable to all building improvements within Balboa Village. They will be considered in the permit review and approval process to encourage high quality design and creativity. The following types of improvements are exempt from these Design Guidelines: • Single Family Residential • Maintenance Activities which do not alter exterior appearances Underground Construction which does not alter above grade appearances. INTRODUCTION • Interior Improvements which do not alter exterior appearances Underground Construction which does not alter above grade appearances. The Guidelines are organized into four major sections: • The description of the program for major infrastructure improvements; • The definition of village character in respect to physical form and activities; • The definition of design principles applicable to Balboa which offer a common framework to enhance village character, and • The definition of the design guidelines according to Site Design and Building Design, with separate sections addressing improvements to existing buildings and con- struction of new buildings. The Guidelines should be employed as a basis for the cre- ative design process, involving the applicant and City staff in a dialogue to achieve appropriate design solutions. The guidelines are not quantitative standards and therefore are subject to interpretation. BALBOA VILLAGE DESIGN GUIDELINES I 1 EMERGING CHARACTER L Emerging Character A combination of public and private renovations are required to transform Balboa Village from its present state into an attractive and welcoming place full of vital and successful businesses. A. Public Role The Village Plan, as illustrated in Figure 1, provides an over- all vision of the renovation. It shows the major improvements to streets, sidewalks, parking lots, park and walkways, and the addition of street trees and other landscaping. All of these improvements intend to reinforce village scale and character. A vital characteristic of the village is pedestrian spaces. These include sidewalks and walkways which are attractive, wide enough for people to feel comfortable, shaded by trees, and that give access to attractive, well -designed stores, restaurants and businesses. The combination of new street trees, store -front plantings and colorful paving patterns will all contribute to making these vital pedestrian spaces. The connection of parking to the village is another vital char- acteristic to be improved. The existing pier parking lot is redesigned to provide more short-term parking adjacent to the village on Ocean Front. In addition, walkways along Palm, Washington and Main will be continued into the parking lot, with landscaping, such that pleasant and direct pedestrian routes connect parking to the village. Essentially, the village grid of streets is continued into the parking lot. To provide more short-term parking within the village, Bay Avenue is modified to provide additional on- street parking. Other sites between Balboa Boulevard and Bay will also pro- vide increased parking. Even with a reduction of parking spaces on Balboa Boulevard in order to widen sidewalks, 2 I BALBOA VILLAGE DESIGN GUIDELINES there will be an overall gain in parking and in particular short-term spaces adjacent to and within the village. The renovation of Peninsula Park will create an attractive vil- lage green with an outdoor performance space surrounding the existing bandstand. The village green is a major entrance to the village at Main Street, and is an important meeting and gathering place. The addition of seating and landscaping will further encourage these activities. The combination of Balboa Theater and the Peninsula Park performance space will greatly expand Balboa's role as a culture and arts cen- ter on the Peninsula. Balboa Pier Plaza is part of the renovation program and will provide a pleasant plaza with comfortable seating, shade trees and colorful planters to mark the foot of historic Balboa Pier. B. Private Role Improvements to buildings and storefronts are an equally important part of the overall renovation program. The Design Guidelines are provided to ensure that private sector actions are carried out in a coordinated manner which is directed toward retaining village scale and character and upgrading facade appearance. Whether the renovation is to incorporate landscaping into a facade, conduct maintenance such as exterior painting, or to carry out a full face -lift, these efforts should be implemented in accordance with the Guidelines. The end result should provide improvements which are compatible in scale, size and appearance with vil- lage character, are attractive and functional, are respectful of Balboa's past, and employ creative design solutions. as s 1 3 IL Village Framework and Character A. Framework Balboa Village, between bay and beach on the Balboa Peninsula, is a small town commercial district in Newport Beach. In recognition of this setting, Balboa's architectural heritage evolved to reflect seaside themes. Most prominent are the Balboa Pavilion and Balboa Inn, both on the National Register of Historic Places, which anchor the bay and beach ends of Main Street. The Pavilion has Victorian detailing in its ornate cupola and wood details, and has over time become an icon for Balboa. The Inn is Spanish Colonial Revival, with tile roof, towers, arched arcades and masonry Y ROwr R80MFNADe rullt -�J� . BALBOABOU EVA - 17J �'Ilji111 %� !1f.,�ll�JL1 !L - --] JI 1 TITMTF! I Lrl 1111 ITI I IIT I`--11 Ii L � . 1 VILLAGE FRAMEWORK & CHARACTER details. In between, individual buildings reflect an eclectic mix of architectural styles (Art Deco, Balboa Beach Cottage, Main Street commercial), some more successfully than others. The existing ground plan (Figure 2) of Balboa Village com- bines many of the elements found in traditional villages: nar- row streets, small blocks, small lots with narrow frontages, building walls lining the sidewalk which define street space, open shop fronts, mix of commercial and residential uses, a village green (Peninsula Park) and a tree -lined Main Street. Add to this elements unique to Balboa: bayfront promenade (Edgewater) lined with boats, docks and funzone, oceanfront boardwalk (Oceanfront Walk), and Balboa Pier, another of the villages historic landmarks. Views of beach, bay and distant mountains from Oceanfront and Edgewater are constant reminders of the natural beauty of this unique setting. MIXED USE BLOCK ED VILLAGE GREEN n BUILDING SPACE DEFINE ® PROMENADEIBOARDWALK STREET VIEWS PROMINENT LANDMARKS O OCEANFRONT BOARDWALK FIGURE 2 1 BALBOA VILLAGE GROUND PLAN ,_ BALBOA VILLAGE DESIGN GUIDELINES I 3 �..aaOl°.nin OCEANFRONT BOARDWALK FIGURE 2 1 BALBOA VILLAGE GROUND PLAN ,_ BALBOA VILLAGE DESIGN GUIDELINES I 3 VILLAGE FRAMEWORK & CHARACTER B. Character One, two and three story building scale; Balboa's character is not based on a particular architectural style or outstanding buildings. Some may say, like artist Rex Brandt who memorialized Main Street in his famous water- color, that it is bigger than any physical place, and more a feeling shared in all its parts that is as difficult to define as love. It is the combination of physical setting, mix of beach, bay and village activities, residences, and eclectic collection of buildings. Balboa Village Character can be defined by such features as: • Immediate access to beach and bay; • An overall small scale compact village form composed of irregular blocks within a grid of local streets and alleys; Traditional Storefront Architectural Detail • A handful of landmark buildings which offer exceptional examples of Mediterranian, Spanish and Victorian styles; Views to ocean, bay and distant mountains; • Pedestrian scale; Mix of residential, retail, entertainment, and beach and bay activities; • Architectural details such as varied roof shapes and tow- ers, tile wainscots on storefronts, display windows with awnings and canopies, and recessed entries. 1 -3 story building scale 4 1 BALBOA VILLAGE DESIGN GUIDELINES Beach FrD,rt Landmark �5. VILLAGE FRAMEWORK & CHARACTER Window Displaces Window Displays of merchandise are one of the most impor- tant impressions a business makes on the passing pedes- trian. Displays should be purposeful statements of mer- chandise quality designed to visually attract potential cus- tomers. • Merchandise selected for window display should be limit- ed to items that clearly depict the range of offerings. Pedestrian Seale Displays should incorporate color, background, props and lighting that create an appropriate image. Bad Front Zandamrk • Window displays should change on a regular basis to maintain a sense of surprise and interest. If displays re- main unchanged, they become faded and taken for grant ed, and seasonal display themes are ignored. • Display windows should not be obscured by temporary signs attached to the glass. C. Building Design Types Building appearance contributes to the character of Balboa Village. Many of the structures are vernacular in style, cre- ated by local builders using materials and forms common to the period and place. The value of vernacular buildings is generally inherent in groupings, rather than individual build- ings, that present visually pleasing and coherent street scenes that define village spaces. Balboa is fortunate to have several buildings which are exem- plary of a particular style, and illustrate appropriate scale and architectural richness. These buildings include Balboa Pavilion, Balboa Inn, Balboa Saloon, Washington Street Cottage, Old Hardware Store (Main and Balboa), Newport Landing Restaurant, and Balboa Theater. The building design types found in Balboa include: Mixed Use BALBOA VILLAGE DESIGN GUIDELINES 15 �� VILLAGE FRAMEWORK Pe CHARACTER Balboa Beach Cottage. This style was common in the 1920'5 and later. It is characterized by wood siding, both shiplap and board and batten, and gable roofs with over- hanging eaves. There are few examples left within the vil- lage. The most prominent is the two -story residence and retail shop at Balboa and Washington. The retail building has a street -front addition which detracts from the simple cottage design and prominent gable roof. Balboa Beach Cottage Two -Part Commercial Blocks. These buildings were prevalent from the 1850's to 1950's and became the con- text for Main Street architecture. The ground floor provides retail space with a simple arrangement of store front windows and entry, sometimes recessed, and a separate entry to sec- ond floor space which was used for office or residence. The two -part division into distinct uses was often referred to as shop - houses with origins back to Roman antiquity. A high parapet or simple projecting shed roof hides the flat roof, and there is little ornamentation except for the original brick- work, decorative pin caps at the line of the second floor and roof, and window details. A sizeable wall area above shop windows provides space for advertising and makes the facade appear larger. Good examples are on Main Street, although layers of facade modernization (lava rock, tile, and siding) have covered the original wall material. 2 Part Commercial Blocks Art Deco. These buildings were typically constructed in the I930's and later. They feature smooth stucco wall sur- faces, linear and curvilinear decoration and stream -line modern appearance. Strip windows are typical and sidewalk canopies or eyebrows are usually curvilinear. Towers and other vertical elements project above the flat roof line. A good example is Bubble's at the corner of Balboa and Palm. Art Deco Spanish Colonial Revival. This style was widely used throughout Southern California for commercial and residential structures. Prominent characteristics including protruding win- dow boxes and plaster bands at the window sill line and as part of the column base, arched storefront window openings, towers with tile topped cupola, wrought iron railings, heavy plaster walls with simple surfaces, tile roofs and deeply recessed windows. Examples include the Balboa Inn and Balboa Theater. Spanish Colonial Revival %W ont Victorian. This style was associated with Southern California resort settings and became signature landmarks for the resorts. Its graceful lines are character- ized by double -pitch roofs, intersecting gables and domed cupolas. Outdoor decks were decorated with ornate wood railings and wood braces. Half- circle windows were also a common feature as were wood eave details. The Balboa Pavilion is the primary example in Balboa Village. Waterfront Victorian 6 1 BALBOA VILLAGE DESIGN GUIDELINES 1 _i D. Activities Village framework and character is more than a collection of buildings. Equally important are the activities that bring life to the village. While the mix of activities has evolved since the heydays of gambling, dancing and rum - running in the 1920's, fun at the beach and bay for families is still a cen- tral theme. It is important to recognize Balboa Village as a commercial - recreation center within the residential neighbor- hoods of Balboa Peninsula. That means the village is sur- rounded by residences at each end and in much of the sec- ond floor space throughout the village. The activity structure relates to bay and beach activities , entertainment and services for residents and visitors. (See Figure 3, Activity Structure) Because of bay access, mar- itime- related activities line Edgewater along the bayfront. Sports fishing, boat rentals, tour boats and excursion boats offer residents and visitors a host of maritime recreation activities. A midway character complements the bayfront mix with a fun zone offering such traditional activities as Skee- Ball, bumper cars, ferris wheel, and carousel to more con- temporary computer - electronic games. Restaurants and food and beverage stands are interspersed all along the bayfront. Oceanfront provides pedestrian access to the beach and is the focus for beach activities. This includes Peninsula Park VILLAGE FRAMEWORK & CHARACTER for informal play, picnicking, bandstand concerts and special events, residences, hotel, restaurants, parking and historic Balboa Pier for strolling, fishing and dining. In between are the shopping streets of the village, including Balboa Boulevard, Main Street, and Palm Street. The mix of activities serves both residents and visitors and includes restaurants, retail shops and services. Two story commercial buildings provide residential uses on the second floor. This mix of activities today is changed from what it was just a decade before, when more locally oriented services and shops were available. Residents and businesses look forward to an evolutionary change that will offer a more appealing mix. The new list of activities should provide a balance between resident - serving shops and services and visitor -ori- ented activities. The historic Balboa Theater is scheduled to re -open in 2002 as a performing arts center for stage and screen. It will act as a catalyst to village revitalization where- by bistros and restaurants will be attracted to serve theater- goers, as well as art galleries and boutiques. The scale, quality and diversity of shops and restaurants on Balboa Island provides a nearby model for a retail mix appropriate to Balboa's shopping streets. There is a balance of shops, restaurants and galleries that provides an interesting window - shopping experience, provides goods and services for local residents, and above all provides a social gathering place which is inviting , comfortable and attractive. BEACH "rte" SHOPPING STREETS AM rr 3 ACTIVITY STRUCTURE BALBOA VILLAGE DESIGN GUIDELINES 1 7 I VILLAGE FRAMEWORK & CHARACTER E. Negative Character Detractions to village character have occurred over time. It is important to identify them so that future changes can cor- rect and avoid detracting elements. Negative impacts are usually caused by incongruous and loud statements to adver- tise a business through sharp contrast with its surroundings. Examples include the following: • Murals which overtake the entire building; • Awnings which in color, shape and size attempt to over- whelm or compete with their neighbors; • Bright colors applied to the entire building wall; • Roof shapes and colors which sharply contrast with their neighbors or the subject building; and • Signs which are out of scale with the building. • Minor detractions are caused by inappropriate details, unattractive display windows and lack of building maint- enance. Without appearance codes at the local level, there is no direction to enhance the physical character of Balboa Village. Clearly, it is necessary to reach an agreement on the basics of village form and character (height, scale, color, proportion, materials) and to allow them to be manipulated to create individuality which achieves a collective benefit. Unattractive 8 1 BALBOA VILLAGE DESIGN GUIDELINES Roof SlmpOColor Whh Sharp Contrast, Bright Mll Color Signs Out of Scale With Budding Murals That Take Over Budding Competing Awnings N III Design Principles for Balboa Village Design principles are more often expressed through good examples rather than through the blunt instrument of inflexi- ble rules and regulations. Attempts to achieve good design through regulation can become constraints rather than incen- tives. At the same time, however, certain basic design prin- ciples are necessary to establish a common framework for compatibility of new construction and refurbishment of exist- ing buildings. The following design principles offer a common framework to achieve compatibility: Village Green. The primary open space in Balboa Village is Peninsula Park, a meeting place and stage for culture and recreation. Buildings which frame the green should con- tribute to it's ambience with animated building frontages which engage pedestrians. Village Green Human Scale. Most buildings are one to three stories, and no wider than a large house. The presence of many residences within the village plays a significant role in achiev- ing human scale. Hunanu Scale Quality Architecture. Although buildings represent a very wide range of styles, they should strive to be wellcraft- ed in their style and detail. DESIGN PRINCIPLES FOR BALBOA VILLAGE Quality Architecture No Incompatible Areltitecture. Buildings of different styles can harmonize due to similarities in scale, roof shapes, rhythm of openings, color, and materials. Incongruous ele- ments such as bright, loud colors, jarring roof, shapes and blank walls can be eliminated through thoughtful renovation. Inviting Streettronts. Streets lined with attractive dis- play windows which open the facade to view create pedestri- an scale and interest. Inviting Streetfronts Landscape. The presence of plantings integrated with retail facades is an important step toward streetscape beau- tification. The recurrance of landscape on a number of facades will promote village character. Landscape elements include window boxes, sidewalk planters, decorative lattices and vines, and second floor window boxes and balcony planting. landscape BALBOA VILLAGE DESIGN GUIDELINES 1 9 3� DESIGN PRINCIPLES FOR BALBOA VILLAGE Landmarks and Context BuiIdinos 'Preservation of landmark buildings is vital to village character. Equally impor- tant is to treat adjacent buildings as context which are com- patible with landmarks because they do not compete but present a more quiet expression of village character, with small scale, subdued colors and simple shapes and details. landnuwks and Context Buildings Views. Recognition of this setting is vital to expressing the essence of Balboa Village. Preserving views toward beach and bay, providing outdoor dining overlooking bay, and pro- viding upper level balconies overlooking beach and bay are ways to recognize the setting. Beach and Bury Special Features In this category are cupolas, towers, bandstands and fountains. These fea- tures should be established as important visual elements of village streetscape where consistent with the design principles. Special Fenhtres 10 1 BALBOA VILLAGE DESIGN GUIDELINES Sense of Enclosure. Street space should be well defined by buildings and trees lining the streets. Gaps in the streetscape, such as parking lots, should be defined at the edge of the sidewalk with trellises, fences or landscaping. The small blocks, narrow streets and narrow lot pattern fur- thers the sense of enclosure. Sense of Enclosure Mixed Use. The traditional pattern of ground floor retail with second floor residences or offices should be encouraged to continue. This pattern occurs throughout village blocks with frontages on Balboa Boulevard, Main Street, and Palm Street. Mixed Use l l i DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS IV Design Guidelines for Improvements to Sites and Buildings A. Introduction These guidelines are not a substitute for good design. Each applicant should recognize the qualities and attributes that make up the unique architectural character of Balboa and retain and promote these qualities in existing and new struc- lures. The guidelines address site design and building design and are organized to address two major categories of action which can be taken to improve property: improvements to existing buildings and new construction. I-_provements to Existing Buildings There are various degrees of improvements that can be implemented to upgrade and enhance existing conditions. All should have a common design goal of creating individual building improvements that will contribute positively to Balboa's overall form and character. The various degrees of improvements are defined as: Construction of New Buildings Design guidelines for new construction encourage compatibil- ity with adjacent buildings, and design consistency with vil- lage character. Balboa has a strong "sense of place" which needs to become more visually coherent. Buildings must relate first to human proportions and respect the scale of the buldings around them. This will lead to harmony among the parts. B. Site Design Guidelines 1. Lot Size Lot size varies throughout the village. The original platting was 27 feet wide by 95 feet deep. Lot consolidation has altered this pattern to one where a combination of narrow and wide lots exist side by side, and building facades also refect this variation. Recommendations for Lot Size: • Maintain the mix of narrow and wide lots, with fairly uni- form depths. • Further consolidation should require a building's facade articulation to express narrow lot frontages, from 27 feet to 54 feet, in order to reflect the historic pattern of small lot frontages 2. Setbacks Street setbacks in the village are 0 feet for commercial uses. The general pattern is streetfront building walls set at the back of the sidewalk, which creates a continuous building wall defining the street space. Variations to this pattern include minor (less than five feet) recessed doorways and store- fronts, and some 45 degree angled entries at corner lots. BALBOA VILLAGE DESIGN GUIDELINES 1 11 DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS Recommendations for Setbacks: • Maintain the historic pattern of a continuous building wall. • Avoid siting building facades at an odd angle to the street and sidewalk, with the exception of street corners, which may incorporate angled building walls. • Gaps in the building wall should be infilled with a con- tinuous building wall or other appropriate element such as walls, trellises and planting. 3. On -Site Parking Historically, parking was not provided on town parcels because of their small size, few private cars and because Balboa was served by the Red Car rail service. Through lot consolidation, some of the larger commercial uses dedicated a side or rear lot to parking. The general pattern today, however, is that parking is generally not provided on the lot, which has allowed the historic main street character of a vil- lage to evolve where continuous storefronts are rarely inter- rupted by parking lots. Recommendations for On -Site Parking: Maintain the historic pattern of limited on -site parking visible from the street. • Where on -site parking is provided, it should be at the rear of a lot so the street wall is not interrupted. • Where parking lots are adjacent to the street, efforts should be made to screen them from public view by using a combination of landscape planters, walls and trellises to visually continue a "green wall' fronting the parking. Where there are curb cuts for parking lot access, they should be relocated to existing alley curb cuts or other places where sidewalks and parkway planting will not be interrupted. 4. Site LandscagiiUg Site landscaping includes plants, hardscape elements and planters that are part of the street wall. Village vernacular usually includes a variety of means where- by building frontages incorporate planting. These include window boxes attached to the facade at the ground level and upper floors, wall vines, decorative lattices and ceramic planters. In order to enhance frontage appearance, create a garden atmosphere to complement parkway planting, and to other- wise improve the conditions of older buildings, the following recommendations should be pursued: • Fully landscape building setback spaces with attached or free - standing planters. • Incorporate sidewalk Are pockets with wall lattices along blank walls planted with colorful vines that become part of the building wall, and should be compatible with the adjacent architectural character. Parking Lot Screening 12 1 BALBOA VILLAGE DESIGN GUIDELINES _.. DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS • Incorporate planters into second floor balcony railings or furnish these spaces with planters. • Wherever possible, incorporate window boxes at ground and upper floor windows. Plantings should not obscure decorative facade features, such as ceramic tile wain- scots. • All plantings are to be properly maintained in a healthy and attractive condition, including the use of automatic irrigation systems. • For buildings with multiple store fronts or repetitive upper level windows, plant materials should be consis- tent and complementary for the entire building frontage. Utilize site and building landscaping to obscure unat- tractive conditions such as blank walls. 5. Allaa warms Alleys provide access to many of the properties in Balboa Village, both for garage and service access. These forgot- ten spaces are an often overlooked resource that could, with a little imagination and care, be made into visually pleasing spaces. Properties abutting alleyways that are to be refurbished or involves new construction should include in the scope of work architectural enhancements, landscaping and other aesthetic improvements. b. Alley Enlmucemeut moI Lnadsrnpe lneorpomted into Facades C. Building Design Guidelines The following guidelines are organized to address general design concepts and particular building elements, including; • Building height, • Roofs, • Walks, • Facades, • Storefronts, • Canopies and awnings, • Doors and windows, • Lighting • Ornamentation • Finish and color. BALBOA VILLAGE DESIGN GUIDELINES 113 3q DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS 1. General Design Concepts The following design concepts are applicable to Balboa Village buildings and should guide renovation and new con- struction. Proportion is the size relationship of building elements to each other, such as width to height, window size to facade, or awning size and shape to building front. Two story build- ings emphasize vertical proportion, while one story are more horizontal. Proportion Scale is the apparent size of a building with respect to nearby buildings and to the human body. Facades which are divided by windows and doors break up the apparent scale as opposed to a blank building front. Awnings and canopies over the sidewalk create "pedestrian" scale by their shelter and sense of enclosure. Compatible scale between adjacent buildings is achievedby similar facade divisions and height. Scale Massing is the arrangement of building volumes. Most Balboa buildings have simple rectangular shapes. . Massing 14 I BALBOA VILLAGE DESIGN GUIDELINES RltJtlint refers to the repetition of facade elements, such as columns, windows, doors and awnings. A regular spacing of elements produces a regular rhythm. Rhythm can also be achieved in building groupings, such as several two story structures adjacent to each other with similar size windows and spacing. Most two story buildings in Balboa demonstrate regular rhythm in the spacing of windows. Rythym Composition is the organization of building facade ele- ments. Storefronts composed with a wainscot, picture win- dow and transom windows above illustrate a t h r e e - p a r t facade composition. Composition Compatibilitu is the relationship between buildings and their parts, and can be achieved through "family resem- blances" and the use of similar materials, colors and details. A mansard roof placed in the middle of a group of high para- pet facades is jarring to the appearance. A grouping of two and three story facades with similar floor and window lines would achieve compatibility. Compatibility ;�5 DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS Recommendations for General Design Concepts. For Existing Building: • New or replaced elements, such as doors and windows, should be consistent with the proportions of the original design so that the final composition is unified. • Human or pedestrian scale should be maintained in Balboa. Ornamentation, canopies, awnings, doors and window openings and other elements can give a build- ing human scale. Buildings with elements of great size are monumental in scale. Large, undifferentiated build ing surfaces are scaleless. Both approaches should be avoided in Balboa. • Maintain compatibility within groups of buildings by using similar details, colors and materials. r For New Construction: • Simple rectangular massing should be maintained. • Storefronts should be balanced with symmetrical propor- tions and emphasize openness. t • Repetition of building elements, such as window and door openings, should be consistent with the size and spacing of openings in adjacent existing buildings of character. • Visual harmony and compatibility between buildings is encouraged; however, buildings should maintain individ- ual character and not replicate each other. The scale and proportions of new construction should be compatible with rather than compete with nearby land mark buildings. Similar facade composition (walls to win- dows) in nearby landmarks is an especially important relationship to be emulated in new construction. 2. Building:&4ght The height limit for Balboa Village is 26 -35 feet. The high point of a sloping roof can exceed this range by five feet. This height range thus provides flexibility to permit up to three story buildings, which is consistent with the one to three story height range found throughout the village. Exceptions to the height range can also be considered through provisions of the Central Balboa Specific Plan #8 and use permits provided that certain findings can be made. These include consideration of open space, views, superior architecture, and compatible scale relationships to existing structures. Recommendations for Building Height: • For existing and new construction, the existing 26 -35 foot height range is appropriate. • Height differences between landmark buildings and near- by structures should maintain the visual dominance of the landmark, in most cases. • The overall proportions of existing buildings should be retained, with the exception of second floor additions which achieve appropriate proportions and compatibility with adjacent buildings. Range of Building Heights BALBOA VILLAGE DESIGN GUIDELINES 115 30 DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS 3. Roofs Roof forms generally impart a strong visual character to a building and often define its style. Residential buildings, which are located throughout the village, commonly have front gable and hip roofs. Commercial buildings are generally flat with a high parapet front, or a short projecting shed roof along the facade. Both the Pavilion and Balboa Inn have unique roof shapes expressive of their styles. Common roof- ing materials include mission tile in earth tones, shingles and built -up roofing. Recommendations for Roofs. For Existing Buildings: • Retain the existing shape, materials and other roof fea- tures of landmark buildings, and other buildings with special features, and maintain them in good repair. • Where existing roofs are incompatible with their sur roundings, they should be replaced to become compat- ible in shape, materials and color. Examples include mansard roofs on Balboa Boulevard. • Adding new features to existing roofs, such as dormers or visible mechanical equipment, should usually be avoided. In residential areas of the village, gable and hip roofs should be retained and other roof shapes discouraged. For New Buildings: • Roof shape, material and color should be compatible with nearby landmark structures and other buildings of character. • Avoid non - traditional roof forms such as mansard or other atypical shapes • Flat roofs should be obscured by high parapets on the street elevation. • In residential areas of the village, use only hip and gable roof shapes to maintain residential compatibility in scale, material and color. • Consider roof towers at prominent intersections on Palm and Main Streets. 16 1 BALBOA VILLAGE DESIGN GUIDELINES r Tonw5 Residential H Beach Pavilleon Spanish Colonial 3� c i i DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS 4. Walls Wood, stucco and masonry are the common materials found in walls of village buildings. Wood is primarily used in resi- dential structures and includes shingles, vertical T and G and horizontal shiplap siding. Stucco and masonry are predomi- nant choices for commercial structures. As a result of newer renovations and additions, combinations have occurred such as brick and wood siding, or various wainscots applied over the original wall. The latter include ceramic tile and stone. Often, these outer layers were attempts at modernization and sometimes result in an incongruous appearance. Recommendations for Walls. For Existing Buildings: Identify and retain wall materials which are part of the original structure. Repairs and replacement should match as close as possible to the unit size, joint size, bonding pattern and color. For Main Street, the pre- dominant wall materials are brick, masonry, and stucco which should be maintained and employed in all improvements to retain the character and scale. Incongruous layers of materials which cover up the orig- inal condition should be removed and replaced with more compatible materials or those representative of the original. Wherever possible, brick wall surfaces which have been painted or covered should be returned to their original color and character. If removal of paint may cause damage to the underlying masonry, then the coating should be retained in good condition and color. Wainscot materials for storefront walls may include brick, ceramic tile and similar materials which contribute to the overall character of the facade. Tile wainscots should be considered as a unifying theme for commercial build- ings on Main Street and Balboa Boulevard, and replace existing tile which is incongruous. Stucco repairs should be accomplished by removing damaged material and patching with new material that matches the old in texture and strength. For New Buildings: • New construction should use exterior wall materials that are compatible with nearby existing structures. Comp- atible materials include masonry, stucco, wood shingles, and wood siding (vertical board and batten or horizontal shiplap), and decorative ceramic tile for wainscots Incompatible materials include aluminum or vinyl siding, fake stone or brick veneer, plywood siding and any materials with reflective or shiny surfaces. • The characteristics of the wall finish should be compat- ible with nearby landmark buildings and older buildings to be retained. Wood siding should have a similar on entation and board spacing. New masonry should have bonding patterns and mortar joints that emulate existing conditions. 5 Facades Storefronts Canopies and AuminQs The term "facade" refers to the front elevation of the build- ing. This public face is typically more embellished than other elevations. Traditional storefront commercial facades have a great deal of variation, however basic elements include the storefront and the upper facade. The upper facade often employs a high parapet or false front to create additional height to give the building importance. Where commercial buildings are two story, the upper floor is residential or office with regularly spaced window openings, sometimes embel- lished with framing details and planter boxes. The storefront is composed of display windows, sometimes topped by transom windows. Multi -paned windows further divide the scale of the facade as opposed to large single panes of plate glass. The panels below the display windows are termed bulkheads or kick plates, and have often been covered up with an added layer of material, such as stone veneer or ceramic tile. A fixed canopy is a common element of storefronts to pro- vide shade and shelter over entrances and windows. Canopies generally run the length of the facade, with an average clear height of eight to ten feet to the underside of the soffit. The canopies are wood or metal framed and sheathed with a solid roofing material. Sometimes lighting is built in, either strip lights along the eave or down- lights recessed into the soffit. Awnings are an alternative to canopies in providing shade and shelter. However, their application to the facade is quite different. A variety of shapes are common, including tradi- tional, domed, shed and retractable. They are light weight and can incorporate signage in the face or valance portion of the awning. It is common for awnings to extend for only a portion of the facade, or to have several different awning shapes and colors on a single building, often presenting a confusing and uncoordinated array of shapes, sizes and colors. BALBOA VILLAGE DESIGN GUIDELINES 117 3� DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS Recommendations for Facades, Storefronts, Canopies and Awnings. For Existing Building: • Identify, retain and preserve the original functional and decorative features of the facade and storefront. If pos- sible, peel back added layers and return to the original character. • Do not introduce "imitation" elements, such as coach lanterns, mansard overhangs or small -paned display win- dows unless they can be documented as appropriate to the facade. • New storefronts in existing buildings should be compat- ble with the size, scale, materials, color and proportion of the existing building. All storefronts should reflect traditional parts, including bulk head, rectangular display windows, vertical piers, transom windows, horizontal wall space for primary sig- nage and parapet or second floor with regularly spaced windows. Arched or rounded display windows may be appropriate for particular architectural styles, such as Art Deco. • The storefront should be located in the plane of the front facade with no major projections or angled walls. Entrances may be recessed and planter boxes are encouraged as integral parts of the storefront. transom windows display window! window bo bulkheac windows. Apnoximately 60% percent of the storefront area should be transparent. When less window area is desired, blinds and interior curtains should be used. Entrance doors with transoms and sidelights are appro- priate and enhance facade transparency. • Generally, wood is an appropriate material for window frames since it can be painted to provide a color accent. If aluminum exists, it should have a dark finish. Aluminum or vinyl are not recommended for traditional storefronts because they limit the range of colors for accents. • Non - original storefronts which have their own unique character should be kept in good repair and be respec- ful of the character of adjacent buildings. • Wherever possible, original canopy designs should be incorporated in building improvements, such as the Balboa Inn. • A continuous canopy line along the facade length may be desirable. It should retain the shape and proportions of the existing and be compatible with adjacent buildings. Finished soffits with recessed lighting or incandescent lighting along the eave are recommended. Thin, flat - pitched canopies with gravel roofs should be avoided. • Canopies may project over sidewalks as long as they are set two to three feet from the curb face and do not interfere with street trees and sidewalk furniture such as street lights. Stmfimnt Design Elements 18 I BALBOA VILLAGE DESIGN GUIDELINES awning !ntry door DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS For New Buildings: • Storefronts of new commercial buildings should be com- patible with nearby existing buildings. Traditional store- front features should be emulated (bulkhead, end piers, transom windows) and display windows should be at least 24 inches above grade. Bulkhead materials may be consistent with the facade wall material or employ a contrasting decorative material such as ceramic tile. Recommended tile designs include bright colors of blues, greens and black and softer light blue and yellow, and natural unglazed, dense quarry tile or glazed in matte or gloss colors. Solid colors and interlocking patterns should be considered. • Use of canopies or awnings is encouraged to provide shade and shelter for pedestrians. Wherever possible, they should employ one consistent style and extend the full length of the building or display windows and entrances. The canopy or awning height should be aligned with adjacent buildings, where possible. • Storefronts should provide approximately 60 percent of their surface area in transparent display windows. • Aluminum frames for display windows and doors are generally discouraged, but may be allowed 9 they have a dark finish and are more consistent with the new a structure than framed windows and doors with a con - trasting trim color. Z The following guidelines address awnings, and are applicable to existing and new buildings: J t �i • The size of awnings should be proportional to the scale of a building and the surrounding streetscape. A sig- nificant portion of the facade and parapet should be visible at either end of the awning to provide a visual frame. • For buildings with multiple storefronts, it is preferable to have one continuous awning the full length of the build- ing, or the same shape and color awning installed over repetitive storefront windows. • Where existing canopies are to be retained, they should not be combined with awnings or fabric valances, which creates a confusing appearance. • Traditional shaped awnings are preferred. These are simple sheds with a 4:12 pitch or greater, may have dosed ends, and have a straight valance. Domed shape awnings are not recommended unless they are compat- Grmmd floor in tine urith adjacent 1 story building, 2nd/lom recessed ible to the building style or shape of display windows. • Solid color or broad stripe patterns on awnings are pre- ferred. • For facade continuity on a building, awnings should be a consistent height and depth. • The .following awning features are to be avoided: • Backlighting • Vertical sign -front style • Use of metal • Shiny materials such as high gloss vinyl • Flowered or other patterns Traditional awning shapes Deep recesses reflect scale of adjacent cottage BALBOA VILLAGE DESIGN GUIDELINES 119 46 DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS 6 Doors and Windows The front door is one of the most important elements of a building facade. Doors are characterized by their operation and materials, such as hinged , swinging, and metal or wood. Doors are typically solid or glass in various paneled arrange- ments. Balboa storefronts favor glazed doors which con- tribute to facade transparency. Multi -light doors are associ- ated with early Main Street building styles. In new or remod- eled storefronts, narrow aluminum frames are common, while older commercial buildings and residences generally retain wood frames and casings. While there is a variety of window shapes and sizes in Balboa Village, the main types are plate glass and double -hung. Residential window types include casement, awning and sliding windows. The rhythm of window openings plays a significant role in a building's appearance. Singles, pairs and triplets are common. In most cases, win- dows are taller than they are wide. Clear glass is the most common material, although there are a few examples of col- ored glass. 201 BALBOA VILLAGE DESIGN GUIDELINES Inviting Front Door Small Lite Plate Casement Wwd Sliding .'In i.: Wwd Sliding DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS Recommendations for Doors and Windows. For Existing and New Buildings: • The functional and decorative aspects of doors and win- dows should be identified and retained where they make a positive contribution to the building. Features to con- sider include frames, sash, muntins, glazing, sills, heads, jambs, moldings and door hardware. • New or replacement doors and windows may be accu- rately restored using historical, pictorial, or other research. New designs should be compatible with a building's character. • Original door and window openings should not be reduced or enlarged to install stock -size units. When dropped ceilings are installed, they should be set back from exterior openings to avoid cutting across the openings. • Doors and windows should be recessed away from the outer wall surfaces. • Doors to retail shops should emphasize openess by incorporating approximately 75% of the area to glass. • Existing recessed doorways should be retained. • Large, continuous expanses of glass without careful detailing should be avoided. Glass areas can be subdi- vided by mullions, panes, or decorative millwork to create human scale. • Tinted glass can be used to reduce solar heat gain pro- vided it allows views into the retail shop. Reflective glass should be avoided. • Additional openings should not be cut into the street facade, unless they are compatible with the overall buil- ding character. • Jalousie windows should not be used on front facades. Avoid windows with reflective coatings, aluminum frames, and diagonal pane divisions. New construction should blend with the proportion and rhythm of windows and doors in surrounding buildings which positively contribute to village character. The pattern, size and type of window and door open- ings should be appropriate to the character of the build- ing. Avoid jalousie windows, reflective coatings, and alu minum frames. Doors and windows in facade openings should be recessed away from the outer wall surface to suggest the thickness of traditional masonry walls. A- BALBOA VILLAGE DESIGN GUIDELINES 121 DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS 7. LigLitin The exterior lighting on buildngs is an important element in establishing overall village character. Traditional lighting included incandescent fixtures mounted on the underside of canopies, on the front facade or wall lights of ornamental metal and glass. Architectural features of a building are also the subject for lighting. Tower elements and unique roof pro- files are often outlined by lighting. Examples in Balboa include the Balboa Pavilion, where lights outline the double - pitch roof form and the distinctive cupola. Recommendations for Lighting. For Existing Buildings: • New or replacement light fixtures should be based on surviving prototypes, or on fixtures typical of the period or style. Incandescent fixtures were typical; however, energy efficient metal halide (color corrected) and halo- gen quartz fixtures may be used. Fluorescent fixtures are not recommended for the exterior unless shielded, • The lights on the underside of canopies should be replaced or added, using small incandescent bulbs spaced between 12 and 24 inches to illuminate the storefront and sidewalk. For New Buildings: Exterior lighting levels should not compete with that on existing nearby buildings. • Incandescent bulbs are preferred, or shielded fluorescent fixtures. • Unique architectural features should be highlighted with exterior lighting. 8. Ornamentation Ornamentation on most Balboa Village buildings is quite sim- ple. It includes cornice line details, material texture, decora- tive railings, unique window shapes, and cast column capitols. 22 I BALBOA VILLAGE DESIGN GUIDELINES Village Ornamentation Balcony Wood Screen Column Capitol H Cma stone DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS Recommendations for Ornamentation. Colors should be muted earth tones and bright hues Light earth tones, off- whites (ivory, should be avoided. Paint color should be used to high For Existing Buildings: light architectural form and details. Color selection Earth tones should show evidence of coordination with the colors • Wherever possible, the original details of the building used on the block and adjacent buildings. They should should be uncovered or replaced with a compatible be compatible and complementary, but not identical. substitute. Ornaments should not be added that are not authentic or detract from the building's character. Five colors should be considered - for base, walls, trim, roof and architectural details. Dark colors are best for For New Buildings: the base of a building. The body of the building should be lighter than the base and limited to one main color. • Ornament should be employed to enrich architectural Where there are canopies or awnings, the wall color character. Appropriate areas for ornamentation include: above and below should be the same. Building trim the parapet /roof interface, structural supports, and cor- should be a contrasting color, yet coordinated with the ner, door and window trims. base and body colors. The roof color, where it is visible, should be coordinated withe the base, wall and • The shape, color and texture of details should echo, but trim colors. The colors of architectural details should not duplicate, those on nearby structures of character. also be coordinated with the facade scheme. I I t A f v J 1 .J i t 9. Finish and Color The majority of buildings in Balboa Village have painted exte- rior finishes on wood, masonry or stucco. Most buildings have a relatively subdued color scheme. Original colors for Village buildings were grey, white, blue trim, unpainted red brick, beige, ochres and muted reds. Recently painted build- ings have used earth tones for the body and contrasting blues or rust for accents or a complementary beige. Visible roofs are terra cotta mission tile or grey composition shingle. The color of a storefront and /or building establishes a mood and feeling about the district. It reinforces individuality of the building and its relationship to the block and village. In Balboa Village, there is no thematic color scheme just as there is no thematic architecture. Main Street probably comes the closest to a thematic character based on two story brick buildings painted with light colors, predominantly white. Recommendations for Finish and Color. For Existing and New Buildings: • Colors of landmark buildings need not be original, unless restoration is intended. Colors should be appropriate to the historic style of the architecture. Wherever pos- sible, feasible and appropriate paint on brick buildings should be removed. Typical Color Schemes: • Base - Dark earth tones • Body - Light earth tones, off- whites (ivory, Navajo) or light pastels • Roof - Earth tones • Trim - All colors, including intense saturated hues in small areas • Details - All colors, appropriate to the overall color scheme Colors Not Recommended: • Highly reflective • Large dark surfaces Large areas of dark glass BALBOA VILLAGE DESIGN GUIDELINES 123 d DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS • High gloss paint is not appropriate, except for trim and accents. • Where a commercial building has more than one store front, the building should have integrity of color. Color should not be used to subdivide the building to reflect the storefronts, unless there are architectural divisions that create the appearance of separate buildings. Similarly, the side elevations should be painted consis- tently with the main facade. • Stone or tile surfaces shall not be painted. Choice of color on the adjacent wall surface should be compatible with the stone or tile. • Paint on wood should be maintained to protect it from ultrviolet light and moisture. Compatible paints should be chosen and the manufacturer's instructions followed. • The colors for newly constructed buildings should be chosen to avoid competing with colors of nearby landmark buildings or older buildings of character that will remain. The color scheme should be designed to highlight simi- lar elements in old and new buildings. For example, if existing buildings have contrasting trim colors, a similar pattern should be followed in new construction. 10. Additions to Existing Buffidinu, Building additions are a small part of Balboa's eclectic expressions, and are a future possibility in certain situations. In most cases, additions would occur to add second floor space to an existing one story structure. Recommendations for Additions to Existing Buildings: • Consideration of new construction should be given equal weight to adding a second floor, unless the existing and addition can be melded into one unified character. • The design of contemporary-style additions which are compatible with landmark and older buildings is possible. Sensitive additions consider scale, proportions, materials, detailing and color. • Additions on parcels adjacent to landmark structures shall be designed to be compatible with the historic architectural style. 24 I BALBOA VILLAGE DESIGN GUIDELINES The City of Newport Beach regulates signs through its zon- ing code. Specifically, Chapter 20.67 and the recently adopt- ed Balboa Sign Overlay ordinance govern signage. Included is an amortization program whereby non - conforming signs are encouraged to be removed and replaced by appropriate conforming signs. A five year incentive program provides design and financial assistance to owners. FACADE RENOVATION CONCEPTS Appendix I Facade Renovation Concepts The following section consists of facade renovation concepts for four sections of Balboa Boulevard, which demonstrate the application of the Design Guidelines. They are intended as ,. illustrations only and describe one possible set of design solutions to existing facade conditions. The common theme in the illustrations is to recognize the positive attributes of each building and incorporate them into the design solution. f • It should be emphasized that these illustrations explore only one possible approach to applying the Design Guidelines. A range of alternatives should be considered which are appro- priate to property owner or tenant requirements. In summary, the facade renovation concepts are illustrations only which are intended to: • Demonstrate acceptable design treatments for groups of buildings along Balboa Boulevard; Stimulate the imagination of various community interests about creative design solutions for existing facades; • Enable property owners, tenants and the community to visualize how village appearance can be enhanced by applying the Design Guidelines. The facade renovation concepts are presented on the follow- ing pages along with a photomontage of the existing facade conditions. BALBOA VILLAGE DESIGN GUIDELINES 125 -1� FACADE RENOVATION CONCEPTS Existing Conditions Strip windows Remove awning and extend tile EEEHEMIiIIIIIIIIIIIIIIIIII llllllllllllllllilllll!l roof for canopy LBalboa Boulevard and _LNashinvtou. Southeast Corn er The primary objective is to make minor modifications to exist- ing facades that will emphasize the positive features of each, including the Balboa Beach Cottage Style building, mission tile roof, and brick facades. • Provide a common sill height for display windows 261 BALBOA VILLAGE DESIGN GUIDELINES Second floor Wall lattice with balcony with colorful vines decorative railing I and planters I / Existing brick Bulkhead with bulkhead decorative ceramic tile Multi -light display windows • Utilize decorative materials such as tile and brick for the bulkheads • Provide mufti -lite display windows and doors • Replace awnings with wall signs in a sign band, and extend mission tile roof over sidewalk as a canopy, and • Incorporate landscaping into facades, such as vines on balcony railing, second floor roof plantings, and window boxes and lattice with vines. / Open dining to Trellis and vines to frame entry Decorative tile on arch sidewalk Multi -light display windows Facade renovation concepts 1 LBalboa Boulevard and _LNashinvtou. Southeast Corn er The primary objective is to make minor modifications to exist- ing facades that will emphasize the positive features of each, including the Balboa Beach Cottage Style building, mission tile roof, and brick facades. • Provide a common sill height for display windows 261 BALBOA VILLAGE DESIGN GUIDELINES Second floor Wall lattice with balcony with colorful vines decorative railing I and planters I / Existing brick Bulkhead with bulkhead decorative ceramic tile Multi -light display windows • Utilize decorative materials such as tile and brick for the bulkheads • Provide mufti -lite display windows and doors • Replace awnings with wall signs in a sign band, and extend mission tile roof over sidewalk as a canopy, and • Incorporate landscaping into facades, such as vines on balcony railing, second floor roof plantings, and window boxes and lattice with vines. FACADE RENOVATION CONCEPTS Existing Conditions Traditional gable roof 5� /of shingles or tile Uniform window openings /Decorative balcony railing Add traditional Create sign awnings Storefront bulkhead band along Uniform display of decorative length of facade window divided ceramic tile into small lites Facade renovation concepts 2 2.Balboa Boulevard and Washington. Northeast Establish a common sill height for display windows orner • Use a decorative material, such as ceramic tile, for the The following improvements are suggested to unify store- bulkheads fronts and provide a common roof shape. • Use a common window size and decorative entry doors, • Replace mansard roof with a traditional gable roof, and and consider adding second floor office or residential space incorporating an overhanging balcony with decorative Replace existing flat canopy with traditionally shaped railing awnings , BALBOA VILLAGE DESIGN GUIDELINES 127 -b ■mal FACADE RENOVATION CONCEPTS Existing Conditions Remove box signs and remove existing lava rocK x� mt:dMI JVmn�l Continue incised masonry design from second floor bulkhead and replace masonry detail Colonial facade restoration to base with decorative ceramic tile Facade renovation concepts 4 4.Balboa Boulevard and Washington. Southeast Corn er The basic approach to these facades is to recapture their positive design features, including strong horizontal rib- bon windows, incised masonry detailing, simple wall signs on a sign band, uniform storefront windows and simplified palette of wall materials.. • Remove box signs, lava rock and wood veneers to sim- plify appearance • Establish common storefront bulkhead and window pat - tem with transoms • Use wall signs on sign band above storefront windows • Emphasize incised masonry pilasters by incorporating them into the ground floor facade BALBOA VILLAGE DESIGN GLIIDELINES 129 9 -; �, S� F�_1 �, `�