HomeMy WebLinkAbout2013-09-11_Approved_MinutesCITY OF NEWPORT BEACH
BALBOA VILLAGE ADVISORY COMMITTEE MINUTES
Special Joint Meeting of the Newport Beach City Council, Planning Commission, and
Balboa Village Advisory Committee
Location: Balboa Pavilion, 400 Main Street
Wednesday, September 11, 2013 - 4:00 p.m. to 5:30 p.m.
Call Meeting to Order
Council Member /Chair Henn called the meeting to order at 4:00 p.m. He introduced and thanked
those in attendance participating in the process.
The following persons were in attendance:
Balboa Village Advisory Committee Members:
Michael Henn, Council Member (Chair)
Tony Petros, Council Member
Gloria Oakes, Balboa Peninsula Point Association
Ralph Rodheim, Balboa Village Merchant Association
Laura Keane, Central Newport Beach Community Association
Tom Pollack, ExplorOcean Representative
Jim Stratton, At -Large Representative
City Council Members:
Michael F. Henn, Council Member
Tony Petros, Council Member
Edward D. Selich, Council Member
Nancy Gardner, Council Member
Planning Commissioners:
Bradley Hillgren, Chair
Tim Brown, Planning Commissioner
Staff Members:
Kimberly Brandt, Community Development Director
Brenda Wisneski, Deputy Community Development Director
Leonie Mulvihill, Assistant City Attorney
Tony Brine, City Traffic Engineer
Fern Nueno, Associate Planner
u. Urban Land Institute Technical Assistance Panel Presentation (Attachment 1)
Urban Land Institute (ULI) Executive Director Phyllis Alzamora introduced the matter and shared
information regarding ULI including its mission, a description of the Technical Assistance Panel
(TAP), volunteer hours, and issues it addresses. She noted the Panel has various expertise in real
estate, planning, finance, design, marking, and development and deferred to John Shumway for a
presentation.
Mr. Shumway commented on the Panel's objectivity and transparency, introduced Panel
Members, and provided background of the TAP. He reported that the Panel toured the site and
conducted due diligence, the key findings will be outlined this evening, and a written report will
be issued in November. He addressed the scope of work and areas of concentration.
ULI Executive Director Phyllis Alzamora reported meeting with the City to create the scope of
work and subsequent development of recommendations. She noted that the organization is not
a lobbying group, and developed recommendations focusing on five areas. These areas included
the existing public -realm corridors (entry areas and focal points for vehicles, boats, bicycles, and
pedestrians), existing Balboa Village public realm corridors (entry areas and focal points for
vehicles, boats, bicycles, and pedestrians), special events and activities, design, and defining an
architectural theme or style for Balboa Village. She reported that the areas of focus guided the
recommendations to be presented today.
Shaheen Sadeghi stated that the area of focus is a precious area that represents the past and has
a lot of history with a great sense of community and culture. He addressed the importance of
authenticity and commented on the opportunities for and preservation of the uniqueness of the
area.
Jeff Mayer addressed constraints including difficulty of access and commented on experiencing
the journey. Additionally, he noted there are a number of stakeholders that are part of the
solution including landlords, tenants, residents and visitors. He pointed out economic issues in
play, turnover of properties and expectations and abilities of tenants, adding that it makes for a
complex equation. He added that of particular importance to consider is how the area serves
existing residents.
Mr. Sadeghi addressed how fun it is to arrive to the area by ferry, and how the area serves the
local community. He felt that if the area can offer quality products and services that serve the
local community, tourists will come. Focusing merely on tourism does not provide for
consideration of service to the community and Mr. Sadeghi noted the importance of local
businesses also attracting local visitors. He reported that a sense of arrival at the village is lacking
and felt that if a core plaza could be developed, it would act as the "glue" to bring the bay front
and beach, together and activate the Village. He addressed existing alleys, having each street
double faced, and creating a feeling of discovery around a central, core area /plaza. He stated
that the intent is to create a sense of community, culture, commerce, and conscientiousness. Mr.
Sadeghi commented on the need for businesses to be sustainable and on the various types of
stakeholders.
Chris Bennett commented on the entry experience, arriving at the peninsula, and ways to
announce it. He noted that there should be a clear definition of where the district begins on
Balboa Boulevard with appropriate signage as well as on the boardwalk, and as people arrive on
the ferry by expanding the current announcement so that it becomes an iconic piece of the entry
experience. He addressed location of the proposed gateway signs and ways to increase transit
options. Consideration was given to bringing back Pacific Electric for a portion of Balboa
Boulevard with restored classic cars, implementing a trolley system, a bicycle sharing program, a
water taxi, and a "park once" option.
Shaheen Sadeghi addressed a shift in culture in terms of eating organic food and farming. He
stated that "culinary culture" is a new product with emphasis on localization and specialty
restaurants, and felt that increasing these types of businesses would make a difference on the
peninsula. Mr. Sadeghi noted that the authenticity already exists and that it would involve
expanding on it rather than creating it. He addressed better utilization of alleys and reported
that every street and corner offers an opportunity with the possibility of re- zoning for outdoor
dining and the possibility of having a row of restaurants on the sand at the edge of the existing
parking lot.
Jeff Mayer addressed existing focal points including the Pavilion, Ferris wheel, park, pier,
boardwalk, and Balboa Inn. He added that focal points are landmarks and used as wayfinding,
and addressed the importance of a sense of orientation and branding.
Matt Shannon reported that the Pavilion is the most iconic landmark in the Village and should be
celebrated. He suggested turning the "turn- around" area on Main Street, in front of the Pavilion,
into a plaza and opening it up to a public space for small -to- mid -size community events. He
addressed key intersections at Main and Balboa Boulevard and pointed out that an existing
structure at the southeast corner of that intersection needs to be replaced with something larger
and more substantial in nature. He commented positively on a building on the northeast corner
of that intersection and a pharmacy and the Balboa Inn at the other corners. He addressed Palm
Street and Balboa Boulevard and commented on the urban feel of the area but noted an existing
building on the northwest corner that seems out of context. He suggested that could be
redeveloped in the future to anchor the corner. He addressed traffic on the street and concerns
that the buildings in the area do not face the street adding that the area could support retail
spaces on both sides of the street. He suggested having a building at the end of Palm Street,
where it meets the beach, which provides a terminated vista with a new iconic building.
ExplorOcean is seen as a great opportunity to spur and drive additional traffic (in terms of more
human activity) in the Village. Mr. Shannon addressed Balboa Theater and commented positively
on the City's efforts to renovate it.
Jeff Mayer addressed phasing capital improvements in the Village over time and activating the
streets by creating more indoor /outdoor spaces at building edges and looking at opportunities to
create niches in the sidewalks where people could enjoy the outdoors. Fagade improvements
would be an important part of a revitalization program but provide only a piece of the overall
plan as well as the orientation of buildings to the streets. He affirmed that existing signage aids
in the creation of a cultural heritage, stressed the importance of landscaping in softening the
hard, urban edge to an area, introducing trees that might complement the existing tall palm trees
and would provide a canopy more related to human heights, and creating seating along
sidewalks. Additionally, he addressed improvements in night lighting and the possibility of
closing Bay Avenue to vehicular traffic, bringing in vendors and creating more activities on the
street as a pedestrian zone.
John Shumway offered ideas for implementation that might activate the Village and presented a
list of ideas in which the City should invest time. He addressed existing events (i.e., Christmas
Boat Parade) and suggested the possibility of a Farmers Market, craft shows, art shows, vintage
car exhibitions, boat shows, craft beer fest, seasonal music festivals, food trucks, and a Taste of
Balboa.
Matt Shannon reported that some aspects in the Village are anti - pedestrian. He addressed small
lot sizes and noted that existing small sidewalks present challenges for outdoor living
experiences. He felt that finding a way to widen some of the key sidewalks would be a positive,
long -term goal and explained there is an opportunity to do so by doing a re- striping and
reconfiguring Balboa Boulevard. He reiterated recommendations regarding introducing a plaza as
the heart of the Village on the existing City parking lot and strengthening the connection between
the ocean and the bay by creating more opportunities for congregation. He added that it is not
good to have blank walls if the intent is to create a good pedestrian experience and addressed
the benefits of windows with non - reflective glass with retail tenants and continuity of the
hardscape, landscape, street furniture, lighting, and signage.
John Shumway commented on the City's creation of a parking management plan and
commended the City's efforts. He felt that the plan has merit, stated that the group supports the
City's "park once" concept, and that the City should move forward with the plan as soon as
possible.
Jeff Mayer commented on re- striping Balboa Boulevard between Adams and A Street and
suggested installing an arrival sign or an archway and implementing an entire program of change
with the possibility of a change in the paving material that would provide the visual cues of being
in the Village; reinforcing a sense of place. He suggested having parallel parking on both sides of
the street with a median with canopy trees.
Simon Hibbert commented on opportunities for urban design improvements noting that the area
offers possibilities for pedestrian walkability and human scale. He presented graphic
representations of the concept including identification of the key intersections. He added that
the City parking lot is an important location for "Village defining" and provides an opportunity for
a plaza and light retail and food and beverage. He addressed the Main Street and Balboa
Boulevard intersection noting that it is a major meeting point.
Chris Bennett commented positively on the Fagade Improvement Program, existing historic
structures, maximizing store fronts on the street, and having store fronts on both sides of the
street, whereas currently, there are a lot of gaps in experience. He commented positively on the
City's plan to restore the Balboa Theater and felt that the same consideration should be given to
existing historical buildings in the area. In addition to the architectural, eclectic heritage, he
noted that the area has a graphic heritage that is unique. He noted the importance of restoring
existing signs and use of the same styles for future signage focusing on amusement, fun, and
entertainment.
Shaheen Sadeghi commented on the possibility of adding artist spaces and art galleries and
work /live areas. He addressed the boardwalk and activating every aspect of the Village. He
commented positively on ExplorOcean and shared that to have a perfect balance of community;
all of the various elements need to work together. He addressed a deed of trust, responsibilities
as gatekeepers of the area, and thinking into the future.
Matt Shannon reported that everything that will be done at the Village will have long- lasting
effects in the years to come. He noted that City's resources are limited and addressed prioritizing
projects, a targeted tenant - attraction program, and centralized management and marketing of
the Village using the Merchants Association or other expanded authority. In terms of the
corridors that need the most attention, Mr. Shannon reported that a central park /plaza will be an
important anchor in the Village, followed by Balboa Boulevard improvements, and the possibility
of closing Bay Avenue for vehicular traffic. He commented on Main Street improvements and
alley spaces. He addressed ExplorOcean as an opportunity to attract visitors to the Village and
being a catalyst for redevelopment. He reported that architectural style should be dictated by
the community. He noted the need to bring in the right planning consultant with expertise on
form -based codes; codes that are designed to prioritize the physical form of buildings as well as
the use of the building. The idea is that the Village would stay urban and walkable. Mr. Shannon
suggested that the form based code should be used on the peninsula between Balboa and Lido
Villages.
Phyllis Alzamora open the meeting for questions and answers.
Chair Henn indicated he likes the idea of a central plaza /core but noted the need for parking
solutions as well.
Council Member Gardner noted the need for Coastal Commission review and wondered if there
would be an opportunity for removal of some of the parking while still providing access to the
area.
Matt Shannon noted that trolleys and light rail lines are coming back and that ExplorOcean is
eager for a multi -level parking structure at the City parking lot. A parking lot could be rebuilt in a
different physical form to create a park and the possibility of a subterranean parking lot under
the new ExplorOcean facility and a new subterranean level under the existing parking lot on the
beach.
Shaheen Sadeghi commented on building what you can park and felt that the idea should be to
design the Village, design the needs, and then develop parking solutions. He noted that there are
a lot of opportunities and that parking problems will exist. He believed that a smart parking plan
could solve the problem. He addressed shared parking and felt that compromises could be
reached.
Matt Shannon cautioned against installing a large parking structure on Balboa Boulevard but felt
that there are things that could be done to resolve parking problems.
A member of the public noted that the area has an ocean and a bay and felt that the area already
has what people want and that easier access to the ocean and harbor is what is needed. She
agreed with changing the existing parking lot into a plaza for community events and gatherings.
A member of the public commented the possibility of reviewing what occurs in small lake areas in
Europe with small boats that link small villages.
A member of the public commented on the need for an evacuation and safety plan for residents
of the Village. She stated that if one of the lanes is eliminated, it will eliminate a key corridor for
residents to use to exit the peninsula.
Phyllis Alzamora reported sea -level rise is also an issue but that the Panel was not tasked with
addressing that issue. She noted that evacuations were made during 9/11 by boats where
500,000 people were evacuated in four (4) hours and that the Village already has an evacuation
plan.
A member of the public commented on the desire to make the area a destination as opposed to
embarkation for other destinations and activities without a chance for economic capture, and
wondered about the possibility of moving the Catalina Flyer and fishing businesses to other areas.
He wondered what types of other economic incentives have been observed to encourage proper
development and penalize those who do not maintain their properties and are hurting the City.
It was noted that with planning and having the right products, the "captured audience" could be
seen as an advantage.
Ralph Rodheim, Balboa Village Merchant Association Member thanked the Panel for its work and
recommendations and addressed the need to build the best Village and look at parking as an
extra issue. He commented on the Embarcadero area in San Francisco noting that they have
brought back the Red Cars and rail cars. He felt that the key to the peninsula is providing off -site
parking outside of the peninsula.
A member of the public commented positively on the recommendation for an archway and
wondered regarding possible limitations in the Building Code that would preclude building it.
Community Development Director Kimberly Brandt commented on City Council policies regarding
signage that projects over the public right -of -way but felt that the matter could be explored and
that through the Planning Commission and Council process, and noted that this type of treatment
may be appropriate for the Village.
Council Member /Chair Henn noted that Council is able to change policies and commented
positively on creating ideas that stimulate the City to change things and break down barriers.
A member of the public felt that the report has emphasized ways to increase tourism as the only
way to make the community more viable. He stated that when parking meters were installed,
the diversification of businesses began decreasing and the amount of local residents supporting
those businesses decreased as well. He commented on the difference between Balboa Island and
the Village in terms of parking access and the importance of the same in supporting businesses.
He felt that the issue of businesses to support local residents has not been addressed.
Shaheen Sadeghi stated that the Panel believes it is about local residents and not tourism. He
shared that if consideration is given to providing great products and services for the local
community, visitors will come. He noted that parking is an issue in many communities and noted
that there are many different solutions but that each of them has a compromise.
Phyllis Alzamora referenced the upcoming written report noting that it will present more of the
Panel's opinions to focus on the needs of local residents. She thanked the City for seeking the
Panel's advice and recommendations and thanked the Panel for their time and input. She
commended the City for opening the process up for the public noting the importance of
transparency.
Council Member /Chair Henn thanked the Panel and stated he looks forward to the formal report.
Additionally, he thanked the Balboa Village Advisory Committee for its efforts in making this
happen.
III. Public Comment - None
IV. Public Comment on Non - Agendized Items (comments limited to 3 minutes) - None
V. Adjournment
There being no further business to come before the Balboa Village Advisory Committee, Chair
Henn adjourned the meeting at 5:46 p.m.
Next Balboa Village Advisory Committee Meeting Date: Wednesday, October 9, 2013 4:00 p.m. to
5:30 p.m.