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HomeMy WebLinkAbout2014-09-10_BVAC_Agenda "4'*'* rw�i o*� CITY OF NEWPORT BEACH 0BALBOA VILLAGE ADVISORY COMMITTEE AGENDA v x $ ExplorOcean { 600 East Bay Avenue `'`►� R��' Wednesday, September 10, 2014 - 4:00 p.m. to 6:00 p.m. Committee Members: Michael Henn, Council Member (Chair) Tony Petros, Council Member Gloria Oakes, Balboa Peninsula Point Association Ralph Rodheim, Balboa Village Merchants Association Member Grace Dove, Central Newport Beach Community Association Tom Pollack, ExplorOcean Representative Jim Stratton, At-Large Representative Staff Members: Kimberly Brandt, Community Development Director Brenda Wisneski, Deputy Community Development Director Tony Brine, City Traffic Engineer Fern Nueno, Associate Planner I. CALL MEETING TO ORDER II. PUBLIC COMMENT ON NON-AGENDIZED ITEMS (comments limited to 3 minutes) III. ITEMS FOR REVIEW 1. MINUTES OF AUGUST 13, 2014 (ATTACHMENT 1) Recommended Action: Approve August 13, 2014 Minutes 2. PROJECT IMPLEMENTATION SCHEDULE (ATTACHMENT 2) Recommended Action: Receive and file. 3. DESIGN GUIDELINES— RRM Design (ATTACHMENT 3) Recommended Action: Finalize Design Guidelines and forward to Planning Commission. 4. WAYFINDING — RRM Design (ATTACHMENT 4) Recommended Action: Finalize Wayfinding Program and forward to City Council. 5. STREETSCAPE IMPROVEMENT PLAN — RRM Design (ATTACHMENT 5) Recommended Action: Finalize Streetscape Improvement Plan and forward to City Council. IV. PUBLIC COMMENT V. ADJOURNMENT (Meeting End Time: 6:00 p.m.) Next Meeting Date: Wednesday, October 8, 2014, 4:00 p.m.to 5:30 p.m. Please refer to the City Website, http://www.newportbeachca.gov/index.aspx?page=2196, for additional information regarding the Balboa Village Advisory Committee. AN AGENDA FOR THIS MEETING HAS BEEN POSTED AT LEAST 72 HOURS IN ADVANCE OF THE MEETING AND THE PUBLIC IS ALLOWED TO COMMENT ON AGENDA ITEMS. IT IS THE INTENTION OF THE CITY OF NEWPORT BEACH TO COMPLY WITH THE AMERICANS WITH DISABILITIES ACT(ADA) IN ALL RESPECTS. IF, AS AN ATTENDEE OR A PARTICIPANT AT THIS MEETING, YOU WILL NEED SPECIAL ASSISTANCE BEYOND WHAT IS NORMALLY PROVIDED,THE CITY OF NEWPORT BEACH WILL ATTEMPT TO ACCOMMODATE YOU IN EVERY REASONABLE MANNER. PLEASE CONTACT LEILANI BROWN, CITY CLERK,AT LEAST 72 HOURS PRIOR TO THE MEETING TO INFORM US OF YOUR PARTICULAR NEEDS AND TO DETERMINE IF ACCOMMODATION IS FEASIBLE (949-644-3005 OR CITYCLERK@NEWPORTBEAC HCA.GOV). �� QP �� ��P P�" O� �� �� \�� ATTACHMENT 1 August 13, 2014 Meeting Minutes �� QP �� ��P P�" O� �� �� \�� CITY OF NEWPORT BEACH BALBOA VILLAGE ADVISORY COMMITTEE MINUTES Location: ExplorOcean 600 East Bay Avenue Wednesday, August 13, 2014 - 4:00 p.m. to 6:00 p.m. I. CALL MEETING TO ORDER Chair Henn called the meeting to order at 4:03 p.m. The following persons were in attendance: Balboa Village Advisory Committee Members: Michael Henn, Council Member (Chair) Tony Petros, Council Member Grace Dove, Central Newport Beach Community Association Tom Pollack, ExplorOcean Representative Jim Stratton, At-Large Representative Ralph Rodheim, Balboa Village Merchant Association Member Gloria Oakes, Balboa Peninsula Point Association Staff Members: N Kimberly Brandt, Community Development Director Brenda Wisneski, Deputy Community Development Director Tony Brine, City Traffic Engineer Fern Nueno, Associate Planner II. PUBLIC COMMENT ON NON-AGENDIZED ITEMS Interested parties were invited to address the Committee on Non-Agendized Items. Chair Henn welcomed Council Candidate District 1 Diane Dixon. He thanked his colleagues on the Council for moving forward with the renovation of the Balboa Theater discussed at a study session and said they have indicated a willingness to rehab and operate the theater consistent with the original plan but with a change in the emphasis and being called the Fine Arts Center. He stated that daytime programming will be driven by the Recreation and Senior Services Department with a focus on arts and cultural education activities and in the evening the facility will be used for live performance activities and other community events. He noted that they arrived at the best answer to make it a facility for the benefit of citizens of Newport Beach and their children. Committee Member Rodheim stated that when we look at what it was going to be and what it is now, he thinks it is improved. He noted his excitement about the art and cultural 1 center, art galleries, and higher-end quality, stating that the Village is for the residents, not just tourism. He congratulated the City Council and said it will be a real catalyst for the new Village. Bill Dildine mentioned a discussion from a previous Balboa Village Merchants Association meeting, and asked why there are no crosswalks on Palm Street and Balboa Boulevard. He stated that there are barricades at the northwest corner prohibiting people from crossing and asked the Committee to look into it. He also asked if a crisscross could be installed at those two (2) intersections during summer. Chair Henn asked City Traffic Engineer Brine to look into the matter. Kay Mortenson stated she is concerned about the scale of the project and suggested the Committee consider moving the arch to the entrance of the Fun Zone. She stated the design is excellent but it is a matter of scale. Chair Henn responded and advised that the Committee is not in a position to take action or have a discussion; however, he will take her comments under advisement and there will be further discussion at the next meeting. There being no one further wishing to address the Committee, Chair Henn closed the Public Comment on Non-Agenda Items portion of the meeting. III. ITEMS FOR REVIEW VA%16 1. Approval of Minutes Recommended Action: Approve July 9, 2014 Minutes There were no comments from the Committee or the public on the minutes. Action: Committee Member Petros moved to approve the minutes of the July 9, 2014 meeting. Committee Member Stratton seconded the motion. The motion passed 6-0. 2. Project implementation Recommended Action: Receive and file Chair Henn stated that he asked staff to put this item together because there is not a lot of time and there are still a lot of important items to address including Planning Commission and City Council approval. Chair Henn deferred to Associate Planner Nueno for a presentation. Associate Planner Fern Nueno reviewed the Balboa Village Advisory Committee (BVAC) Project Implementation Schedule and explained that today's meeting would include discussion of the before and after examples of the Design Guidelines and focus on the Streetscape Plan. She noted that in September, staff will present the Wayfinding Program, Draft Design Guidelines, and Streetscape Plan for approval by the Committee; the Planning Commission will hold a study session in September and a public hearing in October; and the City Council will hold a public hearing in October at which time they will 2 consider approval of the Design Guidelines, Wayfinding, Streetscape Concept, and Fagade Improvement Program. Deputy Community Development Director Brenda Wisneski stated that the Parking Ordinance is scheduled to go to the Planning Commission for a study session on August 21 st followed by a public hearing that will take place in September. Following Planning Commission, it will then go to the City Council for a Study Session in September and a public hearing on September 23rd. Ms. Wisneski stated she will provide the Committee with copies of the staff report and draft ordinance prior to the August 21St Planning Commission study session. Committee Member Rodheim requested confirmation that the draft ordinance will include a business element and not just the residential. Deputy Director Wisneski stated that it will and she will share the link with the Committee to show how it is going to be presented. She stated that the draft ordinance will address employee parking, parking meter rates, waiver of the parking requirement, and the Parking Benefit District. Committee Member Petros requested that anything made available to the Committee prior to the study session be placed on the website. Committee Member Rodheim stated that he recently spoke to a business owner who was closing because she could not keep employees due to the parking restrictions. He noted her struggles and stated that what the Committee is doing is very important and timely. Ms. Nueno stated that staff will be presenting it as a package and it will show how everything interacts and works together to improve some of the parking issues in the area. Chair Henn responded that if you have opinions on both of these packages, the place to start will be at the Planning Commission study session on August 21 St 3. Design guidelines — RRM Design Recommended Action: Review program components and provide comment and direction on the Design Guidelines. Chair Henn introduced the item and deferred to Mr. Hannegan of RRM Design Group, who provided a brief overview of what was being presented to the Committee. Mr. Hannegan then introduced Scott Martin of RRM Design Group, who gave a presentation of the Architectural Design Guidelines including Site Planning, Building Form, Architectural Character, Utilities, and Fagade Improvements. He explained that the guidelines are all about the pedestrian experience and parking and that they would be touching on architectural style also known as fagade improvements. He stated that the document is strong; however, they would like to reorganize and build upon what is already there by looking at the big picture then honing in on the small details, reducing duplication and redundancy, and cross referencing City policy and documents. He noted that they would be seeking the Committee's direction on new iconic buildings and how 3 new development can come in and still be meaningful and take shape without diluting the value of your history. Chair Henn noted that the Development Standards are proposed to be removed from the Design Guidelines. Mr. Martin responded and explained the difference between Design Guidelines and development standards and the word "shall" versus "should." He stated that the word "should" represents a guideline. Committee Member Grace Dove stated that she is concerned about how the design guidelines are used and inquired about whether or not they are used for enforcement in an overlay zone. Ms. Wisneski responded that it does require compliance with the Guidelines but compliance in the manner that you should be doing these things rather than you shall do these things. Committee Member Dove asked if they would still be able to stop transgressions if that change is made. Ms. Nueno responded that this is just removing items that are already in the Zoning Code that are duplicative, and anything that is a "should" will be reviewed by staff when projects are proposed. Chair Henn stated that it could be possible for a project to be approved although it does not meet all of the guidelines. Mr. Martin responded that there is absolutely wiggle room. He explained that the Guidelines give applicants the ability to work with staff because it is the document staff refers to often to make sure the building is compatible with the Village. Committee Member Petros stated that we still maintain Development Standards in the Municipal Code, which is the appropriate place, so removing them from the Guidelines does not remove them from the Municipal Code because they are two (2) separate documents serving two (2) separate purposes. Committee Member Dove stated that someone could come in with the proper setbacks, the proper building envelope, the proper Floor Area Ratio (FAR), and it could be an architectural abomination. Chair Henn stated that his sense is that Committee Member Dove is interested in the Guidelines being more prescriptive than they currently are. Committee Member Dove asked that there be some means of enforcement that is outside the Guidelines because she is concerned that someone might not even need a permit because it says "shall" not "should." Mr. Martin assured Ms. Dove that they are not taking any authority out of the guidelines, only removing duplicity. Ms. Dove continued that perhaps there should be more stringent requirements for the Design Guidelines that would allow for enforcement, and Committee Member Stratton agreed. Mr. Stratton continued that a property owner could make an improvement that did not comply with the Design Guidelines. Mr. Martin responded that at that point there is a process in place, and staff would not approve the project. He stressed that the Design Guidelines are not going to rewrite the Zoning Code. He continued that staff will evaluate projects based on the guidelines. 4 Ms. Wisneski recommended that the Committee review the draft revised Design Guidelines and decide if they should have more teeth, which is a policy decision. Committee Member Rodheim said if the architectural guidelines are just "shoulds" then the blue roof is a perfect example and it is out of touch. He asked why they cannot include "shalls." Mr. Martin responded that if the Committee could include requirements such as no blue tile roofs, and if that is something the project proponent wanted, then Director of Council approval would be required. Committee Member Rodheim asked if it can be addressed more specifically in a separate document. Chair Henn noted it sounds like a modification of the Zoning Code to not include blue roofs. He suggested reviewing the Guidelines with these thoughts in mind and determining if the Guidelines need to be more specific. Committee Member Stratton asked if they can say they will not fund their project if the applicant does not go along with the Guidelines since the City invested in the project.. Deputy Director Wisneski responded in the affirmative noting there is a lot more discretion with the Fagade Improvement Program. Mr. Martin explained that he has been an applicant and if a building does not conform to design guidelines, it can be a difficult process. He stressed that reorganization is the biggest thing. He will be presenting a draft document to the Committee at their next meeting so he urged them to become familiar with the document. Mr. Martin presented the before and after images showing potential minor and major fagade improvements. Committee Member Petros stated that he liked the concepts and applications from minor to major and noted the inconsistency in the two (2) examples. He requested that the Guidelines consider what makes each style desirable. Chair Henn added that they are good illustrations of how the Guidelines can affect the design, and that if it is too prescriptive, there will be no variation in styles. He continued that the examples have two (2) different looks, that he liked both, and that both looks are consistent with the desired outcome. Chair Henn asked for comments from the Committee on the examples shown. Committee Member Stratton commented that what jumps out at him is no landscaping which is harsh looking, noting he feels it needs softening. Committee Member Rodheim asked if it was being recommended to include residential upstairs. Mr. Martin responded that it is flexible enough to be either residential or commercial. Ms. Dove reiterated that a property owner could do a project that did not require a permit, and if they were not applying for the Fagade Improvement Program, the project could be consistent with Zoning, but inconsistent with the Guidelines. Action: The Committee agreed that the examples discussed should be incorporated into the Design Guidelines. Mr. Martin noted that they are seeking direction on whether the Guidelines recommend strict adherence to a collection of styles or simply identify what exists today and recommend a complementary approach. Ms. Wisneski noted that the current Guidelines 5 allow for a complementary approach to architectural style. Committee Member Rodheim stated that the challenge is determining what is complementary as that is subjective. Ms. Nueno asked if the Committee is okay with the complementary approach or if they would prefer the approved set of design standards. Discussion ensued regarding what is complementary and that the intent is cohesion, not matching. Ms. Wisneski explained there are four (4) different styles identified in the current Guidelines, and Mr. Martin named each style. Action: The Committee concurred that the Design Guidelines should allow for complementary designs. Mr. Martin asked if there is room for more modern and iconic architecture. Committee Member Rodheim responded he would be opposed to that and noted he is concerned about iconic modern and would rather keep a historic and cultural old town. Chair Henn said it would be possible to have a new iconic building that is consistent and complementary to the existing styles in the Village. Committee Member Pollack responded iconic yes but complementary and well-vetted so it fits in. 4. Streetscape improvement plan — RRM Design Recommended Action: Review program components and provide comment and direction on Streetscape Improvement Plan. Mr. Hannegan gave a presentation on the Streetscape Design Concepts which mainly focused on Balboa Boulevard, the Waterfront, and Main Street. He presented information on trees to match upper Balboa Boulevard; alternative trees; street furnishings; lighting alternatives; shade elements; public art locations; waterfront treatment and crossing treatments. Committee Member Stratton pointed out that the only problem with the turnaround is that there is a B Street parking lot. Chair Henn said the parking signage will address that concern. Committee Member Rodheim said the turnaround will impact the resident on the corner. City Traffic Engineer Brine indicated that there is already a sign there and that the street is designed for passenger vehicles only. Chair Henn noted it is a nice streetscape enhancement and emphasizes it as a turnaround. Howard Hall said it is not solving all of the problems of people getting lost and that huge trucks are still unable to turn around. Alex Petrosian, the owner of Cruisers, said he owns the business next to the intersection and a turnaround sign would be detrimental. Discussion ensued regarding lighting, banners, taller palm trees, art element, and keeping existing street pavement. Committee Member Pollack inquired if there are lights on the palm trees. Mr. Hannegan responded affirmatively noting yes, they can be illuminated. Committee Member Petros asked about the issues with seat walls and how to prevent sleeping on them and Committee Member Rodheim asked about skateboarders. Mr. Hannegan advised the problem would be eliminated if a U-bench was installed with 6 g chairs. Committee Member Petros suggested fading out the lights to the edges of the palms and Chair Henn agreed. Discussion ensued regarding the Waterfront and adding more places to sit. Committee Member Stratton suggested including lighting similar to the Pavilion lighting along the boardwalk. Discussion ensued regarding fire rings similar to Big Bear and providing more places for young people to hang out. Chair Henn suggested pulling the waiting areas away from the immediately adjacent residences. Committee Member Rodheim requested that the uplighting be improved. Committee Member Pollack suggested light and grating at the base of trees. Mr. Hannegan went over the various types of bike racks available. Chair Henn directed City Traffic Engineer Brine to check if the Bicycle Master Plan speaks to bike racks in the Village and if not inquired if it can be added. Discussion ensued regarding the types of trees being considered and if they are appropriate for salt water level. Mr. Hannegan responded that yes, they are meant for coastal areas. Committee Member Oakes stated that carrotwood trees are not a tree to plant over sidewalks. Mr. Hannegan encouraged the Committee to make comments directly on the document after the meeting. Committee Member Rodheim announced that the historic U-drive sign was removed to be refurbished and will be reinstalled next week; $4,000 was raised for this project. Discussion ensued regarding trash cans, problems with lids, and the replacement cost. Committee Member Stratton complimented the City on sidewalk maintenance and cleaning out planters and suggested they add Friday to the schedule. Committee Member Dove stated that she would like some element of maintenance and requested the cost associated with that and the assignment of responsibility. Chair Henn said it is the City's responsibility to maintain trees. Howard Hall inquired if there is such a thing as a skateboard rack. Action: The Committee and public reviewed and commented on the images. The discussion and comments will be considered in the development of Streetscape Improvement Plan. 7 IV. PUBLIC COMMENT 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 Meeting Date: Wednesday, September 10, 2014, 4:00 p.m. to 6:00 p.m. 8 ATTACHMENT 2 Project Implementation Schedule 2� �� QP �� ��P P�" O� �� �� \�� BVAC Project Implementation Schedule September 10(4pm to 6pm) BVAC Meeting • Wayfinding • Draft Design Guidelines • Streetscape Improvement Plan October • October 9t" PC Public Hearings o Adopt Design Guidelines o Wayfinding o Streetscape Concept o Facade Improvement Program • October 28 CC Public Hearing o Adopt Guidelines o Wayfinding—Seek Funding? Or, rely on parking district revenue o Streetscape Concept—Seek Funding? Or, rely on parking district revenue o Fagade Improvement Program—Parking District revenue PARKING ORDINANCE—CODE AMENDMENT • August 21—Planning Commission Study Session • September 18—Planning Commission Public Hearing • September 9—City Council Study Session (CdM Parking Management Plan also scheduled for Study Session) • October 14—City Council Public Hearing OVERALL SCHEDULE August 21 Parking Ordinance PC Study Session September 9 Parking Ordinance CC Study Session September 10 BVAC(approve Improvement Program -Guidelines,Wayfinding, Streetscape) September 18 Parking Ordinance PC Hearing September 18 Improvement Program PC Study Session October 9 Improvement Program PC Hearing October 14 Parking Ordinance CC Hearing October 28 Improvement Program CC Hearing 12 �� QP �� ��P P�" O� �� �� \�� ATTACHMENT 3 Design Guidelines z� �� QP �� ��P P�" O� �� �� \�� BALBOA VIL1,41 DESIGN GUIDELINES UPDATE DRAFT XUGUST 2014 DRAFT AUGUST 2014 15 BALBOA VILLAGE DESIGN GUIDELINES r a° ACKNOWLEDGMENTS Balboa Village Advisory Committee (BVAC) Michael Henn, Council Member (Chair) Tony Petros, Council Member Gloria Oakes, Balboa Peninsula Point Association Ralph Rodheim, Balboa Village Merchants Association Board Member Grace Dove, Central Newport Beach Community Association Tom Pollack, ExplorOcean Representative Jim Stratton, At-Large Representative City Staff Kimberly Brandt, AICP Community Develoment Director Brenda Wisneski, AICP, Deputy Community Development Director Fern Nueno, AICP, Associate Planner Prepared By RRM Design Group DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE Z� Lu Q V 1-4 DRAFT AUGUST 2014 1-7 TABLE OF CONTENTS INTRODUCTION Purpose..................................................................................................................... 1-1 Applicability............................................................................................................ 1-3 Balboa Village Context......................................................................................... 1-5 Design Principles/Overarching Goals ............................................................... 1-6 2 BUILDING FORM AND PLACEMENT On-Site Parking ......................................................................................................2-1 SiteLandscaping.....................................................................................................2-2 BuildingForm and Design.....................................................................................2-2 Roofs and Mechanical Screens ............................................................................2-4 Storefronts and Window Displays ......................................................................2-5 Canopies & Awnings..............................................................................................2-6 ARCHITECTURAL CHARACTER DESIGN GUIDELINES ArchitecturalStyles ................................................................................................3-1 Architectural Detailing...........................................................................................3-6 Color & Materials...................................................................................................3-6 BuildingLighting .....................................................................................................3-8 SignCharacter........................................................................................................3-9 UTILITY DESIGN GUIDELINES Site and Landscape Lighting.................................................................................4-1 Screening..................................................................................................................4-1 Trash .........................................................................................................................4-2 Service ..................................................................................................................4-2 Alleysand Paseos ..................................................................................................4-3 FACADE IMPROVEMENTS DESIGN GUIDELINES Facade Improvement Design Guidelines ...........................................................5-1 Facade Improvement Examples ..........................................................................5-4 DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE -g DRAFT AUGUST 2014 -9 INTRO n D M rn 1 INTRODUCTION 1.1 Purpose The Balboa Design Guidelines address physical The purpose of this Design Guidelines document is to improvements to private property, which will enhance the guide future development located within the Balboa existing Village character. The intent of these guidelines Village. The guidelines have been written to make it is to recognize that Balboa's form and character has easy for a property owner, architect, developer, City evolved over the past 90 years, has many positive staff member, and decision-maker to use, and they are attributes, and that improvements to existing buildings intended to provide clear direction for new construction and new construction can enhance Village appearance by and projects with significant additions. With the exception respecting Balboa's eclectic mix of styles and character. of the Architectural Character section, illustrations that accompany the rules and guidelines are intended to The Design Guidelines are provided to ensure that private depict concepts related to building elements and site sector actions are carried out in a coordinated manner, design rather than a specific architectural theme or style. 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 Village character, are attractive and functional, are respectful of Balboa's past, and employ creative design solutions. BALBOA VILLAGE CITY OF N E W P O R T B E A C H e e A Balboa Village welcome sign DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 1-1 6[NTRODUCTIC LU F-- 1.2 - 1.2 Applicability The guidelines are applicable to all building to encourage the highest level of design quality, while improvements within Balboa Village. They will be at the same time providing the flexibility necessary to considered in the permit review and approval process encourage creativity on the part of project designers. to encourage high quality design and creativity. The Some guidelines may not be appropriate in every guidelines should be employed as a basis for the creative circumstance, and therefore should not be interpreted design process, involving the applicant and City staff in to be "always beneficial." Project proponents are a dialogue to achieve appropriate design solutions. The encouraged to articulate their reasons or objectives, in not guidelines are not quantitative standards, and therefore meeting encouraged guidelines contained herein, and are allow for some flexibility. welcome to propose alternatives that meet the intent of an encouraged design guideline. All projects are evaluated The following types of improvements are exempt from on their adherence to the development standards and the the Balboa Design Guidelines: degree to which substantial compliance with the intent of the Balboa Design Guidelines is demonstrated, leading to • Individual Single-Unit and Two-Unit Residential duplexes a recommendation of project approval or denial. • Maintenance Activities,which do not alter exterior appearances • Underground Construction,which does not alter above AP grade appearances • Interior Improvements,which do not alter exterior i appearances �.4 fi The guidelines included within this document are intended to supplement the development standards/ zoning requirements contained in the City of Newport Municipal Code. Development standards are mandatory regulations that must be satisfied by all development ==Z 1 to which the standards apply. In addition to the standards, future development is also informed by the Balboa Design Guidelines, which are not mandatory II! requirements, but provide a defined framework of the IIf design principles that supplement the zoning development 'I standards. The guidelines provide direction on the more qualitative aspects of a development project and may be interpreted with some flexibility. The guidelines are utilized during the City's development review process Balance of historic and contemporary materials 1-2 DRAFT AUGUST 2014 2- n D M rn 1.3 Balboa Village Context 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 hast, - Victorian detailing in its ornate cupola and wood details, , and has over time become and an icon for Balboa. The Inn is Spanish Colonial Revival, with tile roof,towers, arched r S arcades, and masonry details. In between, individual buildings reflect an eclectic mix of architectural styles (Art RR t Deco, Balboa Beach Cottage, Main Street Commercial), I _1'w some more successfully than others. The existing ground Fun Zone c. 1947 (image from www.newportbeachca.gov) plan (Figure 1) of Balboa Village combines many of the elements found in traditional Villages: narrow streets, small blocks, small lots with narrow frontages, building walls The activity structure relates to bay and beach activities, lining the sidewalk which define street space, open shop entertainment, and services for residents and visitors. fronts, a mix of commercial and residential uses, a Village Because of bay access, maritime-related activities line green (Peninsula Park), and a tree-lined Main Street. edgewater along the bayfront. Sports fishing, boat Add to this, elements that are unique to Balboa, such as rentals,tour boats, and excursion boats offer residents the Bayfront Promenade (Edgewater) lined with boats, and visitors a host of maritime recreation activities. A docks and the Balboa Fun Zone©, oceanfront boardwalk midway character complements the bayfront mix with a (Oceanfront Walk), and Balboa Pier, another of the fun zone, offering such traditional activities as SkeeBall Village's historic landmarks, and you have a truly unique and a Ferris wheel, to more contemporary, computer- and special place. electronic games. Restaurants and food and beverage stands are interspersed all along the bayfront. The Village framework and character is more than a collection oceanfront provides pedestrian and bicycle access to of buildings. Equally important, are the activities that bring the beach and is the focus for beach activities. This life to the Village. While the mix of activities has evolved includes Peninsula Park for informal play, picnicking, since the heyday of gambling, dancing and rum-running in bandstand concerts and special events; residences; the 1920s, fun at the beach and bay for families is still a hotel; restaurants; parking; and historic Balboa Pier for central theme. It is important to recognize Balboa Village strolling, fishing, and dining. In between the ocean and as a commercial-recreation center within the residential bay, are the shopping streets of the Village, including neighborhoods of Balboa Peninsula. That means the Balboa Boulevard, Main Street, and Palm Street. There Village is surrounded by residences at each end, and in is a balance of shops, restaurants, and galleries that much of the second floor space throughout the Village. provide an interesting window shopping experience, goods and services for local residents, and above all, provides a social gathering place, which is inviting, comfortable, and attractive. DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 1-3 2 61NTRODUCTION U-1 o_ Q U FIGURE 1 - Balboa Village Commercial District EB _ AyAVENUF ' ,y BALBOA BAll LVf Q YY: - Novi - - pf --= - --- o o ' Mixed-use blockPromenade/Boardwalk `i Building walls define street Views space f:: : : : :Village green LLJ Prominent landmark L: j 1-4 DRAFT AUGUST 2014 2S INTRODU n D M M ALI S DAA B 1 KES =_J 'SILVER SILVER /w = Example of Balboa's eclectic mix of architectural styles and character 1.4 Overarching Goals and Design Principles Design principles are more often expressed through E. Views to ocean, bay,and distant mountains good examples rather than through the blunt instrument of inflexible rules and regulations. Attempts to achieve F. Pedestrian scale good design through regulation can become constraints G. Mix of residential, retail,entertainment,and beach and rather than incentives. At the same time, however, certain bay activities basic design principles are necessary to establish a common framework for compatibility of new construction H. Architectural details such as varied roof shapes and and refurbishment of existing buildings. The following towers,tile wainscots on storefronts,display windows with design principles offer a common framework to achieve awnings and canopies, and recessed entries compatibility and should be adhered to. Principle 2 Village Green. The primary open space in Balboa Village Principle 1 is Peninsula Park, a meeting place and stage for culture Maintain and enhance the existing Balboa Village and recreation. Buildings,which frame the green,should Character, defined by such features as: contribute to its ambiance with animated building frontages, A. Immediate access to beach and bay which engage pedestrians. B. An overall small-scale,compact Village form,composed of Principle 3 irregular blocks within a grid of local streets and alleys Human Scale. Most buildings are one to three stories,and are no wider than a large house.The presence of many C. One,two, and three-story building scale residences within the Village plays a significant role in achieving human scale. D. A handful of landmark buildings,which offer exceptional examples of Mediterranean, Spanish, and Victorian styles DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 1-5 24 w C- a Q V Principle 4 Principle 10 Quality Architecture.Although buildings represent a very Special Features. In this category, are cupolas,towers, wide range of styles,they should strive to be well-crafted bandstands, and fountains.These features should be in their style and detail. established as important visual elements of Village streetscape,where consistent with the design principles. Principle 5 No Incompatible Architecture. Buildings of different styles Principle 1 1 can harmonize due to similarities in scale, roof shapes, Sense of Enclosure. Street space should be well-defined rhythm of openings,color,and materials. Incongruous by buildings and trees lining the streets. Gaps in the elements such as bright, loud colors; jarring roof shapes; streetscape,such as parking lots,should be defined at the and blank walls can be eliminated through thoughtful edge of the sidewalk with trellises,fences,or landscaping. renovation. The small blocks,narrow streets,and narrow lot pattern furthers the sense of enclosure. Principle 6 Inviting Streetfronts. Streets lined with attractive display Principle 12 windows,which open the facade to view,create pedestrian Mixed-Use. The traditional pattern of ground floor scale and interest. retail with second floor residences or offices should be encouraged. This pattern occurs throughout Village blocks Principle 7 with frontages on Balboa Boulevard,Main Street, and Palm Landscape.The presence of plantings integrated with Street. retail facades is an important step toward streetscape beautification. The recurrence 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. Principle 8 Landmarks and Context Buildings. New buildings and facade renovations should respect the architectural character and the visual importance of landmark and context buildings. Principle 9 t' Views. Recognition of this setting is vital to expressing the essence of Balboa Village. Preserving public views toward beach and bay, providing outdoor dining overlooking bay, mithr and providing upper level balconies overlooking beach and bay are ways to recognize the setting. '- :gr�.l• . 7M Special features such as cupolas should be used at the terminus of view corridors. 1-6 DRAFT AUGUST 2014 25 BUILDING FORM AND PLACEMENT DESIGN G n D M M 2 BUILDING FORM AND PLACEMENT DESIGN GUIDELINES N 2.1 On-Site Parking Historically, parking was not provided on-site because of the small size of parcels and close access to 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 r. historic main street character of a Village to evolve, where continuous storefronts are rarely interrupted by parking lots. The following on-site design guidelines should beROW y adhered too when developing the site design. ! A. On-site parking should be provided at the rear of a lot,so Example of subterranean parking with residential above the street wall is not interrupted and the historic pattern of limited visibility to parking is respected. B. Efforts should be made to screen parking located adjacent ���� - ■ to the street away from public view by using a combination 7i�l�l�ll���,= ■ ■■■. of landscape planters,walls and trellises to visually ���•■■• ■ ■■■., NO continue a "green wall"fronting the street. - C. Curb cuts for parking lot access should be relocated to existing alley curb cuts or other places where sidewalks and ======= parkway planting will not be interrupted. Example of a parking garage with screening Example of parking area that has been screened with a landscape planter DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 2-1 BUILDING FORM AND PLACEMENT DESIGN GUIDELINES LL, a- o_ Q V 2.2 Site Landscaping 2.3 Building Form and Design Site landscaping includes plants, hardscape elements, The following design concepts are applicable to Balboa and planters that are part of the street wall. Village Village buildings. vernacular usually includes a variety of means such as window boxes attached to the facade at the ground Proportion level and upper floors, wall vines, decorative lattices Proportion is the size relationship of building elements to and ceramic planters. Storefronts should be designed each other, such as width to height, window size to facade, to engage the street and enhance the pedestrian or awning size and shape to building front. Two-story environment. Where landscaping is provided,the buildings emphasize vertical proportion, while one-stories following guidelines should be adhered to. are more horizontal. A. Large blank walls should be avoided,however sidewalk vine pockets with wall lattices and colorful vines should be Scale incorporated where the condition is unavoidable. Scale is the apparent size of a building, with respect B. All plantings should be properly maintained in a healthy to nearby buildings and to the human body. Facades, and attractive condition.The use of automatic irrigation `Which are divided by windows and doors, break up systems is strongly encouraged. the apparent scale as opposed to a blank building front. Awnings and canopies over the sidewalk create C. For buildings where planting accents are provided, "pedestrian" scale by their shelter and sense of enclosure. materials should be consistent and complementary to the Compatible scale between adjacent buildings is achieved entire building frontage. by similar facade divisions and height. Massing Massing is the arrangement of building volumes. Most Balboa buildings have simple, rectangular shapes. Rhythm M Rhythm 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 y 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, if windows. Window boxes with attractive flowers create an engaging facade. 2-2 DRAFT AUGUST 2014 27 BUILDING FORM AND PLACEMENT DESIG n D M rn N Composition Composition is the organization of building facade elements. Storefronts composed with a wainscot picture window and transom windows above, illustrate a three- part facade composition. s Compatibility Compatibility is the relationship between buildings and their parts, and can be achieved through "family ,p resemblances" and the use of similar materials, colors, and details. A mansard roof placed in the middle of a group , of high parapet facades is jarring to the appearance. A Pedestrian scale is created through the use of awnings and grouping of two- and three-story facades with similar floor storefronts. and window lines would achieve compatibility. Building Form Guidelines f The following guidelines should be adhered to when V w sT F.e n c gove designing a new building, addition, or remodel. A. Human or pedestrian scale should be maintained in Balboa , by incorporating ornamentation,canopies, awnings, doors trF)ll �__. �■` and window openings,and other elements. (ll B. Storefronts should be balanced with symmetrical proportions. Facade with a sense of openness C. Visual harmony and compatibility between buildings is f encouraged; however, buildings should maintain individual character and complement,not replicate each other. , D. Second-floor additions should relate to the architectural I( rhythms and patterns established on the ground floor. E. Varying setbacks on upper floors to accommodate balconies or other architectural treatments is encouraged. Visual harmony and compatibility between buildings is encouraged; however, buildings should maintain individual character. DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 2-3 22 BUILDING FORM AND PLACEMENT DESIGN GUIDELINES 04 Ce LU Q U 2.4 Roofs and Mechanical Screens F. Blank walls on visible facades should include windows, Roof forms generally impart a strong visual character to displays,trellises, arcades,changes in materials,or other a building and often define its style. Residential buildings, features to add wall articulation. which are located throughout the Village, commonly G. All sides of a building should be treated with variation have front gable and hip roofs. Commercial buildings in massing and articulation such as changes in materials, are generally flat with a high parapet front, or a short building pop-outs,columns,and/or recessed areas that projecting shed roof along the facade. Both the Pavilion create a sense of depth on the wall surface. and Balboa Inn have unique roof shapes expressive of their styles. New development within the Village should H. Building within the Village should be designed so as to adhere to the following guidelines. maintain a difference between landmark buildings and nearby structures,so that the visual dominance of the A. In residential areas of the Village, gable and hip roofs landmark is maintained. should be retained and other roof shapes are discouraged. B. Non-traditional roof forms,such as mansard or other atypical shapes, are strongly discouraged. Existing mansard roof forms should be replaced during a project remodel, where feasible,to provide better compatibility with Village roof forms, materials,and color. C. Parapets should not appear"tacked on" and should convey a sense of permanence by extending side walls with a depth adequate to appear as a true building form,not a sort wing wall. D. Parapets should have sufficient articulation of detail,such as precast treatments; continuous banding; or projecting cornices, lintels,caps,corner details; or variety in pitch (sculpted). Building sides should include recessed areas to create a sense of E. Consider roof towers or other iconic building forms at depth on the wall surface. prominent intersections on Palm and Main Streets. 2-4 DRAFT AUGUST 2014 �9 BUILDING FORM AND PLACEMENT n D M rn N 2.5 Storefronts and Window Displays The term "facade" refers to the front elevation of the A. Storefronts should reflect traditional parts,including bulk building. This public face is typically more embellished head, rectangular display windows,vertical piers,transom than other elevations. windows,horizontal wall space for primary signage,and a parapet or second floor with regularly-spaced windows. Where commercial buildings are two stories,the upper Arched or rounded display windows may be appropriate floor is typically residential or office with regularly-spaced for particular architectural styles,such as Art Deco. window openings, sometimes embellished with framing B. Storefronts should be located in the plane of the front details and planter boxes. facade,with no major projections or angled walls. Entrances may be recessed and planter boxes are The ground floor typically is comprised of a storefront encouraged as integral parts of the storefront windows. composed of display windows and sometimes topped by transom windows. Multi-paned windows further divide C. The majority of the ground-floor storefront area should be transparent. Entrance doors with transoms and sidelights the scale of the facade as opposed to large single panes are appropriate and enhance facade transparency. of plate glass. The panels below the display windows are termed bulkheads and kick plates, and are often D. Storefronts should be attractive, pedestrian-oriented,and concealed with stone veneer or ceramic tile. Storefronts engaging. should be designed to adhere to the following guidelines. E. Corner buildings should have storefronts or windows on each side of the corner. F. Open-wall/movable window-wall facade features are encouraged for restaurants that provide outdoor dining or a connection to a public street. Horizontal wall for primary signage Transom Windows Display Window Vertical Piers _ Entry Door Bulkhead Storefronts should include traditional elements such as a bulk head, rectangular display windows, and transom windows. DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 2-5 so BUILDING FORM AND PLACEMENT DESIGN GUIDELINES LL, a- o_ Q V 2.6 Canopies and Awnings A fixed canopy is a common element of a storefront and is located to provide shade, visual interest, and shelter The following guidelines should be adhered to when over entrances and windows. A canopy is a roof-like selecting and applying canopies and awnings. cover, supported from the ground floor or from the floor or walls of a structure. They generally run the length of A. Use of canopies or awnings is encouraged to provide the facade, with an average clear height of eight to ten shade and shelter for pedestrians. feet to the underside of the soffit. B. For buildings with multiple storefronts,the same shape and color awning should be installed over repetitive storefront Awnings are an alternative to canopies, in providing windows. shade and shelter. However,their application to the facade is quite different. Typically, awnings are an C. Simple shed shaped awnings with a 4:12 pitch or greater, ornamental, roof-like cover that is attached to the side or with closed ends, and a straight valance are preferred. wall of a structure, and placed above a window or entry. Dome-shaped awnings are not recommended unless they A variety of shapes are common, including traditional, are compatible with the building style or shape of display domed, shed, and retractable. A single facade should windows. contain a unified shape and color selection. D. For facade continuity on a building, awnings should be mounted at a consistent height and depth. E. Awnings should be architecturally compatible with the structure they are affixed to. ' y OAF Awning that reflects the architectural character of the building For buildings with multiple storefronts, the same shape and color awning should be installed over repetitive storefront windows. 2-6 DRAFT AUGUST 2014 SZ ARCHITECTURAL CHARACTER DESIGN GUID n D M M 3ARCHITECTURAL CHARACTER DESIGN GUIDELINES w 3.1 Architectural Styles Building appearance contributes to the character of Balboa Village. Many of the structures are vernacular in style, created 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 buildings that present visually pleasing - and coherent street scenes that define Village spaces. Balboa is fortunate to have several buildings, which are exemplary 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. Balboa Pavilion r•. _ IePI1NIX91IIM�ItlM NI■ 11: ft )1 If`Illlllrgrnl y Balboa Inn Balboa Saloon s all Newport Landing Restaurant building Balboa Theater DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 3-1 ARCHITECTURAL CHARACTER DESIGN GUIDELINES M a' W F- D_ Q V Balboa's character is not based on a particular architectural style, but more it is the combination of !' physical setting; mix of beach, bay and Village activities; residences; and eclectic collection of buildings. The following is a brief discussion of existing architectural Affi— rK styles that have to-date, dominated the built environment. �® These styles should be considered and utilized in future ;wNAIIS�RSalon' 3 additions and new construction. Balboa Beach Cottage. This style was common in the 1920s and later. It is characterized by wood siding, both shiplap and board and batten, and gable roofs with overhanging eaves. Ground floor elements include - brick or stone bulkheads, large windows or storefronts, - and awnings or roof projects that provide lower massing and pedestrian scale. Gable roofs define the second story along with grouped smaller windows and dormer elements. Corner of Balboa and Washington building represents an uncharacteristic addition KYLE PIZZA _ fBY GREEK FOOD, I 77 � p v P1// Balboa Fun Zone Complex Example of wood siding on a Balboa Beach Cottage 3-2 DRAFT AUGUST 2014 33 ARCHITECTURAL CHARACTER DESIGN GUIDMI n D M rn w Two-Part Commercial Blocks. These buildings were prevalent from the 1 850s to 1950s, and are the context for Main Street architecture. The ground floor provides retail space with a simple arrangement of storefront windows and entry, sometimes recessed, and a separate entry to second-floor space, typically used for an office or residence. The two-part division into distinct uses was often referred to as "shop-houses" with origins back to 1, Roman antiquity. A high parapet or simple projecting shed roof often hides the flat roof. There is little facade ornamentation, except for the original brickwork, 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. Balboa Boulevard example of two-part commercial Z7INS � 'y./�.�.v.y��, .�. .-,../��I'►Y,^��v� I v� i err r� '� +„-.r .Y ' s Main Street example of two-part commercial DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 3-3 ARCHITECTURAL CHARACTER DESIGN GUIDELINES M W d Q V � gg 0 V_ In Example of Art Deco building located at Balboa and Palm Art Deco. These buildings were typically constructed in the 1930s and later. They feature smooth stucco wall surfaces, linear and curvilinear decoration, and stream- line modern appearance. Strip windows are typical and sidewalk canopies or eyebrows are usually curvilinear. — Massing is often low slung, horizontal in form, with accents on vertical elements. Towers and other vertical elements often project above the flat roof line. A good example is Maverick's Gastropub at the corner of Balboa Boulevard .� and Palm Street. Main Street Deco building Balboa Deco building 3-4 DRAFT AUGUST 2014 SJR ARCHITECTURAL CHARACTER n D M M w Spanish Colonial Revival. This style represents Spanish colonial influence in Central and South America. Early colonizers aimed at providing a structure that would be imposing and dominating as compared to the surrounding buildings or countryside. In I order for that to be achievable, Spanish Colonial Revival I buildings were located at prominent locations such as the center of a town square or at the end of a view terminus. These structures are sometime marked by the contrast between simple, solid construction and baroque style ornamentation. Other prominent characteristics include protruding window boxes and plaster bands at the windowsill line and as part of the column base, arched storefront window openings, I towers with tile-topped cupola, wrought iron railings, heavy plaster walls with simple surfaces, tile roofs, and deeply recessed windows. The Balboa Inn and Balboa Theater are examples of this style. ' I - The Balboa Inn is an example of Spanish Colonial Revival architecture NIIIIB@�I�1(� pYc•uw,•'.IIfEI•NA r The Balboa Theater includes both simple facade elements with Example of Spanish Colonial Revival details accents of detailed ornamentation DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 3-5 so ARCHITECTURAL CHARACTER DESIGN GUIDELINES M a' W Q.. Q V 3.2 Architectural Detailing 3.3 Color and Materials Ornamentation on most Balboa Village buildings is The color of a storefront and/or building establishes quite simple. It includes cornice line details, material a mood and feeling about the district. It reinforces texture, decorative railings, unique window shapes, and individuality of the building and its relationship to the cast column capitols. The following guidelines should block and Village. In Balboa Village,there is no thematic be adhered to and used to strengthen the architectural color scheme, just as there is no thematic architecture. character established within the Village. When selecting color and materials for buildings within the Village, the following guidelines should be adhered to. A. The shape,color,and texture of details should be representative of those used traditionally as part of the A. A maximum of five colors should be considered for base, desired architectural style. walls,trim, roof, and architectural details. B. Ornaments should not be added that are not authentic or B. Dark colors should be used for the base of a building. that detract from the building's character. C. The body of the building should be lighter than the base C. Original details of the building should be uncovered or and limited to one main color. replaced with a compatible substitute. D. Where there are canopies or awnings,the wall color above D. Ornament should be employed to enrich architectural and below should be the same. character.Appropriate areas for ornamentation include: the parapet/roof interface,structural supports,and E. Building trim should be a contrasting color, yet coordinated corner,door and window trims. with the base and body colors. E. Refer to the Facade Improvement Design Guidelines in F. The roof color,where it is visible,should be coordinated Section 5 of this document for additional direction. with the base,wall, and trim colors. G. The colors of architectural details should also be coordinated with the facade scheme. Illltl 111111 1111! a ✓ r 11 Original details of a building should be uncovered or replaced Ornamental tile, metal, stucco, and glass are appropriate materials with a compatible substitute for Balboa Village 3-6 DRAFT AUGUST 2014 S7 ARCHITECTURAL CHARACTER DESIG n D M rn W H. The use of bright hues/colors should be limited to accent M•' areas and trim. I. High gloss paint should only be used on trim and accents. J. 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. �S*, K. Side elevations should be painted consistently with the main facade. L. Stone,natural wood, brick,or tile surfaces should not be �; • painted, but left in their natural state. Ornamental the enhances this building's entrance. M. In a remodel,original materials should be identified and retained. Repairs and replacement should match as close as possible to the original unit size,joint size, bonding pattern, and color. UNn•Eo $TOTES FCST CF N. 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 i condition and color. O. Stucco repairs should be accomplished by removing damaged material and patching with new material,so that the finish matches the old in texture and strength. Stacked brick gives this facade texture and scale. P. Materials that are not traditional to the Village should be avoided,such as aluminum or vinyl siding,fake stone or ' brick veneer, and materials with reflective or shiny surfaces. Q. Aluminum frames for display windows and doors are t� generally discouraged, but may be allowed if they have a �► 1 Imo!' dark finish and are more consistent with the new structure than framed windows and doors with a contrasting trim i color. ' A ) c f Wood shingles and stucco are appropriate materials that work well together. DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 3-7 SR ARCHITECTURAL CHARACTER DESIGN GUIDELINES M a' W CL. Q V 3.4 Building Lighting The exterior lighting on buildings is an important element in establishing overall Village character. Architectural features of a building are also the subject for lighting such as tower elements and unique roof profiles outlined by lighting. Examples of this in Balboa include the Balboa Pavilion, where lights outline the double pitch roof and form the distinctive cupola. A. New or replacement light fixtures should be based on designs typical of the period or style. B. Lighting should be selected to provide ambiance,safety, and security without unnecessary spillover or glare. C. Accent lighting is appropriate when focused on key architectural elements. r r mlrhrush n+ I � The pop of blue color gives this building a unique, seaside look. Example of lighting with caps to prevent light from shining upward 3-8 DRAFT AUGUST 2014 S9 n D M rn W 3.4 Sign Character t The City of Newport Beach regulates signs through its zoning code including Chapter 20.67 of the municipal F code and the Newport Beach Citywide Sign Design _ I Guildelines. Included, is an amortization program, whereby -- F non-conforming signs are encouraged to be removed and replaced by appropriate conforming signs. .8 A. Signs should be selected or designed to capture the whimsical and traditional architectural character of the a_ Village. . Pole sign example with appropriate use of form and color B. Where neon is proposed,it should be incorporated into custom signage. 1 I �y I �'- Customized projection sign « A_ Restaurant and • _Y � ItttttltttttC��o;itttitttf�tt��t�ttr This corner project sign adds character to Balboa Village. Wall sign that nicely frames the opening DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 3-9 This page left blank DRAFT AUGUST 2014 4 1 n D M rn 4UTILITY DESIGN GUIDELINES A 4.1 Site and Landscape Lighting a c A. Light fixtures should be selected to be architecturally compatible with the main structure. B. Spotlighting or glare from any site lighting should be T)Id shielded from adjacent properties and directed at a specific object or target area. r j C. Exposed bulbs should not be used. Cut-off lighting is , preferred. f D. Uplighting of building elements and trees should use the lowest wattage possible to minimize impacts to the night sky. r E. The height of the light pole should be appropriate in scale for the building and the surrounding area. - F. Accent lighting may be used to illuminate walkways, parking areas,entries,seating areas,and/or specimen plants and trees. Example of ornamental site lighting 4.2 Screening ,w A. Screen walls should be of similar materials and finishes as primary buildings. B. Planting should be used to screen or separate less desirable areas from public view,such as trash enclosures, parking areas,storage areas, loading areas, and public o. ' utilities. 4.3 Mechanical Equipment y A. Special consideration should be given to the location and screening of mechanical equipment,such as refrigeration units and air-conditioning, and exhaust fans. B. All mechanical equipment on the roof or ground,including air conditioners and heaters,should be screened from = r public view.Mechanical screening should be architecturally compatible in color,shape,size, and material with the primary building and should be carefully integrated into the overall building design. This landscaped screen helps to separate pedestrians from the travel lane. DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 4-1 UTILITY DESIGN GUIDELINES v o- LU o_ Q V 4.4 Trash 4.5 Service A. Trash and recycling areas should be located to the rear A. Service and loading areas for commercial uses should be or sides of a building and should be screened from public located away from residential units to the furthest extent view with walls, berms,or landscaping. possible. B. Where possible,trash enclosures should be combined among parcels,and should be large enough to handle the refuse generated by the users. C. A pedestrian entrance to the trash enclosure should be provided so that the large access gates are opened less frequently. D. Recycling bins should be integrated into trash enclosures. E. Trash enclosures should be separated from adjacent parking stalls by a minimum three-foot-wide planter,with low-growing plant materials,to ensure that adequate space is available for passengers to access a vehicle in an adjacent parking space. r - This trash enclosure mimics the architectural character of the primary building. 4-2 DRAFT AUGUST 2014 4S UTI n D M rn A 4.6 Alleys and Paseos Alleys and paseos provide access to many of the properties in Village, both for garage and service access and pedestrian access. These spaces are an often overlooked resource that could, with a little imagination and care, be made into visually-pleasing spaces. I, 1/ Properties abutting alleyways that are to be refurbished or involve new construction, should include architectural enhancements, landscaping, and other aesthetic improvements along the alley. A. Incorporate decorative pavers,colored and/or scored - concrete,or other decorative surface treatment within alleys,where practical. B. Alleys should be designed to accommodate the presence of people in both the day and night.Appropriate lighting should be provided for visibility and safety. This alley includes unique planter areas adjacent to the structure. C. Dead-end alleys are discouraged. D. Business owners should participate in keeping alleys free of trash, debris,and broken glass to the midpoint of the alley. 1 E. Alleys that are primarily for vehicular access or service should be enhanced with a pedestrian zone. Existing alley within Balboa Village This alley includes landscaped pots, lightings, awnings, and storefronts. DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 4-3 44 This page left blank DRAFT AUGUST 2014 45 FACADE IMPROVEMENTS DESIG n D -v M 5FACADE IMPROVEMENT DESIGN GUIDELINES Ln 5.1 Facade Improvement Design Guidelines h ti The front door is one of the most important elements ? of a building facade. Balboa Village storefronts favor glazed doors, which contribute to facade transparency. - 1 Multi-light doors are associated with early Main Street I , building styles. In new or remodeled storefronts, narrow aluminum frames are common, while older commercial buildings and residences generally retain wood frames and casings. While there are 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, windows are taller than they are wide. Clear glass is the most common material, although there are a �— few examples of colored glass. Example of window and storefront opening rhythm A. Original door and window openings should not be reduced k or enlarged to install stock-size units. B. Dropped ceilings should be set back from exterior openings to avoid cutting across the openings. C. Existing recessed doorways should be retained and new doors and windows should be recessed away from the outer wall surfaces. D. Doors to retail shops should emphasize openness by incorporating approximately 75%of the area to glass. E. Obscure windows should not be used on front facades. F. Windows with reflective coatings, aluminum frames,and diagonal pane divisions should be avoided. G. New storefronts in existing buildings should be compatible ) with the size,scale, materials,color, and proportion of the existing building. Lam. t»e Example of a primarily glass facade on the first floor DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 5-1 40 ' T DESIGN GUIDI `IES LO w o_ Q U H. 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. 4 M I. Wainscot materials for storefront walls may include brick a. ceramic tile and similar materials,which contribute to the ' � �drvn rhdl'J- overall character of the facade. • J. Do not introduce "imitation" elements,such as coach lanterns,mansard overhangs,or small-paned display { /• jP. windows unless they can be documented as appropriate to the facade. _ K. All storefronts should reflect traditional parts,including Maintain predominant brick wall material. bulk head, rectangular display windows,vertical piers, transom windows,horizontal wall space for primary signage,and parapet or second floor,with regularly- 1 spaced windows. r L. Wherever possible,original canopy designs should be I A incorporated in building improvements. . R M. Finished soffits with recessed lighting or incandescent lighting along the eave are recommended. N. Thin,flat-pitched canopies with gravel roofs should be avoided. r- O. The functional and decorative aspects of doors and windows should be identified and retained. Features may Maintain a continuous canopy line. include custom frames,sash muntins,sills,heads,iambs, moldings, and door hardware. a lb P. New or replacement doors and windows may be accurately restored using historical, pictorial,or other � `� .1'• I U KE' research. New designs should be compatible with a building's character. Q. Additional openings should not be cut into the street facade,unless they are compatible with the overall building character. R. Ornaments should not be added that are not authentic or that detract from the building's character. Example of a painted storefront that does not reflect a complementary or compatible design character 5-2 DRAFT AUGUST 2014 47 FACADE IMPROVEMENTS DESIGN n D v M rn A Ln S. Colors should be appropriate to the historic style of the architecture. T. Identify and retain wall materials,which are part of the 77-71 original structure. Repairs and replacement should match as close as possible to the unit size, joint size, bonding pattern, and color. - U. Incongruous layers of materials,which cover up the original condition,should be removed and replaced with more84 �' compatible materials or those representative of the original �•^"�� design. V. Brick wall surfaces,which have been painted or covered, Mansard roof should be replaced should be returned to their original color and character. W.Stucco repairs should be accomplished by removing damaged material and patching the new material that matches the old texture and strength. 1 – .r. V i 0 Layer of materials covers original architectural details DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 5-3 42 T DES15RIII&ES 1 LO w Q 5.2 Facade Improvement Examples V The examples on the following pages represent minor and major facade improvements. Facade Improvements Example - MINOR 47 BEFORE � 1 _ OPEN 6AM EVERY SAT SUN_ KINGS HEAOOUARTERS FREE POOL MTO F HAPPY HOUR 6 TO B M F I t Mansard roof New signage Brighter paint with replaced with awning Accent lighting coastal influence 47 AFTER OF r Colored Trim New and inviting Removed overgrown storefront doors with landscaping to open transom windows views 5-4 DRAFT AUGUST 2014 49 FACADE IMPROVEMENTS D n D -v M Ln Facade Improvements Example - MODERATE BEFORE 1� ■� �� + 'CAM - � +A iw jr _►� Update signage with Reveal and rebuild historic Remove non-authentic Keep corner consistent placement transom windows tower element signage AFTER CY I1ldL•iii i'Nnc - -_ -- New awnings at Brick over existing Brick bulkhead consistent height stucco to define rhythm of historic structure DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 5-5 150 LIN ES LO Facade Improvements Example • ' BEFORE s,<1 i' till\���lllt \ttl\\\ \\\\\h\\\\q\. �•. ►illliil \\.\\\\\\\1\11\�t�l�\h\r\,u\h\\\u\\\\u\y\r,,;�. .;"'•-..,.,.,,4 w -. 1111\1 11111 h\\\+lo"` a � •q.� , WAYI 4-1�� \l1S11�1!lllgttl\l�, ° pit' rr Smaller 111`1h\l`11:U\Np\1�,'gocaq`j\�� t\H!!1l11!'. 1111\1\1 l\\grit\i�ili�;10' �� `hw 4t . li1111111llilats+l,,;.,�l`lU \+uh�dhh��'h\hoa,�i U '�` ►ililtNllllU_.� •lY,,`. flt h\\hi\`tu�\\hr.\r\au� _ `•' �I - r windows Updated on upper level for Gable roof signage var • _ forms AFTER i' rw�A'• - �I ONE. WAY Removed existing Added stone bulkheads Decorative trellis mansard roof and and vines at street ••• second story level • DRAFT AUGUST 2014 ATTACHMENT 4 Wayfinding 15-2 �� QP �� ��P P�" O� �� �� \�� 7� f j ! I OBalboa Village < Library A Balboa Island Ferry Balboa Pier Nautical Museum OS Q © Balboa Village Balboa Island Ferry SPORT FISHING Pier© BALBOA RIGHT LANE ISLAND FERRY ND (E,82q Ave ` SPORT FISHING E�'�Y Ave � ��- •-- QY'S,{�� �- ` I ` ` © Balboa Village 3 Z�Ey l MILLION Balboa Island Ferry> Q , FUN �� / ~\. Nautical Museum /79 v7 y Pier© E Bi6O-B14d PARKING F PARKING E gam?eNd j' >) • Restaurants �!� /� •Shops •Sports Fishing < © Balboa Village < Balboa Island Ferry Nautical Museum ` PARKING \, p4M PARKING � O Balboa Village i� < Balboa Island Ferry Nautical Museum vo BEACH pe'M park O Balboa Village < Balboa Island Ferry Coast Highway Nautical Museum QBalboa Village BALBOA PIER Balboa Island Ferry> Nautical Museum Coast Highway EXISTING VEHICULAR DIRECTIONAL SIGNS (ALL EXISTING SIGNS WILL BE REMOVED) FILE NAME Balboa Location Map GHAPHIC SOLUTIONS SHEET DESIGNER DATE o�C-- JWB 9/4/14 "aims:35.aae �� QP �� ��P P�" O� �� �� \�� � Balboa Pillage `�y'"� Balboo Village Balboa Island Ferry .� , I• F Balboa Island `�`�v�``" Nautical Museum �;, Ferry F library eolboa V�Ilagr. O �, , 't` Ba1DwKtlndferry Balboa Island Pler P " .�� Nautical Museum ;� Balboa Pier Nautical Museum Ferry � - , L 'A Pier PAR�CING _ Right lane =' :- � �. � •RESTAURANTS " •SHOPS � \=� •SPORTS FISHING - ' 1 2 00 5 ff6 ,. . F Balboa Island � ' " "'�•• Ferry � „� • Nltra island r�ny.� Nautical Museum _ namkel Haslam • TCasr NlgAsvay tNltee wn.9. ►� F Balboa Island Ferry Coast Highway .._.- _ r . c� Nautical Museum - � MUST s 6 7 8 VEHICULARFILE NAME EXISTING DIRECTIONAL SIGNS Balboa Location '1' I I �� QP �� ��P P�" O� �� �� \�� SIGN TYPES © ENTRY GATEWAY SIGN © BALBOA VILLAGE I.D. MONUMENT Qi VEHICULAR DIRECTIONAL SIGN r © DIRECTORY MAP/ KIOSK © NO OUTLET SIGN BALBOA ISLAND FERRY � • EBay Ave AY ISNp f�P! n'e ®��, SPORT FISHING ti gS MILLION s �. FUN ZONE `fi iy' �'— _P 1 E Balboa Blvd 1 PARKING e 1 1 E ` er Blvd 1 1 t 1 PARKING 1 1 PARKING 1 BEACH per-Ps"Aa park BALBOA PIER PROPOSED GATEWAYS & WAYFINDING EBEINboaAME LocationMap GHAPHICSOLUIIONS SHEET DESIGNER DATE rpST nry o ccoccn111 iN 03 JW 9/4/14 s" s,s1z35uiS �� QP �� ��P P�" O� �� �� \�� ,r++f All BICYtIES _ PEDESTRIANSWWII --r USE SIDE RAM01 1 P +1� 4 r -�- v GENTRY GATEWAY SIGN ® ENTRY GATEWAY SIGN AT FERRY LANDING BALBOA VILLAGE I.D. MONUMENT r3t 1 Balboa Island Ferry Per&Beach i A arking P KJ9 — s— VEHICULAR DIRECTIONAL SIGN © DIRECTORY MAP/ KIOSK © NO OUTLET SIGN FILENAME GHAPHIC SOLOiIONS Balboa Location Map SHEET DESIGNER GATEIII ISAN DIEGO, x 04 JW 9/4/14 s"s °'6s1z35'so,e �� QP �� ��P P�" O� �� �� \�� WIT.I - ® ENTRY GATEWAY O - 161680 L B c).� Balboa Island Ferry -: L 1.�► Pier & Beach � P •pL*0 Parking , I� c ® ENTRY GATEWAY AT FERRY LANDING © DIRECTORY/KIOSK DIRECTIONAL SIGN FILE NAME Balboa Location Map (�sRAPHIC SULUTIUNS SHEET DESIGNER GATE irvoxmerv.ni sxaPxa ossisx 05 JWB 9/4/14 szis aiz3s a35F.xis si;s5'so e �� QP �� ��P P�" O� �� �� \�� REPLACE REPLACE REPLACE EXISTING1 EXISTING EXISTING NEW SIGN SIGN SIGN WITH Parking ag p SIGN Balboa 1 & LOCATION A1 NEW LOCATION Balboa 1 FerryBalboa Island Restaurants Ferry (D m Shops PavilionPier & Beach Parking SportsParking P REPLACE REPLACE REPLACE NEW SIGN EXISTING Balboa 1 EXISTING & LOCATION SIGN SIGN ' ' 1 1 ' 1 EXISTING Balboa 1 Balboa 1 Ferry �, SIGN Ferry Ferry (D Ferry Pier • Beach Parking Coast Highway RIGHT LANE 11,11-"of AePF REPLACE REPLACE NEW SIGN PF EXISTING EXISTING & LOCATION SIGN Balboa 1 SIGNBalboa Island Pier • Beach FerryFerry F?., Fes., Pa � P — • Pier • Beach Parking Shops Pavilion PROPOSED VEHICULAR DIRE TI NALFILE NAME Balboa Location Map GHAPHIC SOLUTIONS SHEET DESIGNER DATE ma"rMs IAL ry o Eso DESIGN 06 06 JWB 9/4/14 .E�'-ss z s a sFAx s s zss-so,a �� QP �� ��P P�" O� �� �� \�� ATTACHMENT 5 Streetscape Improvement Plan -59 �� QP �� ��P P�" O� �� �� \�� AMENITY COLOR PALETTE -Moog.- FURNISHINGS Y� a I — ■ ' ■ e ACCENT ■ • VICTOR STANLEY 4 FOOT CR-138 CLASSIC COLLECTION BENCH VICTOR STANLEY PRSCC-8 PRODUCTION BUS SHELTER • TS RAL 5018 - COLLECTION CHAIR - sr -y TURQUOISE PASTEL BLUE BLUE BALBOAVILLAGE BIKE RACK WATERFRONTTRASH RECEPTACLE VILLAGETRASH RECEPTACLE PURE MODERN - MODERN ROUND PLANTER POT - QUICKCRETE -VICTOR STANLEY ES-242 ECONOMY COLLECTION o� °9trFOR�A 777 OPTION 2 INTERSECTION PAVING 1 BALBOA BOULEVARD EXISTING BALBOA BOULEVARD PROPOSED SCULPTURAL ART ELEMENTS MAIN STREET EXISTING OPTION 2 "A"STREET INTERSECTION 1 1 CONDITIONS IMPROVEMENTS PAVERINTERSECTION 1 Ip _ - 1 — x4 2 ; E.8AL8pA BL Up. 2 E BALBOA ELYQ. E BALBOA BLYP- 4 O E BALBOA SLVD.1 e h 1 4 1 a q a .r 1 �z 'QAC _ 1 �.�'. � ..-r _.•J 3 I -_ ;�. ) - -- ,��. 3 Qlr BALBOA BOULEVARD IMPROVEMENTS o WAYFINDING SIGN _ SEE WAYFINDING SIGNAGE EXHIBIT '` 4 p �, P 11 64MCEPI'PLFHT SC71E91J6E BALBOA BOULEVARD EXISTING BALBOA BOULEVARD GATEWAY SITE FURNISHINGS BALBOA BOULEVARD EXISTING BALBOA BOULEVARD PROPOSED °° ^•�^ °^•°°^ ^mv^n°^^a �� CONDITION CONDITIONS IMPROVEMENTS KEY MAP CITY OF N EW O^ WAYFINDING SIGN SEE WAYFINDING SIGNAGE EXHIBIT SCULPTURAL ART ELEMENTS r C, t, • r,y ty m - CA -✓ + - r Y K; 1 7 r Existing Boardwalk r 1 -0 Paving r 1,�� r MAIN ,S _ r �CUX - - - -------------- rn A l N $T , _t X171 y Q rn MAIN STREET IMPROVEMENTS 2 �. CONCEPT PLANT SCHEDULE 1 l�� i*r`rlti ARCMMTOPNOENIX O�0wAWAM'P;('gSEEV PRIM r10U3 410ROCNiPA/CNWESE RAYYON i pp Alb- j Ibrissin Alaucaria heterophylla Arbutus menziesii Arbutus unedo —WIMTOMA ROBUSTAf MEXICAN lAN PAVt '1 SdkTree Norfolk Island Pine Pacific Madrone Strawberry Tree CANOPY TREES - , f T ` ARD T SLWJADES41 PACIFIC E ter— ` AE ARBUTUS EENLESII/PACIFIC MAONOr4 ARBUTUS lWE00/SIRAKUERRY IIIEE SNItUB -- (• MAGNOLIA OMV[%RORA/BOUTNERN MACMOCN � S+•AINO{kA CAMI•ANOIAIA/MMICXI ILLII'IRtt y 1 APALTREE 1 MAUtAItMIQlCI10R1YIU/NpUOLIt I51AN0 PWC � gfNIx WCM rrRA IOAIT PAtu M g I g diFlam Phoenix dactylifera Spath d pa lata MAIN STREET EXISTING PAVER INTERSECTION Southern Magnolia Date Palm African Tulip Tree t r4. KEY MAP BalboaCITY OF NEWPORT BEACH II — - • WAYFINDING SIGN ' � F SEE WAYFINDING SIGNAGE EXHIBIT w ` CURVELINEARS EATWALLS&WATERFRONT SEATING GATEWAY OPTIONS RAILING RECOMMENDATIONS FIRE PIT PAVING OPPORTUNITIES Seac Wall �• FERRY I— - -.q • �-C A -'�•:- GAND - _ s}, • NE FERRIS ry a e ' - Proposed Paemy r3,w Q F R FUTUREEX—ROCEAN WATERFRONT AMIN r / ISMLCiNL:Ef T PLANT SCHEWLE ; �.reoo.,a •kIL r To—S �. ..d..�. I�...z. SHADE STRUCTURE OPPORTUNITIES LIGHTING UPGRADES FURNISHINGS M .a a+. m..am,.... KEY MAP