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HomeMy WebLinkAbout2013-09-11_TAP_PresentationTECHNICAL ASSISTANCE PANEL Urban Land Institute Orange County /Inland Empi City of Newport Beach September 11, 2013 J, BALBOA VILLAGE CITY OF N E W P O R T B E A C H ABOUT THE URBAN LAND INSTITUTE Founded in 1936, as a non - profit research and education organization (not a lobbying group). Over 30,000 worldwide - public and private sector professionals in all aspects of land use planning and real estate development. ULI Orange County /Inland Empire is one of the 10 largest District Councils in the world with 900 members. Mission: To provide leadership in the responsible use of land in creating and sustaining thriving communities worldwide. TECHNICAL ASSISTANCE PANELS (TAP) Advisory services since 1947. TAPs at the local level (vs. a national panel) with members volunteering their time and giving back to the community. Annual YLG Pro Bono TAP conducted for charitable organization. Provide public sector with a tool to solve complex real estate and land use issues in a uniquely objective, transparent way. Professionals with expertise in real estate, planning, financial, design, marketing, and development provide unbiased findings and recommendations GUIDING PRINCIPLES The final outcome of every ULI TAP is objectivity, transparency and replicability. PARTICIPANTS Panelists: Chris Bennett, Director, Development, LAB Holding Simon Hibbert, Senior Designer, JZMK Partners Jeff Mayer, Director, International Planning, Bassenian/Lagoni Michael Ruane, Chairman, ULI Orange County /Inland Empire Shaheen Sadeghi, CEO, LAB Holding Matt Shannon, Managing Director, Urbanus LLC John Shumway, Principal, The Concord Group ULI Staff and Support: Phyllis Alzamora, Executive Director, ULI OC /IE Jane DeLorenzo, Report Writer TAP BACKGROUND ■ ULI met with Bob Voit, Voit Real Estate Services and Councilman Mike Henn to discuss viability of doing a TAP in Balboa Village. ■ City, BVAC, and ULI defined the Scope of Work for 29 -acre site. ■ Panelists toured site, conducted due diligence and interviewed stakeholders. ■ Key findings and recommendations outlined in this presentation with a written report to be completed by November 6, 2013. N "', f Balboa Village Property Owners September 2013 0 Residential Zoning District M Nonresidential Zoning District = City -Owned Property c TAP QUESTIONS - PUBLIC REALM 1. What is the importance of existing Balboa Village Public Realm Corridors, Entry Areas, and Focal Points for vehicles, boats, bicyclists and pedestrians? 2. Of the existing Balboa Village public realm corridors, entry areas, and focal points for vehicles, boats, bicyclists and pedestrians, what specific improvements need to be made to these key areas? 3. What areas within the public realm ae well- suited for special events and activities? TAP QUESTIONS - DESIGN 1. How should the current street, boardwalk, and sidewalk improvements be updated and enhanced to create a stronger identity and connectivity in the public realm corridors, entry areas and focal points? 2. Should there be one or two defined architectural theme(s) /style(s) for Balboa Village? OPPORTUNITIES & CONSTRAINTS Constraints • Unpleasant experience driving to Balboa Village *Rents for tenants that City & residents would like to have *Different viewpoints /needs from various stakeholders (city, residents, tenants, visitors) *Framework here, but it's in decline and only functioning for one group, i.e. visitors Vision • World class site - deserves a better arrival experience along the peninsula (it's much more than 29 acres). • Focus on the Village character and improve experience for the local community. • Develop a core - Central Park /Plaza to create a heart for the Village. • Connect all of the elements for pedestrians (ocean, bay, central plaza). • Improve restaurants, products, and services. • Create a balance of the four Cs: Community, Culture, Commerce and Consciousness. • Need all stakeholders (tenants, owners, residents, and city) working together. P� J� ARRIVAL INTO THE VILLAGE - ENTRY AREAS Balboa Village Entry Areas: Ferry, Balboa Blvd. & Adams St., Boardwalk & Adams St., Balboa Blvd. at A St. and Boardwalk at A St. Balboa Blvd and Ferry are the most important entries Propose entry gateways • At Adams St. and A St. along Balboa Blvd. and Boardwalk • Palm at the Ferry Create a sense of arrival from Ferry Revitalization along Palm St. that extends to Ocean Govern fapade improvements to buildings adjacent to Ferry landing with new urban design guidelines, i.e. form -based code R 'A ZA L .07 .1 - /Jv ENTRY AREAS (CONTINUED) Make arrival /transportation to the Village a fun experience (look at the Ferry!) Wheel -based an actual rail up and down Suggestion: subsidize trai structure. trolley that looks like rail or preferably line, water taxis, bike - sharing stations peninsula Might be better investment for City to isportation than build a parking PUBLIC REALM CORRIDORS Existing Balboa Village Public Realm Corridors: Main St., bayside boardwalk, beach boardwalk, Balboa Blvd., Palm St., Bay Ave., Washington St. Recommendations for public realm corridors Focus on bringing in better quality restaurants and services for locals Activate streets that act like alleys - Bay Avenue Buildings should front Palm St. Ocean parking lot Add dining experiences "on the sand" Add two - and - three -sided buildings in certain areas FOCAL POINTS Existing Balboa Village Focal Points: Pavilion, Ferry sign, Ferris Wheel, Balboa Park, Ruby's, Balboa Inn, beach, bayside These focal points present major opportunities for improvements. Need to ask "How important are the focal points ?" Wayfinding Landmark Orientation Archtitectural cues Branding i FOCAL POINTS (CONT.) MAJOR CONSIDERATIONS /IMPACT The Pavilion is a most recognizable icon and should be celebrated. Create focal points at key intersections Main St. and Balboa Blvd. P, Palm St. and Balboa Blvd. ■ Palm St. terminating at the Ocean Parking Lot. ExplorOcean creates a new focal point u Look at how it impacts the Village and interacts with other focal points. Balboa Theatre Delivery and operation is key to its success. SPECIFIC IMPROVEMENTS TO KEY AREAS "MOST BANG FOR THE BUCK" Create sidewalk and outdoor cafes. Fapade improvements that enhance pedestrian experience. Create a "storefront fund" (Ex: Portland, OR) * Orient buildings along Palm St. to face street Gateway and wayfinding signage keeping heritage of current vintage signs ml Landscaping Soften where vertical building edge meets the horizontal sidewalk edge Add more seating Create tree canopy over sidewalks Create parklettes Night - lighting Improve/upgrade Add string lighting across streets Close Bay Avenue to vehicular traffic. YEAR -ROUND ACTIVITIES Areas within the public realm that are well- suited for special events and activities: Balboa Park, Boardwalks, beach, streets, alleys, and sidewalks Types of events and activities for Balboa Village that attract residents and visitors to the area on a year -round basis: Farmers Market Craft shows Art shows Vintage car /boat shows Expanded Holiday Boat Parade venue Craft Beer Fest Seasonal Music Festivals Taste of Balboa Food trucks 5: 44 Q uld CONNECTIVITY IN THE VILLAGE Recommendations to create a stronger identity and connectivity in the Village: Not pedestrian - friendly with narrow sidewalks, no street canopy and one -sided development on Balboa Blvd. Restripe Balboa Blvd. to widen sidewalks, add another parallel parking lane and create a median (imagine the median with canopy trees!) c Introduce a Plaza into the heart of the Village. Strengthen connection between the ocean and the bay by creating more areas for congregation in the form of a Village core (Ex: Central Plaza) widening sidewalks, making fapade improvements Create continuity with landscape, hardscape, street furniture, lighting, signage Move to implement Parking Management Plan. We support "Park Once" concept. To we all the details that are visible on the Goggle screen, use the'Pnnt' link next to the map. r f r to ARCH ITECTU RAIL TH EM ES /STYLES Improvements to business fapades on private property Fagade improvements will enhance aesthetics, but will not solve the Village infrastructure challenges. Orient buildings adjacent to Palm St. toward Palm St. Restore original character of Balboa Theatre and other historic buildings Signage criteria for restaurants and retail S�f /, / =' . ARCHITECTURAL THEMES /STYLES (CONT.) Open opportunities to creative space, i.e. furniture making, galleries, sculpture, work /live Create Boardwalk dining opportunities ExplorOcean - key element,may be a catalyst, but not the sole solution. It will be a great educational and cultural exhibit, but the scale of the main building and parking structure is a concern. PRIORITIZING IMPROVEMENTS /GUIDELINES How should the "blocks" be prioritized for the future City - sponsored fagade incentive program and /or targeted tenant attraction program? Central Park /Plaza ■ Balboa Blvd. ■ Palm St. ■ Bay St. ■ Main St. ■ Alleys Incorporate new form -based code /design guidelines to guide the quality of the Village urban character and improve pedestrian experience. THANK YOU FOR YOUR TIME Questions or Comments?