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HomeMy WebLinkAbout15 - Balboa Village ImprovementCITY OF F NEWPORT REACH City Council Staff Report October 28, 2014 Agenda Item No. 15 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: Kimberly Brandt, Community Development Director — (949) 644 -3226, kbrandt@newportbeachca.gov PREPARED BY: Brenda Wisneski, Deputy Community Development Director PHONE: (949) 644 -3297 TITLE: Balboa Village Improvement Program (PA2014 -141) ABSTRACT: In accordance with the Balboa Village Master Plan, the proposed improvement program (update of Balboa Village Design Guidelines, streetscape improvements, wayfinding signage, and fgade improvements) has been developed with guidance from the Balboa Village Advisory Committee (BVAC) to support revitalization of the Balboa Village area. RECOMMENDATION: a) Adopt Resolution No. 2014 -92, A Resolution of the City Council of the City of Newport Beach approving the Balboa Village Improvement Program: 1) finding the action is exempt from CEQA pursuant to Section 15301; 2) updating the Balboa Village Design Guidelines; 3) approving the Streetscape Improvement Plan; 4) approving the Wayfinding Sign Program; and 5) approving the Fagade Improvement Program (Staff Report Attachment No. CC 1); b) Direct staff to return with a funding program for the streetscape, wayfinding, and fgade improvement program; and c) Direct staff to coordinate with the BVAC to finalize the gateway sign design. FUNDING REQUIREMENTS: There are several components of the improvement program; each of which has a funding need as discussed below: 1. Balboa Village Design Guidelines: An outside consultant was retained to update the Guidelines at a cost of $33,000. No additional costs are required for this component of the improvement program. 2. The estimated cost of the streetscape improvements, including both phases, is approximately $3 million. The public wayfinding sign program is estimated to be $370,000 (not including the 15 -1 gateway signs). 3. The adopted Fiscal Year 14 -15 budget includes $200,000 to construct a gateway sign within Balboa Village. The cost of a gateway sign on Balboa Blvd. is approximately $193,000 and a gateway sign at the ferry entrance is approximately $102,000. 4. Assuming 25 percent of properties participate in the Fagade Improvement Program, the cost is estimated to be $220,000 which is likely to be expended over several years. Funding for the streetscape improvements, wayfinding signage, and fagade improvement program may be addressed with creation of the Balboa Village Benefit District which is to be considered by the City Council on November 25, 2014. Staff will return after a decision is made regarding the Benefit District to present options for funding these programs. DISCUSSION: The Balboa Village Advisory Committee (BVAC) was established by the City Council in September 2012 to oversee the timely implementation of the Balboa Village Master Plan. In 2013 they focused on creating a comprehensive parking program for the area with input from the outside parking consultant; this program is scheduled to be considered by the City Council in November. In 2014, an outside design consultant was retained to evaluate physical improvements in the public realm and on commercial building facades. Proposed improvement plans for Balboa Village include an update to the Balboa Village Design Guidelines, development of a Wayfinding Sign Program to better direct motorists to parking facilities and pedestrians to surrounding attractions, and a streetscape improvement plan to refresh the public realm within the Village. A Fagade Improvement Program was also developed by City staff. The BVAC oversaw the development of each project component during monthly public meetings and recommended that entire program be forwarded to the Planning Commission and City Council for consideration, as appropriate. The Planning Commission reviewed the update to the Guidelines at a study session on September 18, 2014 and a public hearing on October 2, 2014 and recommended City Council approval. Planning Commission review of the Wayfinding Sign Program and Streetscape Improvement Plan was not required, but was provided as background. The following highlights each program component: Balboa Village Design Guidelines (Resolution, Exhibit A) — The Balboa Village Design Guidelines were originally adopted in 2002 and have not been amended. Incentives, including the proposed Fagade Improvement Program, are anticipated to facilitate changes to the area, including new development and renovations. An update to the Guidelines is needed to address architectural styles and pedestrian experiences in a manner which will preserve and enhance the Village's character and scale. Generally the update accomplishes the following: • Creates a stronger tool to reiterate the vision that already exists • Creates a user friendly format • Does not reinvent the wheel — uses the bulk of existing document content • Reorganizes chapters and content — starts globally and moves into detail • Streamlines and reduces duplication • Limits the narrative and provides bulleted guidelines • Adds numbers and letters for easy cross reference and identification • Removes development standards from Design Guidelines 15 -2 • Removes sub categories of "new" and "existing" Streetscape Improvement Plan (Resolution, Exhibit t3) — The existing streetscape and public rights -of -way in Balboa Village are generally in good condition, but there is room for improvement. Since 2000, the City has invested over $12 million in the area, including new decorative sidewalks, street trees, and planters. The Improvement Plan recognizes the public improvements already made in the area, but includes direction for an enhanced landscape /streetscape design plan which serves as the overarching theme for the area. The sidewalks and circulation system are already appropriate for the area, so future improvements focus on landscaping, furniture, and lighting. Wayfinding Sign Program (Resolution, Exhibit C) — In accordance with the Balboa Village Master Plan, the Wayfinding Program provides coordinated signage to better orient visitors, shoppers, and residents alike, and to provide direction to parking facilities, retail establishments, pedestrian and bicycle access routes, and other important destinations. Recommendations are also provided for removal of signs which may be duplicative to avoid proliferation. The Program also includes a design for entry signs to extend over Balboa Boulevard and the entrance from the Ferry. The signs include the logo created by the Balboa Village Merchants Association and approved by the BVAC. Fagade Improvement Plan (Resolution, Exhibit D) - Locals, as well as experts, commonly state that Balboa Village has "good bones" but suffers from lack of maintenance or simple building upgrades. Both the Balboa Village Master Plan and Urban Land Institute Technical Assistance Panel Report, suggest a "store front' fund to assist business and property owners to improve building fagades would significantly enhance the aesthetics of the area and pedestrian experience. The Program is a two tiered system. Tier One focuses on minor improvements, such as painting, murals, awning, signs, and landscaping, and would grant up to $5,000 per tenant, or up to $10,000 if the building is located on a priority street area. Tier Two offers 50 percent match funding, up to $50,000, for major improvements which include structural upgrades to the fagade as well as minor improvements. Grants up to 75 percent match are proposed for structures located on a priority street area. Examples of minor and major fagade improvements are also provided in the draft Balboa Village Design Guidelines. ENVIRONMENTAL REVIEW: Adoption of the streetscape improvements, wayfinding sign program and fagade improvement program are exempt from CEQA pursuant to Section 15301, Existing Facilities of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because they involve minor improvements to an existing public facility and have no potential to have a significant effect on the environment. Update of the Design Guidelines is not a project per CEQA Section 15378 because it provides guidance only. NOTICING: Notice of this review was published in the Daily Pilot, mailed to all owners of property within 300 feet of the Balboa Village and posted within the area at least 10 days before the scheduled meeting, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Publication notification of this review was also provided at recent BVAC meetings and a presentation provided to the Central Newport Beach Community Association. 15 -3 ATTACHMENTS: Description Attachment M - Draft Resolution Exhibit A - Draft Design Guidelines Exhibit B - Streetscaoe Improvement Plan Exhibit C - Wavfinding Sign Program Exhibit D - Facade Improvement Program Attachment CC2 - Street Improvement and Wavfinding Cost Estimates 15 -4 ATTACHMENT CC 1 RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH UPDATING THE BALBOA VILLAGE DESIGN GUIDELINES, AND APPROVING THE STREETSCAPE IMPROVEMENT PLAN, WAYFINDING SIGN PROGRAM AND FACADE IMPROVEMENT PROGRAM FOR BALBOA VILLAGE (PA2014 -141) WHEREAS, the seven - member Balboa Village Advisory Committee (BVAC) was established by the City Council to oversee the implementation of the Balboa Village Master Plan adopted in September 2012. WHEREAS, the Balboa Village is a mixed use area located on the Balboa Peninsula generally between Adams Street and A Street. The area attracts summertime visitors and is in need of revitalization to attract local residents and other visitors year -round which will improve the economic vitality of the area. WHEREAS, the Balboa Village Design Guidelines (Guidelines) were first adopted in 2002 and are used by property owners and designers to help unify the Village and create a dynamic sense of place. They are also used by the City to design future capital improvement projects. WHEREAS, revisions to the Guidelines are justified to address architectural styles and pedestrian experiences in a manner which will preserve and enhance the Village's character and scale. WHEREAS, minor street improvements and the fagade improvement program will refresh the public and private realm and greatly enhance the quality of the environment within Balboa Village, consistent with the goal of the Balboa Village Master Plan. WHEREAS, the BVAC reviewed the Guidelines, streetscape improvement, wayfinding signage and fagade improvement program at several public meetings which included a workshop type of discussion and opportunities for public comment. WHEREAS, the Planning Commission conducted a study session on September 18, 2014 to review and provide comment on the proposed revisions to Guidelines and conducted a noticed public hearing on October 2, 2014. Following public testimony and discussion, the Planning Commission recommended the City Council approve the revisions to the Guidelines. WHEREAS, a public hearing was held on October 28, 2014, in the City Hall Council Chambers, 100 Civic Center Drive, Newport Beach, California. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the City Council at this meeting. WHEREAS, adoption of the streetscape improvements, wayfinding sign program and fagade improvement program are exempt from CEQA pursuant to Section 15301, Existing 15 -5 City Council Resolution No. Paqe 2 of 2 Facilities of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because they involve minor improvements to an existing public facility and have no potential to have a significant effect on the environment. Update of the Design Guidelines is not a project per CEQA Section 15378 because it provides guidance only. NOW, THEREFORE, BE IT RESOLVED: The City Council of the City of Newport Beach hereby adopts the update to the Balboa Village Design Guidelines (Exhibit A) and approves the streetscape improvement plan (Exhibit B), wayfinding sign program (Exhibit C) and fagade improvement program (Exhibit D), set forth in, which is attached hereto and incorporated by reference. PASSED, APPROVED AND ADOPTED by the City Council of the City of Newport Beach at a public hearing on the 28th day of October 2014. Rush N. Hill, II Mayor Attest: Leilani I. Brown City Clerk Tmplt 03/08111 15 -6 EXHIBIT A 15 -7 DRAFT SEPTEMBER 2014 15 -8 BALBOA VILLAGE DESIGN GUIDELINES EWPOR T O� d 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 Development Director Brenda Wisneski, AICP, Deputy Community Development Director Fern Nueno, AICP, Associate Planner Prepared By RRM Design Group DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 15 -9 INTRODUCTION T 1 -4 DRAFT SEPTEMBER 2014 15 -10 OF CONTENTS INTRODUCTION Purpose...................................................................................... ............................... 1 -1 Applicability............................................................................. ............................... 1 -2 Balboa Village Context .......................................................... ............................... 1 -3 Overarching Goals and Design Principles ......................... ............................... 1 -5 BUILDING FORM AND PLACEMENT On -Site Parking ....................................................................... ............................... 2 -1 SiteLandscaping ......................................................................... ............................2 -2 BuildingForm and Design ......................................................... ............................2 -2 Mixed-Use ................................................................................. ............................... 2 -4 Roofs and Mechanical Screens ............................................. ............................... 2 -4 Storefrontsand Window Displays ....................................... ............................... 2 -5 Canopiesand Awnings ........................................................... ............................... 2 -6 ARCHITECTURAL CHARACTER DESIGN GUIDELINES Architectural Styles ................................................................. ............................... 3 -1 ArchitecturalDetailing ............................................................... ............................3 -6 Colorand Materials ................................................................ ............................... 3 -6 BuildingLighting ...................................................................... ............................... 3 -8 SignCharacter ......................................................................... ............................... 3 -9 UTILITY DESIGN GUIDELINES Site and Landscape Lighting ..................................................... ............................4 -1 Screening................................................................................... ............................... 4 -1 MechanicalEquipment ............................................................... ............................4 -1 Trash.......................................................................................... ............................... 4 -2 Service................................................................................... ............................... 4 -2 Alleysand Paseos ................................................................... ............................... 4 -3 OutdoorDining ............................................................................ ............................4 -3 FACADE IMPROVEMENTS DESIGN GUIDELINES Facade Improvement Design Guidelines Facade Improvement Examples .............. DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 5 -1 5 -4 15 -11 DRAFT SEPTEMBER 2014 15 -12 IINTRODUCTION 1.1 Purpose The Balboa Design Guidelines address physical improvements to private property, which will enhance the existing Village character. The intent of these guidelines is to recognize that Balboa's form and character has evolved over the past 90 years, has many positive attributes, and that improvements to existing buildings and new construction can enhance Village appearance by respecting Balboa's eclectic mix of styles and character. The Design Guidelines are provided to ensure that private sector actions are carried out in a coordinated manner, which is directed toward retaining Village scale and character and upgrading facade appearance. Whether the renovation is to incorporate landscaping into a facade, conduct maintenance such as exterior painting, or to carry out a full face -lift, these efforts should be implemented in accordance with the guidelines. The end result should provide improvements, which are compatible in scale, size and appearance with Village character, are attractive and functional, are respectful of Balboa's past, and employ creative design solutions. C) x D v M M A The purpose of this Design Guidelines document is to guide future development located within the Balboa Village. The guidelines have been written to make it easy for a property owner, architect, developer, City staff member, and decision -maker to use, and they are intended to provide clear direction for new construction and projects with significant additions. With the exception of the Architectural Character section, illustrations that accompany the rules and guidelines are intended to depict concepts related to building elements and site design rather than a specific architectural theme or style. BALBOA VILLAGE Balboa Village welcome sign DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 1 -1 15 -13 u, a 1.2 Applicability The guidelines are applicable to all building improvements within Balboa Village. They will be considered in the permit review and approval process to encourage high quality design and creativity. The guidelines should be employed as a basis for the creative design process, involving the applicant and City staff in a dialogue to achieve appropriate design solutions. The guidelines are not quantitative standards, and therefore allow for some flexibility. The following types of improvements are exempt from the Balboa Design Guidelines: Individual Single -Unit and Two -Unit Residential duplexes Maintenance Activities, which do not alter exterior appearances Underground Construction, which does not alter above grade appearances Interior Improvements, which do not alter exterior appearances 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 to which the standards apply. In addition to the standards, future development is also informed by the Balboa Design Guidelines, which are not mandatory requirements, but provide a defined framework of the design principles that supplement the zoning development 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 1 -2 to encourage the highest level of design quality, while at the same time providing the flexibility necessary to encourage creativity on the part of project designers. Some guidelines may not be appropriate in every circumstance, and therefore should not be interpreted to be "always beneficial." Project proponents are encouraged to articulate their reasons or objectives, in not meeting encouraged guidelines contained herein, and are welcome to propose alternatives that meet the intent of an encouraged design guideline. All projects are evaluated on their adherence to the development standards and the degree to which substantial compliance with the intent of the Balboa Design Guidelines is demonstrated, leading to a recommendation of project approval or denial. Balance of historic and contemporary materials DRAFT SEPTEMBER 2014 15 -14 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 has 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 arcades, and masonry details. In between, individual buildings reflect an eclectic mix of architectural styles (Art Deco, Balboa Beach Cottage, Main Street Commercial), some more successfully than others. The existing ground plan (Figure 1) of Balboa Village combines many of the elements found in traditional Villages: narrow streets, small blocks, small lots with narrow frontages, building walls lining the sidewalk which define street space, open shop fronts, a mix of commercial and residential uses, a Village green (Peninsula Park), and a tree -lined Main Street. Add to this, elements that are unique to Balboa, such as the Bayfront Promenade (Edgewater) lined with boats, docks and the Balboa Fun Zone©, oceanfront boardwalk (Oceanfront Walk), and Balboa Pier, another of the Village's historic landmarks, and you have a truly unique and special place. Village framework and character is more than a collection of buildings. Equally important, are the activities that bring life to the Village. While the mix of activities has evolved since the heyday of gambling, dancing and rum - running in the 1920s, fun at the beach and bay for families is still a central theme. It is important to recognize Balboa Village as a commercial- recreation center within the residential neighborhoods of Balboa Peninsula. That means the Village is surrounded by residences at each end, and in much of the second floor space throughout the Village. DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE n D v M m Fun Zone c. 1947 (image from www.newportbeachco.gov) The activity structure relates to bay and beach activities, entertainment, and services for residents and visitors. Because of bay access, maritime- related activities line edgewater along the bayfront. Sports fishing, boat rentals, tour boats, and excursion boats offer residents and visitors a host of maritime recreation activities. A midway character complements the bayfront mix with a fun zone, offering such traditional activities as SkeeBall and a Ferris wheel, to more contemporary, computer - electronic games. Restaurants and food and beverage stands are interspersed all along the bayfront. The oceanfront provides pedestrian and bicycle access to the beach and is the focus for beach activities. This includes Peninsula Park for informal play, picnicking, bandstand concerts and special events; residences; hotel; restaurants; parking; and historic Balboa Pier for strolling, fishing, and dining. In between the ocean and bay, are the shopping streets of the Village, including Balboa Boulevard, Main Street, and Palm Street. There is a balance of shops, restaurants, and galleries that 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. 1 -3 15 -15 u, a_ Em FIGURE I - Balboa Village Commercial District Mixed -use block ME Promenade /Boardwalk - Building walls define street s Views space WR Village green Prominent landmark 1 -4 DRAFT SEPTEMBER 2014 15 -16 INTRODUCTION 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 good examples rather than through the blunt instrument of inflexible rules and regulations. Attempts to achieve good design through regulation can become constraints rather than incentives. At the same time, however, certain basic design principles are necessary to establish a common framework for compatibility of new construction and refurbishment of existing buildings. The following design principles offer a common framework to achieve compatibility and should be adhered to. Principle 1 Maintain and enhance the existing Balboa Village Character. defined by such features as: A. Immediate access to beach and bay B. An overall small - scale, compact Village form, composed of irregular blocks within a grid of local streets and alleys C. One, two, and three -story building scale D. A handful of landmark buildings, which offer exceptional examples of Mediterranean, Spanish, and Victorian styles DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE E. Views to ocean, bay, and distant mountains F. Pedestrian scale G. Mix of residential, retail, entertainment, and beach and bay activities H. Architectural details such as varied roof shapes and towers, tile wainscots on storefronts, display windows with awnings and canopies, and recessed entries Principle 2 Village Green. The primary open space in Balboa Village is Peninsula Park, a meeting place and stage for culture and recreation. Buildings, which frame the green, should contribute to its ambiance with animated building frontages, which engage pedestrians. Principle 3 Human Scale. Most buildings are one to three stories, and are no wider than a large house. The presence of many residences within the Village plays a significant role in achieving human scale. 1 -5 15 -17 u, o_ Principle 4 Quality Architecture. Although buildings represent a very wide range of styles, they should strive to be well- crafted in their style and detail. Principle 5 No Incompatible Architecture. Buildings of different styles can harmonize due to similarities in scale, roof shapes, rhythm of openings, color, and materials. Incongruous elements such as bright, loud colors; jarring roof shapes; and blank walls can be eliminated through thoughtful renovation. Principle 6 Inviting Streetfronts. Streets lined with attractive display windows, which open the facade to view, create pedestrian scale and interest. Principle 7 Landscape. The presence of plantings integrated with 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 Buildinas. New buildings and facade renovations should respect the architectural character and the visual importance of landmark and context buildings. Principle 9 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, and providing upper level balconies overlooking beach and bay are ways to recognize the setting. 1 -6 Principle 10 Special Features. In this category, are cupolas, towers, bandstands, and fountains. These features should be established as important visual elements of Village streetscape, where consistent with the design principles. Principle 11 Sense of Enclosure. Street space should be well - defined by buildings and trees lining the streets. Gaps in the streetscape, such as parking lots, should be defined at the edge of the sidewalk with trellises, fences, or landscaping. The small blocks, narrow streets, and narrow lot pattern furthers the sense of enclosure. Principle 12 Mixed -Use. The traditional pattern of ground floor retail with second floor residences or offices should be encouraged. This pattern occurs throughout Village blocks with frontages on Balboa Boulevard, Main Street, and Palm Street. Principle 13 Pedestrian Environment. The pedestrian experience should be improved with widened sidewalks that are clear of obstructions, regularly spaced street furnishings. landscaping, lighting, and enhanced surface materials in key areas. Principle 14 Storefront Design. Building facades should be designed to relate to the pedestrian environment in terms of massing and scale. Building entrances that are easily identifiable should be provided and should be oriented towards the street. Entrances should be enhanced with high-quality material Potted plants. and color. Special features such as cupolas should be used at the terminus of view corridors. DRAFT SEPTEMBER 2014 15 -18 ESIGN GUIDELINES G A 2 BUILDING FORM AND PLACEMENT DESIGN GUIDELINES ti 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 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 be adhered too when developing the site design. A. On -site parking should be provided at the rear of a lot, so 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 of landscape planters, walls and trellises to visually 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. C It Example of subterranean parking with residential above 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 15 -19 K o: w a x V 2.2 Site Landscaping Site landscaping includes plants, hardscape elements, and planters that are part of the street wall. Village vernacular usually includes a variety of means such as window boxes attached to the facade at the ground level and upper floors, wall vines, decorative lattices and ceramic planters. Storefronts should be designed to engage the street and enhance the pedestrian environment. Where landscaping is provided, the following guidelines should be adhered to. A. Large blank walls should be avoided, however sidewalk vine pockets with wall lattices and colorful vines should be incorporated where the condition is unavoidable. B. All plantings should be properly maintained in a healthy and attractive condition. The use of automatic irrigation systems is strongly encouraged. C. For buildings where planting accents are provided, materials should be consistent and complementary to the entire building frontage. Window boxes with attractive flowers create an engaging facade. 2 -2 2.3 Building Form and Design The following design concepts are applicable to Balboa Village buildings. Proportion Proportion is the size relationship of building elements to each other, such as width to height, window size to facade, or awning size and shape to building front. Two -story buildings emphasize vertical proportion, while one - stories are more horizontal. Scale Scale is the apparent size of a building, with respect to nearby buildings and to the human body. Facades, which are divided by windows and doors, break up the apparent scale as opposed to a blank building front. Awnings and canopies over the sidewalk create "pedestrian" scale by their shelter and sense of enclosure. Compatible scale between adjacent buildings is achieved by similar facade divisions and height. Massing Massing is the arrangement of building volumes. Most Balboa buildings have simple, rectangular shapes. Rhythm 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 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. DRAFT SEPTEMBER 2014 15 -20 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. Compatibility Compatibility is the relationship between buildings and their parts, and can be achieved through "family 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 grouping of two- and three -story facades with similar floor and window lines would achieve compatibility. Building Form Guidelines The following guidelines should be adhered to when designing a new building, addition, or remodel. A. Human or pedestrian scale should be maintained in Balboa by incorporating ornamentation, canopies, awnings, doors and window openings, and other elements. B. Storefronts should be balanced with symmetrical proportions. C. Visual harmony and compatibility between buildings is encouraged; however, buildings should maintain individual character and complement, not replicate each other. D. Second -floor additions should relate to the architectural rhythms and patterns established on the ground floor. E. Varying setbacks on upper floors to accommodate balconies or other architectural treatments is encouraged. F. Blank walls on visible facades should include windows, displays, trellises, arcades, changes in materials, or other features to add wall articulation. G. All sides of a building should be treated with variation in massing and articulation such as changes in materials, building pop -outs, columns, and /or recessed areas that create a sense of depth on the wall surface. H. Building within the Village should be designed so as to maintain a difference between landmark buildings and nearby structures, so that the visual dominance of the landmark is maintained. n x D v H M A M, Pedestrian scale is created through the use of awnings and storefronts. Facade with a sense of openness Visual harmony and compatibility between buildings is encouraged; however, buildings should maintain individual character. DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 2 -3 15 -21 o: w a x V 2.4 Mixed -Use Mixed -use protects combine commercial office and/or residential uses into one single development. Mixed -use projects may include unique design issues such as the need to balance the requirements of residential uses with the needs of commercial uses. A. When residential is provided. dedicated an rkina spaces should be provided for residents and should be clearlK distinguished from spaces provided for commercial and/ or office uses. Residential guest parking, and commercial and office ap rking may be shared. B. Loading areas and trash and recycling enclosures for commercial us should be located away from residential units where possible. C. Special consideration should be given to the location and screening of noise - generating eauioment, such as refrigeration units, air conditioning, and exhaust fans Noise - reducing screens and insulation should be provided where the eauioment causes a disturbance to a residential use D. Commercial uses with residential units either above or attached should provide ventilation systems to prevent odors from adversely affecting residential units. 2 -4 2.5 Roofs and Mechanical Screens Roof forms generally impart a strong visual character to a building and often define its style. Residential buildings, which are located throughout the Village, commonly have front gable and hip roofs. Commercial buildings are generally flat with a high parapet front, or a short projecting shed roof along the facade. Both the Pavilion and Balboa Inn have unique roof shapes expressive of their styles. New development within the Village should adhere to the following guidelines. A. In residential areas of the Village, gable and hip roofs 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 short 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). E. Consider roof towers or other iconic building forms at prominent intersections on Palm and Main Streets. DRAFT SEPTEMBER 2014 15 -22 2.6 Storefronts and Window Displays The term "facade" refers to the front elevation of the building. This public face is typically more embellished than other elevations. Where commercial buildings are two stories, the upper floor is typically residential or office with regularly- spaced window openings, sometimes embellished with framing details and planter boxes. The ground floor typically is comprised of a storefront composed of display windows and sometimes topped by transom windows. Multi -paned windows further divide the scale of the facade as opposed to large single panes of plate glass. The panels below the display windows are termed bulkheads and kick plates, and are often concealed with stone veneer or ceramic tile. Storefronts should be designed to adhere to the following guidelines. Storefronts should include traditional elements such as a bulk head, rectangular display windows, and transom windows. DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE n D a H M A M, A. Storefronts should reflect traditional parts, including bulk head, rectangular display windows, vertical piers, transom windows, horizontal wall space for primary signage, and a parapet or second floor with regularly- spaced windows. Arched or rounded display windows may be appropriate for particular architectural styles, such as Art Deco. B. Storefronts should be located in the plane of the front facade, with no major projections or angled walls. Entrances may be recessed and planter boxes are encouraged as integral parts of the storefront windows. C. The majority of the ground -floor storefront area should be transparent. Entrance doors with Transoms and sidelights are appropriate and enhance facade transparency. D. Storefronts should be attractive, pedestrian- oriented, and engaging. 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 2 -5 15 -23 o: w d a V 2.7 Canopies and Awnings A fixed canopy is a common element of a storefront and is located to provide shade, visual interest, and shelter over entrances and windows. A canopy is a roof -like cover, supported from the ground floor or from the floor or walls of a structure. They generally run the length of the facade, with an average clear height of eight to ten feet to the underside of the soffit. Awnings are an alternative to canopies, in providing shade and shelter. However, their application to the facade is quite different. Typically, awnings are an ornamental, roof -like cover that is attached to the side or wall of a structure, and placed above a window or entry. A variety of shapes are common, including traditional, domed, shed, and retractable. A single facade should contain a unified shape and color selection. Awning that reflects the architectural character of the building 2 -6 The following guidelines should be adhered to when selecting and applying canopies and awnings. A. Use of canopies or awnings is encouraged to provide shade and shelter for pedestrians. B. For buildings with multiple storefronts, the same shape and color awning should be installed over repetitive storefront windows. C. Simple shed shaped awnings with a 4:12 pitch or greater, with closed ends, and a straight valance are preferred. Dome- shaped awnings are not recommended unless they are compatible with the building style or shape of display windows. 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. F. Awnings should be kept free of dust. dirt. and other elements detracting from their visual appeal. 111118M r • r . LT[�.�7TR�L7Ti�Tl�[7 53R X77 For buildings with multiple storefronts, the some shape and color awning should be installed over repetitive storefront windows. DRAFT SEPTEMBER 2014 15 -24 3 ARCHITECTURAL CHARACTER DESIGN GUIDELINES 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. n x D v M M M F $vl ou S.Imn Two Part Commercial Block New Image Balboa- Timate, Spanish Colonial Revival DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 3 -1 15 -25 M C w H o_ 0 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 styles that have to -date, dominated the built environment. These styles should be considered and utilized in future 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. Balboa Fun Zone Complex 3 -2 Corner of Balboa and Washington building represents an uncharacteristic addition Example of wood siding on a Balboa Beach Cottage DRAFT SEPTEMBER 2014 15 -26 Balboa Boulevard example of two -part commercial 9 ARCHITECTU Two -Part Commercial Blocks. These buildings were prevalent from the 1850s 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 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. n x D v m m M F Main Street example of two -part commercial DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 3 -3 15 -27 ARCHITECTURAL CHARACTER DESIGN GUIDELINES 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 3 -4 Balboa Deco building DRAFT SEPTEMBER 2014 15 -28 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 order for that to be achievable, Spanish Colonial Revival 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, 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. New Image The Balboa Theater includes both simple facade elements with accents of detailed ornamentation DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE n D v M rn A F The Balboa Inn is an example of Spanish Colonial Revival architecture P1 0"to jWj Example of Spanish Colonial Revival details I •, 3 -5 15 -29 r7 u, a 3.2 Architectural Detailing Ornamentation on most Balboa Village buildings is quite simple. It includes cornice line details, material texture, decorative railings, unique window shapes, and cast column capitols. The following guidelines should be adhered to and used to strengthen the architectural character established within the Village. A. The shape, color, and texture of details should be representative of those used traditionally as part of the desired architectural style. B. Ornaments should not be added that are not authentic or that detract from the building's character. C. Original details of the building should be uncovered or replaced with a compatible substitute. D. Ornament should be employed to enrich architectural character. Appropriate areas for ornamentation include: the parapet /roof interface, structural supports, and corner, door and window trims. E. Refer to the Facade Improvement Design Guidelines in Section 5 of this document for additional direction. Original details of a building should be uncovered or replaced with a compatible substitute 3 -6 3.3 Color and Materials The color of a storefront and /or building establishes a mood and feeling about the district. It reinforces individuality of the building and its relationship to the block and Village. In Balboa Village, there is no thematic color scheme, just as there is no thematic architecture. When selecting color and materials for buildings within the Village, the following guidelines should be adhered to. A. A maximum of five colors should be considered for base, walls, trim, roof, and architectural details. B. Dark colors should be used for the base of a building. C. The body of the building should be lighter than the base and limited to one main color. D. Where there are canopies or awnings, the wall color above and below should be the same. E. Building trim should be a contrasting color, yet coordinated with the base and body colors. h Ornamental tile, metal, stucco, and glass are appropriate materials for Balboa Village DRAFT SEPTEMBER 2014 15 -30 F. The roof color, where it is visible, should be coordinated with the base, wall, and trim colors. G. The colors of architectural details should also be coordinated with the facade scheme. H. The use of bright hues /colors should be limited to accent 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. 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. 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. 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 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. CTER DESIGN GUIDELINES n r u; Ornamental File enhances this building's entrance. Stacked brick gives this facade texture and scale. Wood shingles and stucco are appropriate materials that work well together. DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 3 -7 15 -31 M C w H o_ Em 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 generally discouraged, but may be allowed if they have a dark finish and are more consistent with the new structure than framed windows and doors with a contrasting trim color. R. Selected building materials should be high- auality, durable, and authentic to the architectural style. a lNR•4R�lTW, • • • • • iTi11711['L7TI The pop of blue color gives this building a unique, seaside look. 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. Lill? Example of lighting with caps to prevent light from shining upward 3 -8 DRAFT SEPTEMBER 2014 15 -32 3.4 Sign Character The City of Newport Beach regulates signs through its zoning code including Chapter 20.67 of the municipal code and the Newport Beach Citywide Sign Design Guidelines. Included, is an amortization program, whereby non - conforming signs are encouraged to be removed and replaced by appropriate conforming signs. A. Signs should be selected or designed to capture the whimsical and traditional architectural character of the Village. B. Where neon is proposed, it should be incorporated into custom signage. This corner project sign adds character to Balboa Village. n x D v H rn A LAN Pole sign example with appropriate use of form and color Customized projection sign M 11"11110 s00;1111111111111ii1 Wall sign that nicely frames the opening DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 3 -9 15 -33 This page left blank DRAFT SEPTEMBER 2014 15 -34 4UTILITY DESIGN GUIDELINES 4.1 Site and Landscape Lighting A. Light fixtures should be selected to be architecturally compatible with the main structure. B. Spotlighting or glare from any site lighting should be shielded from adjacent properties and directed at a specific object or target area. C. Exposed bulbs should not be used. Cut -off lighting is preferred. D. Uplighting of building elements and trees should use the lowest wattage possible to minimize impacts to the night sky. 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. 4.2 Screening 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 utilities. 4.3 Mechanical Equipment 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 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. n x D M rn A A ♦_ Example of ornamental site lighting This landscaped screen helps to separate pedestrians from the travel lane. DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 4 -1 15 -35 Ki a_ LO 4.4 Trash A. Trash and recycling areas should be located to the rear or sides of a building and should be screened from public view with walls, berms, or landscaping. 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. 4.5 Service A. Service and loading areas for commercial uses should be located away from residential units to the furthest extent possible. i7Si8i Eli • - , enclosure include landscape screening and a pedestrian entrance. 4 -2 DRAFT SEPTEMBER 2014 15 -36 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 That improve pedestrian connectivity in Balboa Village. 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. 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. E. Alleys that are primarily for vehicular access or service Existing alley within Balboa Village DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE n x D v m rn A A 4.7 Outdoor Dinina Outdoor dining is encouraged in Balboa Village to enliven the pedestrian environment. A. Outdoor dining should be an extension of an existing or proposed eating establishment on contiguous property. B. A clear passage area should be provided for pedestrian access between the outdoor dining area and the curb. C. There should be a clear distinction between the dining area and the public sidewalk through the use of planters and /or physical barriers. D. A physical barrier should surround any outdoor dining where alcoholic beverages are served. E. All tables and chairs should be of sturdy construction, made of auality materials. and designed to complement the character of the streetscape This alley includes landscaped pots, lightings, awnings, and storefronts. 4 -3 15 -37 This page left blank DRAFT SEPTEMBER 2014 15 -38 5 FACADE IMPROVEMENT DESIGN GUIDELINES 5.1 Facade Improvement Design Guidelines 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. Multi -light doors are associated with early Main Street 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. A. Original door and window openings should not be reduced 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. OVEMENTS DESIGN GUIDELINES -L R LWJ Example of window and storefront opening rhythm Example of a primarily glass facade on the first floor DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 5 -1 15 -39 J. C W H d 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. I. Wainscot materials for storefront walls may include brick ceramic the and similar materials, which contribute to the overall character of the facade. I Do not introduce "imitation" elements, such as coach lanterns, mansard overhangs, or small -paned display windows unless they can be documented as appropriate to the facade. K. All storefronts should reflect traditional parts, including bulk head, rectangular display windows, vertical piers, transom windows, horizontal wall space for primary signage, and parapet or second floor, with regularly - spaced windows. L. Wherever possible, original canopy designs should be incorporated in building improvements. 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. O. The functional and decorative aspects of doors and windows should be identified and retained. Features may include custom frames, sash muntins, sills, heads, jambs, moldings, and door hardware. P. New or replacement doors and windows may be accurately restored using historical, pictorial, or other 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. 5 -2 Maintain predominant brick wall material. Maintain a continuous canopy line. Example of a painted storefront that does not reflect a complementary or compatible design character DRAFT SEPTEMBER 2014 15 -40 S. Colors should be appropriate to the historic style of the architecture. T. Identify and retain wall materials, which are part of the original structure. Repairs and replacement should match as close as possible to the unit size, joint size, bonding pattern, and color. U. Incongruous layers of materials, which cover up the original condition, should be removed and replaced with more compatible materials or those representative of the original design. V. Brick wall surfaces, which have been painted or covered, 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. X. Building owners and tenants should keep the building_ facade in good repair. A maintenance schedule for cleaning, re- an inting, and general repair should be established for all exterior materials. n x D v M M X Mansard roof should be replaced Layer of materials covers original architectural details DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 5 -3 15 -41 H W H d Q = 5.2 Facade Improvement Examples V Facade Improvements Example - MINOR Mansard roof New signage Brighter paint with Colored Trim New and inviting Removed overgrown storefront doors with landscaping to open transom windows views 5 -4 DRAFT SEPTEMBER 2014 15 -42 FACADE IMPROVEMENTS DESIGN GUIDELINo n x D v M M N Facade Improvements Example - MODERATE Update signage with Reveal and rebuild historic Remove non - authentic Keep corner consistent placement transom windows tower element signage 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 15 -43 J. C W H d Facade Improvements Example - MAJOR r. Smaller windows Updated on upper level for Gable roof signage varied scale forms Removed existing Added stone bulkheads Decorative trellis mansard roof and and vines at street add second story level 5 -b DRAFT SEPTEMBER 2014 15 -44 EXHIBIT B . 1 m° .".�.�.. o n�..,a�. ......, n...dp, m.. .,. Nw.x P..Ea: ; _t ; ;O o` a yr . • ' 1F • • � kl 1 ------------ ------------------------ SUN.,,•.o.,.o...,..a ,..,,k,., . :. SALLOADOULMARLEXISTING B.LSOLABOA,M..o..I :,TEFURNIST.._ — ABOULMhIRIDEXIMING ILO,o,EO P„MNILI IT.G BA 15 -45 .CURV .Rlu Nl SEA INI I� w <ILN6wE�Mr.No.,oNl —[N�000aw,UN..s 15 -46 .w ✓ SCULPTURAL ART ELEMENTS l 4' S• S 1 1 O 00 1 YJ� 0 y r� A ��• ST.A A r 1 _ j� -- v vo- MAIN STREET IMPROVEMENTS a, =,...o..w.. _ oe mux m eehn,w li9M1t�xtsm MNn So-ret G�eMen '� � ��� IlgMevuwlXM1auexmall Nnners. .r-� ;_ _y� ewrermamvrel�ma.evenq. Gnreaxxall wlm,ne.. aana.,etmuu.lww.mmna�,al e! X reeNnM opa�rwM pare, b� a luymnwnmem. EXISTING MAIN STREET INTERSECTION WITH PAVERS DIRK N n MavnlosX r — � kA a m a � I I - �I KEY MAP 15 -47 Antemiti¢g *When the Quickcrete Kelp trash receptacle must be replaced, use the Victor Stanley Gash receptacle shown. VICTOR STANLEY PRSCC -8 PRODUCTION COLLECTION CHAIR WATERFRONTTRASH RECEPTACLE VILLAGETRASH RECEPTACLE - QUICKCRETE - VICTOR STANLEY ES -242 ECONOMY COLLECTION 15 -48 EXHIBIT C F �7 . C17YOF I A mrr.A 1-4 � WAYFINDING RESEARCH L r BALBOA VILLAGE SKETCHES 6/26/14 SHEET 15 -49 IL So O _, hkw Ir 14 A,.-, esr. 1L �L X0 VILLAGE CITY OF E W P O R T B E AC H EXISTING LOGOS BALBOA VILLAGE SKETCHES 6/26/14 SHEET 2 15 -50 rd w 1:� rw _ Z,-7" BALBOA VILLAGE SKETCHES 6/26/14 SHEET 3 15 -51 i :L pule, I BALBOA VILLAGE SKETCHES 6/26/14 SHEET 4 15 -52 m BALBOA VILLAGE SKETCHES 6/26/14 SHEET 5 15-53 ri f �p g� BALBOA VILLAGE SKETCHES 6/26/14 SHEET 6 15 -54 U4)11 } Y' BALBOA VILLAGE SKETCHES 6/26/14 SHEET 7 15 -55 o��7�IJ0 BALBOA VILLAGE SKETCHES 6/26/14 SHEET 8 15 -56 BALBOA VILLAGE SKETCHES 6/26/14 SHEET 9 15 -57 f�rr�'I ,fir r r� ENTRY GATEWAY BALBOA VILLAGE SKETCHES 6/26/14 SHEET 10 15 -58 ENTRY GATEWAY LOCATION BALBOA VILLAGE SKETCHES 6/26/14 SHEET 11 15 -59 ENTRY GATEWAY DAYTIME BALBOA VILLAGE SKETCHES 6/26/14 SHEET 12 15 -60 ENTRY GATEWAY NIGHTTIME BALBOA VILLAGE SKETCHES 6/26/14 SHEET 13 15 -61 ENTRY GATEWAY BALBOA VILLAGE SKETCHES 6/26/14 SHEET 14 15 -62 �rrrnM d- -�IWl� BALBOA VILLAGE SKETCHES 6/26/14 SHEET 15 15 -63 O , i, A albog __ P4" 401v�y BALBOA VILLAGE SKETCHES 6/26/14 SHEET 16 15 -64 t7� *KY BALBOA VILLAGE SKETCHES 6/26/14 SHEET 17 15 -65 !►a rtl a. J it BALBOA VILLAGE SKETCHES 6/26/14 SHEET 18 15 -66 DIRECTIONAL SIGN BALBOA VILLAGE SKETCHES 6/26/14 SHEET 19 15 -67 EXISTING DIRECTIONAL SIGN BALBOA VILLAGE SKETCHES 6/26/14 SHEET 20 15 -68 DIRECTIONAL SIGN BALBOA VILLAGE SKETCHES 6/26/14 SHEET 21 15 -69 M114; t -- E DIRECTIONAL SIGN [ E BALBOA VILLAGE SKETCHES 6/26/14 SHEET 22 15 -70 LIAG BALBOA VILLAGE SKETCHES 6/26/14 SHEET 23 15 -71 POLE SIGN LOCATION BALBOA VILLAGE SKETCHES 6/26/14 SHEET 24 15 -72 POLE SIGN BALBOA VILLAGE SKETCHES 6/26/14 SHEET 25 15 -73 ENTRY GATEWAY AT FERRY LANDING BALBOA VILLAGE SKETCHES 6/26/14 SHEET 26 15 -74 .6 + WELCOME TO BALBOA EXISTING ENTRY GATEWAY AT FERRY LANDING L� I BALBOA VILLAGE SKETCHES 6/26/14 SHEET 27 15 -75 a /t� DICYLES ■ PEDESTRIANS , USE SIDE RAMP, 'a ENTRY GATEWAY AT FERRY LANDING ul BALBOA VILLAGE SKETCHES 6/26/14 SHEET 26 15 -76 ENTRY MONUMENT WITH ELECTRONIC MESSAGE BOARD BALBOA VILLAGE SKETCHES 6/26/14 SHEET 29 15 -77 EXISTING LOGO & ENTRY MONUMENT BALBOA VILLAGE SKETCHES 6/26/14 SHEET 30 15 -78 ENTRY MONUMENT WITH ELECTRONIC MESSAGE BOARD BALBOA VILLAGE SKETCHES 6/26/14 SHEET 31 15 -79 DIRECTORY / KIOSK BALBOA VILLAGE SKETCHES 6/26/14 SHEET 32 15 -80 EXISTING LOCATION DIRECTORY/ KIOSK BALBOA VILLAGE SKETCHES 6/26/14 SHEET 33 15 -81 DIRECTORY / KIOSK BALBOA VILLAGE SKETCHES 6/26/14 SHEET 34 15 -82 EXISTING LOCATION DIRECTORY/ KIOSK BALBOA VILLAGE SKETCHES 6/26/14 SHEET 35 15 -83 DIRECTORY / KIOSK BALBOA VILLAGE SKETCHES 6/26/14 SHEET 36 15 -84 NO OUTLET SIGN LOCATION BALBOA VILLAGE SKETCHES 6/26/14 SHEET 37 15 -85 NO OUTLET SIGN BALBOA VILLAGE SKETCHES 6/26/14 SHEET 38 15 -86 EXHIBIT D Balboa Village Commercial Facade Improvement Program May 2014 Program Options Tier 1 • Minor improvements such as painting, murals, lighting, anti - graffiti film coating, awnings, landscaping, window treatments, signs, exterior repair, architectural treatments, and other improvements to architectural features • Allowed fagade upgrades must be exterior improvements visible from primary streets • Grants offered up to $5,000 per tenant suite* • 50 percent of grant money provided at project approval, with the remaining money reimbursed at completion of project after receipts have been submitted* • Projects must be completed within 12 months of approval or Building permit issuance • City permit fees waived Tier 1 - Priority Block* • Grants offered up to $10,000 per tenant suite • 100 percent of grant money provided at project approval, with any remaining balance reimbursed to the City at completion of project after receipts have been submitted • Expedited plan check review where feasible Tier 2 • Major improvements such as structural upgrades to the fagade, which may include related minor improvements • Allowed fagade upgrades must be exterior improvements visible from primary streets • Grants could be used for architectural or design service • Grants offered for up to 50 percent of the project costs up to a maximum amount of $50,000* • 50 percent of grant money provided at project approval, with the remaining money reimbursed at completion of project after receipts have been submitted* • Projects must be completed within 18 months of Building permit issuance • City permit fees waived Tier 2 - Priority Block* • Grants offered for up to 75 percent of the project costs up to a maximum amount of $50,000 • 100 percent of grant money provided at project approval, with any remaining balance reimbursed to the City at completion of project after receipts have been submitted • Expedited plan check review where feasible *See priority block information below. 15 -87 Priority block Balboa Boulevard is the priority block to be targeted for initial funding as a model block that will have the most impact upon completion. Improvements to this street will help spur other property owners to participate in the program after seeing the results from the model block. This is a priority block for the fagade program, and will not preclude concurrent improvements to other areas recommended in the Master Plan and /or Urban Land Institute TAP Report. For the first six months of Program implementation, all applications received for projects located on Balboa Boulevard will include the priority block elements in addition to or in lieu of the basic Tier 1 and Tier 2 components. Costs and Funding The costs of the program will be determined by the level of participation and types of projects awarded grants. Approximate figures are listed below. When the Program is reviewed by City Council, they will have the opportunity to set a maximum amount of funds to be allocated for the Program. Costs Balboa Village contains approximately 55 commercial buildings. Several of the buildings in the Village are in good condition and not all property owners /tenants will want to participate in the Program; therefore, this analysis uses an initial participation rate of 25 percent, which would provide substantial improvements to the area. Based on that percentage, it is anticipated that 14 buildings will participate in the program within the first few years. For the purposes of a cost estimate, the assumptions below indicate that nine buildings will be included in Tier 1 and five buildings will be included in Tier 2. The amount awarded will be based on project scope and building size. The figures below will be used as a guideline when determining the grant award amount for Tier 2. Linear Feet of Fa ade Maximum Grant Up to 25' $ 15,000 25' to 50' $ 25,000 50' to 75' $ 37,000 75' or more $ 50,000 The cost estimate for Tier 1 is $5,000 per tenant suite. With nine participants, the Tier 1 cost estimate is $45,000. The cost estimate for Tier 2 is $15,000450,000 per building ($1,000 to $1,800 per linear foot). With five participants, the Tier 2 cost estimate is $175,000. The Tier 1 and Tier 2 estimate total is $220,000. Additional costs will be incurred for implementation of the program, including outreach, technical assistance, and evaluation of the Program. Funding The amount of funds dedicated to the Program will be considered by the City Council. There is no guarantee of the amount of funds that will be appropriated during any given year. The Program could be funded through a combination of the Community Development Block Grant (CDBG) and the City's General Fund. CDBG funds are awarded to the City by the federal i government. The availability of CDBG funds is contingent on Program conformance to the CDBG National Objectives. The General Fund includes sales taxes, transient occupancy taxes, property taxes, motor vehicle license fees, etc., and can be used to fund economic development and capital programs. Application Criteria and Additional Program Components a) All nonresidential properties within Balboa Village are eligible for the Program. b) Tenants may apply with property owner consent. c) Project applications will be reviewed by the Community Development Director. d) Grants will be awarded on a first come, first served basis. e) All project cost estimates will be reviewed by the Building Official. f) Receipts are required to be submitted at project completion. g) Properties are eligible for Tier 1 and Tier 2 grants once every ten years. h) Program funds are to be used for exterior building improvements rather than simple routine maintenance. i) Funds will not be awarded for removal of illegal improvements. j) Additional improvements that are deemed to be consistent with the intent of the Program will be reviewed and approved /disapproved on a case -by -case basis by the Community Development Director. k) Applications will not be accepted for improvements underway or already completed. 1) All improvements shall conform to the City Building Codes, Zoning Ordinance, and applicable Design Guidelines. m) Any applicant must have a current business license, be in compliance with all municipal codes, and be free of any outstanding violations. n) In accordance with the California Labor Code (Sections 1770 et seq.), prevailing wages are required for all improvements completed through the Program. Participants in the Program are responsible for ensuring that the improvements are in compliance with the Public Works /Prevailing Wage Law. o) Property owners are responsible for upkeep and property maintenance. By accepting grant funds, the applicant commits to properly maintain all improvements and to keep storefronts, as well as sides and back of buildings, clean and free of graffiti for a minimum of five years at the applicant's own cost and expense. p) Continuation of the Program is subject to sufficient funding as appropriated by the City Council. q) The City reserves the right to cancel or modify this Program at any time prior to grant approval, without notice. Next Steps 1) BVAC approval of Program 2) Obtain City Council approval and funding 3) Create application and guidelines 4) Provide enhanced outreach to property owners and tenants 5) Provide technical assistance for application 6) Administer Program 7) Evaluate Program annually 15 -89 ATTACHMENT CC 2 DATE: Sept.23,2014 rrmdesigngroup 10 JOB No.: 1414037 creating environments people enjoy "' JOB NM: Balboa Village Design Guidelines, Stmetscape GALL Br LWIBAH 32332 Camino Capistrano I San Juan Capistrano, CA 92675 CHK BY: BAH Ph: (805) 543 -1794 Fax: (605).5434609 email: —, umd.s,,.com MII PHASE I ESTIMATE - BALBOA BLVD (Adams Street to A Street) ITEM DESCRIPTION OUANT UNIT COSTIUNIT 1 COST 1DESCRIPTION 20 LANDSCAPE - CANOPY TREES 13 EA 1 $350 1 L Notto Exceed 5% of Bid) 1 LS 510.000 510,000 ALLOWANCE 2 ITRAFFIC CONTROL 1 1 LS 1 $5.000 1 55.000 1 ALLOWANCE .Jqe,L.j NIL-10 Improvemnls along Balboa Blvd between Adams and A 3 CLEARING AND GRUBBING 400 SF $0.25 $100 Street 4 TREE REMOVALS 12 EA $600 $7,200 Along Balboa Boulevard 5 SAWCUT AND REMOVE EXISTING CONCRETE PAVING 2500 SF $5 $12,500 Widening Existing Tree Wells and adding new ones 6 SAWCUT AND REMOVE EXISTING AC PAVING 1500 SF $3 $4,500 New Median Area at A Street 7 DEMOLISH AND REMOVE EXISTING CONCRETE POST 5 EA $300 $1,500 Existing Posts wt Hanging Baskets HARDSCAPEIMPROVEMENTS 8 CROSSWALK STRIPING 4500 SF $3 513,500 ALLOWANCE 9 CONCRETE CURB 320 SF $10 53,200 I ALLOWANCE SITE FURNISHINGS 10 IUEUUHAI IVE SCULPTURAL ELEMENTS 5 1 EA $25,000 $125,000 1 ALLOWANCE 11 DECORATIVE PRE - FABRICATED TREE GRATES 17 EA $1,500 $25,500 ALLOWANCE 12 PRE - FABRICATED METAL BENCH 17 EA $1,400 $23,800 ALLOWANCE 13 PRE - FABRICATED METAL CHAIR 22 EA $700 $15,400 ALLOWANCE 14 PRE - FABRICATED METAL TRASH RECEPTACLE 7 EA $950 $6,650 ALLOWANCE 15 PRE - FABRICATED METAL BIKE RACK (with Custom Logo) 2 EA $1,800 $3,600 ALLOWANCE 16 PRE - FABRICATED FIBERGLASS PLANTER POT -LARGE 11 EA $700 $7,700 ALLOWANCE 17 PRE - FABRICATED FIBERGLASS PLANTER POT - MEDIUM 28 EA $500 $14,000 ALLOWANCE 18 PRE - FABRICATED VINYL LAMP POST BANNERS: 1.5'X4' 1 20 1 EA 1 $63 1 $1,260 1 ALLOWANCE 19 PRE - FABRICATED POLE BRACKET WITH RODS: 18" WIDE 1 20 1 EA 1 $37.83 1 $757 1 ALLOWANCE 1 20 ITREE UPLIGHTING 1 41 1 EA 1 $1,500.00 1 $61,500 1 ALLOWANCE PRINT: 9124/2014 AT 9:35 AM Cost Estimate 9- 24- 141dw.xls 15 -91 20 LANDSCAPE - CANOPY TREES 13 EA 1 $350 $4,550 ALLOWANCE LANDSCAPE - PALM TREES (16'to 18' Brown Trunk 21 Hie h[ ) 28 EA $2,000 $56,000 ALLOWANCE 22 LANDSCAPE - SHRUB AREA 2000 SF $3.00 $6,000 ALLOWANCE 23 LANDSCAPE - MULCH 2000 SF $0.30 $600 ALLOWANCE 24 IRRIGATION 2000 SF $2 $3,000 ALLOWANCE 26 SOIL PREPARATION 2000 SF $0.50 $1,000 Subtotal: $486,676.98 SOFT COSTS /DESIGN FEES 27 CONSTRUCTION ADMINISTRATION 1 5% 1 OF 1 $486,676.98 $24,334 28 IDESIGN CONTINGENCY 1 15% 1 OF I $486,676.98 $48,668 Subtotal: $73,001.55 CONTINGENCIES (20% of subtotall): $97,335 GRAND TOTAL: $657,014 IF CONCRETE PAVERS ARE PREFERRED OVER CROSSWALK STIPING, REPLACE ITEM a WITH THE FOLLOWING: S' 1CONCRETE PAVER CROSSWALK 1 4325 1 SF 1 $22 1 $95,216 ALLOWANCE NOTE: THIS ESTIMATE WAS PREPARED USING STANDARD COST ANMOR QUANTITY ESTIMATE PRACTICES. n IS UNDERSTOOD AND AGREED THAT THIS IS AN ESTIMATE ONLY AND THAT THE ENGINEER SHALL NOT BE LIABLE TO THE OWNER OR TO A THIRD PARTY FOR ANY FAILURE TO ACCURATELY ESTIMATE THE COST ANDIOR QUANTITIES FOR THE PROJECT, OR ANY PART THEREOF. NOTE: THIS ENGINEER'S ESTIMATE IS PREPARED AS A GUIDELINE AND DOES NOT CONSTITUTE THE BASIS FOR BID. THE CONTRACTOR IS TO PERFORM HISIHER OWN QUANTITY TAKE OFF AND TO BID ACCORDINGLY. IN THE EVENT THAT ERRORS OR OMISSIONS ARE ENCOUNTERED THROUGH THE BIDDING PROCESS, PLEASE CONTACT THE ENGINEER FOR CLARIFICATION. PRINT: 9124/2014 AT 9:35 AM Cost Estimate 9- 24- 141dw.xls 15 -91 DATE: Sept.23,2014 JOBNo.: 1414037 JOB NM: Balboa Village Design Guidelines, Slreetscape CALL BY LWIBAH CHK BY: BAH 32332 Camino Capistrano I San Juan Capistrano, CA 92675 Ph: 805 543 1794 Fax: (805L543 4509 email: w...desl nx.o REM PHASE 2 ESTIMATE MAIN STREET DESCRIPTION (from QUANT E. Bay Ave. UNIT to Newport COST /UNIT Balboa Boadwalk) I COST IDESCRIPTION MOBILIZATION 1 MOBILIZATION Not to Exceed 5% of Bid) 1 LS $10,000 1 $10,000 1 ALLOWANCE 2 ITRAFFIC CONTROL 1 LS $5,000 $5,000 ALLOWANCE DEMOLITION 3 CLEARING AND GRUBBING 700 SF $0.25 $175 Improvemnts along Balboa Blvd between Adams and A Street 4 TREE REMOVALS 22 EA $600 $13,200 Along Balboa Boulevard 5 SAWCUT AND REMOVE EXISTING CONCRETE PAVING 26 SF $5 $130 Widening Existing Tree Wells 7 DEMOLISH AND REMOVE EXISTING CONCRETE POST 10 EA 1 $300 1 $3,000 lExisting Posts w/ Hanging Baskets HARDSCAPEIMPROVEMENTS 8' CROSSWALK STRIPING 4500 SF $3 $13,500 ALLOWANCE 9 CONCRETE CURB 320 SF $10 $3,200 ALLOWANCE FURNISHINGS SITE 10 DECORATIVE SCULPTURAL ELEMENTS 7 EA $25,000 $175,000 ALLOWANCE DECORATIVE PRE - FABRICATED TREE GRATES 12 EA $1,500 $18,000 ALLOWANCE 11 PRE - FABRICATED METAL BENCH 12 EA $1,400 $16,800 Benches along Main Street 12 PRE - FABRICATED METAL CHAIR 30 EA $700 $21,000 ALLOWANCE 13 PRE - FABRICATED METAL TRASH RECEPTACLE 4 EA $950 $3,800 ALLOWANCE 14 PRE - FABRICATED METAL BIKE RACK (with Custom Logo) 10 EA $1,800 $18,000 ALLOWANCE 16 PRE - FABRICATED FIBERGLASS PLANTER POT -LARGE 35 EA $700 $24,500 ALLOWANCE 17 PRE - FABRICATED FIBERGLASS PLANTER POT - MEDIUM 40 EA $500 $20,000 ALLOWANCE 18 PRE - FABRICATED VINYL LAMP POST BANNERS: 1.5'X4' 13 EA $63 $819 ALLOWANCE 19 PRE - FABRICATED POLE BRACKET WITH RODS: 18" WIDE 13 EA $37.83 $492 ALLOWANCE 20 TREE UPLIGHTING 25 EA $1,500.00 $37,500 LANDSCAPEIMPROVEMENTS 2 1 LANDSCAPE - CANOPYTREES 8 EA $350 1 $2,800 1 ALLOWANCE 22 LANDSCAPE - PALM TREES(16'to 18'Brown Trunk Hie ht) 16 EA $2,400 $38400 ALLOWANCE 23 LANDSCAPE - SHRUBAREA 700 SF $3.00 $2,100 ALLOWANCE 24 LANDSCAPE -MULCH 700 SF $0.30 $210 ALLOWANCE 25 IRRI CATION - Adjust Existing System 700 SF $2 $1,050 ALLOWANCE 28 ISOIL PREPARATION 700 SF $0.50 $350 Subtotal: 5489,700.67 SOFT COSTSIDESIGN FEES 28 CONSTRUCTION ADMINISTRATION 5% OF $489,700.67 $24,485 ALLOWANCE 29 DESIGN CONTINGENCY 15% OF $489,700.67 $73,455 ALLOWANCE Subtotal: $97.940.13 CONTINGENCIES (205sofsubtotall): $97,940 GRAND TOTAL: $685,581 NOTE: THIS ESTIMATE WAS PREPARED USING STANDARD COST ANDIOR QUANTITY ESTIMATE PRACTICES. R IS UNDERSTOOD AND AGREED THAT THIS IS AN ESTIMATE ONLY. AND THAT THE ENGINEER SHALL NOT BE LIABLE TO THE OWNER OR TO A THIRO PARTY FOR ANY FAILURE TO ACCURATELY ESTIMATE THE COST AND /OR QUANTITIES FOR THE PROJECT, OR ANY PART THEREOF. NOTE: THIS ENGINEER'S ESTIMATE IS PREPARED AS A GUIDELINE AND DOES NOT CONSTITUTE THE BASIS FOR BID. THE CONTRACTOR IS TO PERFORM HISIHER OWN QUANTITY TAKE -OFF AND TO BID ACCORDINGLY. IN THE EVENT THAT ERRORS OR OMISSIONS ARE ENCOUNTERED THROUGH THE BIDDING PROCESS, PLEASE CONTACT THE ENGINEER FOR CLARIFICATION. PRINT: 912412014 AT 933 AM Coat Eaftate 9- 24144dwAa 15 -92 DATE: Sept.24,2014 JOB No: 1414037 JOB NM: Balboa Village Design Guidelines, Stmetscape CALL Br LWIBAH CHK BY: BAH rrmdesigngroup 10 creating environments People enjoy" 32332 Camino Capistrano I San Juan Capistrano, CA 92675 Ph: (805) 543 -1794 Fax'. (605) .5414609 email: www umd.s,,.com Mil PHASE 1 - SECONDARY ITEM DESCRIPTION QUAINT UNIT COSTIUNIT COST DESCRIPTION SITE FURNISHINGS 1 - PALM STREET PRE - FABRICATED METAL BENCH 16 EA $1,400 $22,400 ALLOWANCE 2 PRE - FABRICATED METAL CHAIR 1 42 1 EA 1 $700 1 $29,400 1 ALLOWANCE 3 PRE - FABRICATED METAL TRASH RECEPTACLE 1 13 1 EA 1 $950 1 $12,350 1 ALLOWANCE 4 PRE - FABRICATED METAL BIKE RACK (with Custom Logo) 1 2 1 EA 1 $1,800 $3,600 ALLOWANCE 5 PRE - FABRICATED METAL BENCH 6 EA $1,400 $8,400 ALLOWANCE 6 PRE - FABRICATED METAL CHAIR 6 EA $700 $4,200 ALLOWANCE 7 PRE - FABRICATED METAL TRASH RECEPTACLE 36 EA $950 $34,200 ALLOWANCE 8 PRE - FABRICATED METAL BIKE RACK 4 EA $1,800 1 $7,200 ALLOWANCE 9 PRE - FABRICATED METAL BIKE RACK (with Custom Logo) 4 EA $1,800 $7,200 ALLOWANCE 10 PRE - FABRICATED METAL BENCH 4 EA $1,400 $5,600 ALLOWANCE 11 PRE - FABRICATED METAL CHAIR 4 EA $700 $2,800 ALLOWANCE 12 PRE - FABRICATED METAL TRASH RECEPTACLE 6 EA $950 $5,700 ALLOWANCE 13 PRE - FABRICATED METAL BIKE RACK (with Custom Logo) 6 EA $1,800 $10,800 ALLOWANCE 14 LANDSCAPE -SHRUB AREA 200 SF $300 5600 ALLOWANCE 15 LANDSCAPE -MULCH 200 SF $0,30 $60 ALLOWANCE 16 IRRIGATION 200 SF 1 $2 1 $300 1 ALLOWANCE 18 ISOIL PREPARATION 200 SF 1 $0.50 $100 COSTS/DEBIGN 27 CONSTRUCT ION ADMINISTRATION 1 5% 1 OF Subtotal: 1 $172,368.301 $172,368.30 $8,618 19 IDESIGN CONTINGENCY 1 2% 1 OF 1$172,368.301 $3,447 1 ALLOWANCE Subtotal: CONTINGENCIES (20% of subtotall): GRAND TOTAL: IF CONCRETE PAVERS ARE PREFERRED OVER CROSSWALK STIPING, REPLACE ITEM 8 WITH THE FOLLOWING: $12,065.78 $34,474 $218,908 B' ICONCRETE PAVER CROSSWALK 1 4327 1 SF 1 $95,194 ALLOWANCE NOTE: THIS ESTIMATE WAS PREPARED USING STANDARD COST ANDIOR QUANTITY ESTIMATE PRACTICES. IT IS UNDERSTOOD AND AGREED THAT THIS IS AN ESTIMATE ONLY AND THAT THE ENGINEER SHALL NOT BE LIABLE TO THE OWNER OR TO A THIRD PARTY FOR ANY FAILURE TO ACCURATELY ESTIMATE THE COST AND /OR QUANTITIES FOR THE PROJECT, OR ANY PART THEREOF. NOTE: THIS ENGINEER'S ESTIMATE IS PREPARED AS A GUIDELINE AND DOES NOT CONSTITUTE THE BASIS FOR BID. THE CONTRACTOR IS TO PERFORM HISIHER OWN QUANTITY TAKE -OFF AND TO BID ACCORDINGLY. IN THE EVENT THAT ERRORS OR OMISSIONS ARE ENCOUNTERED THROUGH THE BIDDING PROCESS, PLEASE CONTACT THE ENGINEER FOR CLARIFICATION. PRINT: 9124/2014 AT 9:33 AM Cost Estimate 9- 24- 141Cw.xls 15 -93 DATE Sept. 23, 2014 rrmdesigngroup Ili JOB No:. 1414037 creating environments people enjoy- JOB NM: Balboa Village Design Guidelines, Streetscape ALC BY SA(Graphic Solutions) )BAN 32332 Camino Capistrano / San Juan Capistrano, CA 92675 HK BY BAH Ph. (805) 543 -1784 Fax 805) 5434609 email: � .rrmhesgn cam SIGNAGE ESTIMATE FABRICATIONI ITEM DESCRIPTION OUANT UNIT INSTALLATION COST DESCRIPTION 1 ENTRY GATEWAY WAYFINDING SIGN- BALBOA BLVD. 1 EA $175,000 $175,000 ALLOWANCE 2 ENTRY GATEWAY WAYFINDING SIGN -FERRY DOCK 1 EA $90,000 $90,000 ALLOWANCE 3 VEHICULAR DIRECTIONAL SIGN 11 EA $9,000 $99,000 ALLOWANCE 4 DIRECTORY MAP /KIOSK 4 EA $20,000 $80,000 Includes four (4) lighted signs 5 NO OUTLET SIGN 1 EA $2,000 $2,000 ALLOWANCE Subtotal: $446,000 SOFT COSTS /DESIGN FEES DESIGN ITEM DESCRIPTION OUANT UNIT DEVELOPMENT COST DESCRIPTION i ENTRYGATEWAYWAYFINDING SIGN- BALBOA BLVD. 1 EA $18,000 $18,000 ALLOWANCE 2 ENTRY GATEWAY WAYFINDING SIGN -FERRY DOCK 1 EA $12,000 $12,000 ALLOWANCE 3 VEHICULAR DIRECTIONAL SIGN 11 EA $7,000 $77,000 ALLOWANCE 4 DIRECTORY MAP /KIOSK 4 EA $5,000 $20,000 Includes four (4) lighted signs 5 NO OUTLET SIGN 1 EA $600 $600 ALLOWANCE Subtotal: $127,600 CONTINGENCIES (20% of subtotal l): $&9.200 GRAND TOTAL: S1362,800 NOTE'. THIS ESTIMATE WAS PREPARED USING STANDARD COST AND/OR DOANTnYESTIMATE PRACTICES. IT IS UNDERSTOOD AND AGREED THAT THIS IS AN ESTIMATE ONLY, AND THAT THE ENGINEER SHALL NOT BE LIABLE TO THE OWNER OR TO ATHIRD PARTY FOR ANY FAILURE TO ACCURATELY ESTIMATE THE COST AND/OR QUANTITIES FOR THE PROJECT, OR ANY PART THEREOF. NOTE: THIS ENGINEER'S ESTIMATE IS PREPARED AS A GUIDELINE AND DOES NOT CONSTITUTE THE BASIS FOR BID. THE CONTRACTOR 15 TO PERFORM HISIHER OWN OUANTITYTAKE -0FF AND TO BID ACCORDINGLY IN THE EVENT THAT ERRORS. OR OMISSIONS ARE ENCOUNTERED THROUGH THE BIDDING PROCESS, PLEASE CONTACT THE ENGINEER FOR CLARIFICATION. PRINT: 1004014 AT 6:08 AM BV Cost Estimate 9-24-14 As 15 -94 DATE: Sept. 23, 2014 JOB No.: 1414037 JOB NM: Balboa Village Design Guidelines, Streetscape CALL By LWIBAH CHK BY: BAH rrmdesigngroupll creating endronmen6 people enjoy" 32332 Camino Capistrano I San Juan Capistrano, CA 92675 Ph: (805) 543 -1794 Fax: (805).543.4809 email:.,sJ md.s,go.m PHASE I ESTIMATE - Waterfront ITEM DESCRIPTION (Fun Zone DUANT waterfront UNIT from COSTIUNIT Adams St. to E. Bay Ave.) I COST IDESCRIPTION MOBILIZATION 1 MOBILIZATION Not to Exceed 5% of Bid) 1 LS $10,000 1 $10,000 1 ALLOWANCE 2 TRAFFIC CONTROL 1 1 LS 1 $5,000 1 $5,000 1 ALLOWANCE DEMOLITION 3 SAWCUT AND REMOVE EXISTING CONCRETE PAVING 29000 1 SF 1 $5 $145,000 New Pavin ,HARDSCAPEIMPROVEMENTS 4 CONCRETE CURB 100 1 SF 1 $10 1 $1,000 1 ALLOWANCE 5 CONCRETE BASE UNDER PAVERS 1 29000 1 SF 1 $5 1 $145,000 6 DECORATIVE CONCRETE PAVERS 1 29000 1 SF 1 $20 1 $580,000 1 ALLOWANCE SITE FURNISHINGS 7 PRE - FABRICATED MET AL BENCH 4 1 EA 1 $1,400 1 $5,600 1 ALLOWANCE 8 PRE - FABRICATED METAL CHAIR 3 EA 1 $700 1 $2,100 1 ALLOWANCE 9 PRE - FABRICATED METAL TRASH RECEPTACLE 12 EA 1 $950 1 $11,400 1 ALLOWANCE 10 PRE - FABRICATED METAL BIKE RACK with Custom Logo) 8 EA $1,800 $14,400 ALLOWANCE 11 DECORATIVE PRE - FABRICATED ROUND TREE GRATE 8 EA $800 $6,400 12 SEAT WALLS 162 1 LF 1 $175.00 $28,350 1 ALLOWANCE 13 FIRE RING WITH UTILITY HOOK UPS 2 1 EA 1 $12,000.00 $24,000 1 ALLOWANCE 14 TREE UPLIGHTING 23 1 EA LANDSCAPEIMPROVEMENTS 14 LANDSCAPE - PALM TREES (16'to 18' Brown Trunk Hie ht) 1 11 1 EA 1 $2,400 1 $26,400 1 ALLOWANCE 15 ILANDSCAPE - SHRUB AREA 1 450 1 SF 1 $3.00 1 $1,350 1 ALLOWANCE 16 ILANDSCAPE - MULCH 1 450 1 SF 1 $0.30 1 $135 1 ALLOWANCE 17 IRRIGATION 1 450 1 SF 1 $2 1 $675 1 ALLOWANCE 18 ISOIL PREPARATION 1 450 SF 1 $0.50 $225 Subtotal: $1,007,035 SOFT COSTSIDESIGN FEES 19 CONSTRUCTION SURVEY 5% OF 1 $1,007,035 $50,352 ALLOWANCE 20 ICONSTRUCTION ADMINISTRATION 1 5% 1 OF 1 $1.007.0351 $50,352 1 ALLOWANCE 21 IDESIGN CONTINGENCY 1 15% 1 OF $1,007,0351 $151,055 1 ALLOWANCE Subtotal: $251,758.75 CONTINGENCIES (20% of subtotal l): $201,407 GRAND TOTAL: $1,460,201 NOTE: THIS ESTIMATE WAS PREPARED USING STANDARD COST Al QUANTITY ESTIMATE PRACTICES. IT IS UNDERSTOOD AND AGREED THAT THIS IS AN ESTIMATE ONLY, AND THAT THE ENGINEER SHALL NOT BE LWBLE TO THE OWNER OR TO A THIRD PARTY FOR ANY FAILURE TO ACCURATELY ESTIMATE THE COST ANDIOR QUANTITIES FOR THE PROJECT, OR ANY PART THEREOF. NOTE: THIS ENGINEER'S ESTIMATE IS PREPARED AS A GUIDELINE AND DOES NOT CONSTITUTE THE BASIS FORBID. THE CONTRACTOR IS TO PERFORM HISIHER OWN QUANTITY TAKE -OFF AND TO BID ACCORDINGLY. IN THE EVENT THAT ERRORS OR OMISSIONS ARE ENCOUNTERED THROUGH THE BIDDING PROCESS, PLEASE CONTACT THE ENGINEER FOR CLARIFICATION. PRINT: 1013/2014 AT SA4 AM BY Cost Estimate 9- 24- 14.x1s 15 -95 CITY OF NEWPORT BEACH NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that on Tuesday, October 28, 2014, at 7:00 p.m. or soon thereafter as the matter shall be heard, a public hearing will be conducted in the Council Chambers at 100 Civic Center Drive, Newport Beach. The City Council of the City of Newport Beach will consider the following application: Balboa Village Design Guidelines Update and other Improvement Plans — The Balboa Village Design Guidelines were adopted in 2002. An update to the Guidelines is proposed to make them more user - friendly and to provide examples of facade improvements. The City Council will also review the proposed street improvement plan, wayfinding sign program and facade improvement program. Update of the Design Guidelines and the facade improvement program are not projects and do not require environmental review under the California Environmental Quality Act (CEQA) because the Guidelines provide general policy and procedure and the facade improvement program provides only funding making activities not associated with a project and do not have the potential for resulting in a direct physical change in the environment or a reasonably foreseeable indirect physical change in the environment (Section 15378 of the CEQA Guidelines). The adoption of design guidelines and facade improvement program do not authorize any specific development or project and would only provide non - regulatory design guidance and potential funding for future projects that would be subject to CEQA. Adoption of the streetscape improvements and wayfinding sign program are exempt from CEQA pursuant to Section 15301, Existing Facilities of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because they involve minor improvements to an existing public facility and have no potential to have a significant effect on the environment. All interested parties may appear and present testimony in regard to this application. If you challenge this project in court, you may be limited to raising only those issues you raised at the public hearing or in written correspondence delivered to the City, at, or prior to, the public hearing. Administrative procedures for appeals are provided in the Newport Beach Municipal Code Chapter 20.64. The application may be continued to a specific future meeting date, and if such an action occurs, additional public notice of the continuance will not be provided. Prior to the public hearing the agenda, staff report, and documents may be reviewed at the City Clerk's Office, at 100 Civic Center Drive, Newport Beach, California, 92660 or at the City of Newport Beach website at wv,tw.newportbeachca.gov/planninqcommission. For questions regarding this public hearing item please contact Brenda Wisneski, Deputy Community Development Director, at 949/644 -3297 or bwisneski(@newportbeachca.gov. Project File No.: PA2014 -141 Applicant: City of Newport Beach Location: Balboa Village between Adams Street and A Street '.��4'W�OR •�•'''V Y•Iv �" 1 Leilani I. Brown, MMC, City Clerk .U4� I, " City of Newport Beach fi u Sold To: City Of Newport -City Clerk's Office (Key) - C000064829 PO Box 1768 Newport Beach,CA 92658 Bill To: City Of Newport-City Clerk's Office (Key) - C000064829 PO Box 1768 Newport Beach,CA 92658 CITY OF NEWPORT BEACH _ NOTICE OF PUBLIC HEARING NOTICE 15 HERESY GIVEN mat 0 Tuesday, Greater 25,3014,070;t,ot crsaostkkeaiKr themaner SW eaheM, a Padlk " . Won be asomwous in me €onoeii - Vorrwters . at To 4 wk Center Drive, WVpan Seedo, pre Titp taic.tti o=• the ttip m- ikwparsBhi+i;7tcit�d�tEk�llas'ay apD�kttlenz Wmarapt thestrEO poe Tinto ion ISM,Enau?4 u2svimpt from iFt}? puisxecau Station ISM, F.xisiing Fac4idos of the CE42A tsvn Cooftsis L* of . Tore 74, Chapter 3, lreCaw ate, 7mrve cvnta intsuneass ata To an a" ydE'a iatpior em hawe aoor eu+ual fth i- a rooltant z{wM da oraamonowt dooRawthe MnlemIn(our,ym;snarl:^hroma e 4c,-ues pea rupee a the oehtie hQuin9 re W wtimen- Ctap Oems WIM at M civir (Wmf Drive, Newport Sauk (Womfe, 92fi50 or at the City of ,h'ewpon rte e- at MiWd'�44dktt�aiNtaC9tceaR - n. fm riteuiona iegammsovs prsMk € a sin; Item please urnmet Sierra rimes ¢i,D- pnoytGr oveyDrvtiotamtar 4'ireaatt, aSW644#201 or Project File Nora P4201.4-141 Applicant �atyofhex;attrst Location: BaPkmai?BSEe xdamsStrarazndA#taes:- "s!i.aeaNG 9tmm. At.4tCCry (SMk £sty a[ Navrrmn E ±acts Frf7l \ /FD 7014 OCT 23 AN 9: 30 OF ;7y ri 09„ e1 ) 7, i A {'H 1 2767804 - Daily Pilot Los Anneles Times ME D 4 GROUP RECEIVED 7914 OCT 23 M 9* 30 ``PC OF !y, - QTY ny GCii{ 4C CLE PROOF OF PUBLICATION (2015.5 C.C.P.) STATE OF ILLINOIS County of Cook am a citizen of the United States and a resident of the County aforesaid; I am over the age of eighteen years, and not a party to or interested in the action for which the attached notice was published. am a principal clerk of The Newport Harbor News Press Combined With Daily Pilot, which was adjudged a newspaper of general circulation on June 19, 1952, Cases - A24831 for the City of Newport Beach, County of Orange, and State of California. Attached to this Affidavit is a true and complete copy as was printed and published on the following date(s): Oct 18, 2014 I certify (or declare) under penalty of perjury under the laws of the State of California that the foregoing is true and correct. Dated at Chicago, Illinois on this day of0 0- .20H [signature] 435 N. Michigan Ave. Chicago, IL 60611 2767804 - Daily Pilot easy real— ea®els i A Bend along line to e ANMRY@si6o@ i Use AveryO Template 51600 , Feed Paper expose Pop-up EdgeTM 1 Balboa Peninsula Point Assoc. BPPA Mgt. P.O. Box 826 Balboa Island, CA 92661 RENDEZVOUS CONDOMINIUM ASSN. No Contact Information Created: 08/1912014 rmay Balboa Island Improvement Assoc. Attn: Jeff Herdman 204 Coral Avenue Newport Beach, CA 92662 Balboa Village B.I.D. 400 Main Street Balboa Island, CA 92661 PA2014 -141 Balboa Village Design Guidelines Update (09/19/2014) Central Newport Beach Community Assoc. CNBCA Mgt. P.O. 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GEORGE A KLIORIKAITIS DINO CLARIZIO 303 BROOKSIDE AVE 2421 MARGARET DR CLARIZIO HOPE REDLANDS, CA 92373 NEWPORT BEACH, CA 92663 1412 ORLANDO DR ARCADIA, CA 91006 048122 05 048122 06 048122 07 RONALD W ROSE JAMES FRANK GUCCIARDO ORKA LLC 25 MONTECITO DR PO BOX 544 PO BOX 118 CORONA DEL MAR, CA 92625 NEWPORT BEACH, CA 92661 SAN JUAN CAPISTRANO, CA 92693 048122 08 04812210 04812211 SCAP III LLC THE ENTRUST GROUP FBO WARD BRIEN 7170 E MCDONALD DR #6 SUZAN TAI IRA #54 -00 7130 EAGLEFIELD DR SCOTTSDALE, AZ 85253 413 W MANCHESTER BLVD ARLINGTON, WA 98223 INGLEWOOD, CA 90301 048 122 13 04812214 04812215 HOVAGUIMIAN- KOSGER WILLIAM A LAMBETH VERITY CHRISTINE HOBBS KARINTR 63 ACACIA TREE LN TR 502 E OCEANFRONT IRVINE, CA 92612 PO BOX 2316 NEWPORT BEACH, CA 92661 NEWPORT BEACH, CA 92659 048 122 16 048 123 01 048123 02 RANDY ESPOSITO NEWPORT BALBOA LLC LANCO 4887 E LA PALMA AVE #708 8923 LINDANTE DR PO BOX 644 ANAHEIM, CA 92807 WHITTIER, CA 90603 NEWPORT BEACH, CA 92661 048123 03 048131 01 048 131 03 WALTER E ADAMS JOSEPH MILLER RICHARD HOEFT III 3717 CHANNEL PL 815 E BAY AVE 2080 FAWNRIDGE CT NEWPORT BEACH, CA 92663 NEWPORT BEACH, CA 92661 THE VILLAGES, FL 32162 048131 05 04813106 048131 07 807 EAST BAY AVE LLC SCOTT LEE WINETSKY KATHLEEN WALLEN 2454 ALTON PKWY 304 MAIN ST 0 MEDAL LIST DR IRVINE, CA 92606 NEWPORT BEACH, CA 92661 LA QUINTA, CA 92253 h1quet1es facdes 3 peter i A Repllez h la hachure afin de j www.avery.com Utilise2 le gabarit AVERY® 51600 j chargement rdv®ler le rebord Pop -upMc j 1- 800 -GO -AVERY g Easy PeeffLabels i A immovems Bend along line to AVERY@ s160® i Xe ( JRVW) Labels used for - -141 (09 /19 /ffM pop -up EdgeYpA 048 131 08 048131 09 048131 10 LINCOLN S YEE JOANNA TOOKER VOGEL ORANGE COUNTY SANITATION 234 HAZEL DR 9272 TRITT CIR DISTRICT CORONA DEL MAR, CA 92625 VILLA PARK, CA 92861 10844 ELLIS AVE FOUNTAIN VALLEY, CA 92708 048 132 01 048132 02 048132 07 ROBERT STEVEN NELSON STEVEN W LEGERE 4 SAILS HOME DEVELOPERS 10342 MOUNTAIR AVE 2884 MIGUEL LN 1000 W OCEANFRONT TUJUNGA, CA 91042 COSTA MESA, CA 92626 NEWPORT BEACH, CA 92661 048 132 08 048132 09 04813212 MICHAEL LEE MALAMUT BALBOA SOUTH MAIN STREET WILLIAM D SHAPIRO MALAMUT BARBARA LLC 893 E BRIER DR 272 W STAFFORD RD 3201 ST ST N #912 SAN BERNARDINO, CA 92408 THOUSAND OAKS, CA 91361 JACKSONVILLE, FL 32250 04813213 04813214 04813215 RUBEN A BUCHAK STEVEN A KOTTMAN MAY S FARR PO BOX 3128 5392 OHIO ST PO BOX 213 GLENDALE, CA 91221 YORBA LINDA, CA 92886 UPLAND, CA 91785 048132 19 048133 01 048133 02 801 BALBOA LLC JUDY H DUFOUR -MYTON EAST BAY AVENUE 1020 CHESTNUT ST 78810 YELLEN DR INVESTMENT LLC BURBANK. 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JOHN MARTINEAU DONNA JEAN HAYES 1807 BAYADERE TER GLENN B MARTINEAU TR DONNA JEAN HAYES REV CORONA DEL MAR, CA 92625 2001 WILSHIRE BLVD #504 109 COLLINS AVE SANTA MONICA, CA 90403 NEWPORT BEACH, CA 92662 050 063 06 050 063 07 050 063 08 LEONARD JAMES SOUTH II JASON KELLOGG GARY PAUL OCONNOR TR STINEHART WILLIAM JR PO BOX 248 125 TURQUOISE AVE 123 TURQUOISE AVE NEWPORT BEACH, CA 92662 BALBOA ISLAND, CA 92662 NEWPORT BEACH, CA 92662 050 063 09 050 06310 050 06311 MIRIAM L LAPLANTE BENNER CRAIG & CHARLENE CAVILEER SURVIVOR'S TR 23 RUNNING BROOK DR 113 TURQUOISE AVE 119 TURQUOISE AVE TRABUCO CANYON, CA 92679 NEWPORT BEACH, CA 92662 NEWPORT BEACH, CA 92662 050 06315 050 06316 050 06317 H SEYMOUR BEEK SHIRLEY S PEPSY PEPYS DAVID ALLEN BROOKS 410 S BAY FRONT RESIDENCE TR 323 W GRAND AVE NEWPORT BEACH, CA 92662 526 S BAY FRONT EL SEGUNDO, CA 90245 NEWPORT BEACH, CA 92662 Etiquettes faciles A polar ; ® Repllez it la hachure afin do ; Sens de www.avery.com Utiliser le abarit AVERY® 5160® o 9 Al rdvdler le rehord Pop -upw ' chargement 1 1- 800 -G® -AVERY Easy ftel® Labels ® 1 ® Bend along line to 9/ �eP®p�apEdgeTM � Labels use! 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Plan T IF �95p3dmdodasodxa jadedpaai / ®0965ateldwaj&418AV85n i ®0945 @AkUMV I of aupt 5uole pua® ® a slegtn OI Asq CITY CLERK'S OFFICE AFFIDAVIT OF POSTING +t� On 0A , 2014, 1 posted 4 Site Notices of the Notice of Public Hearing regarding: Balboa Village Design Guidelines Update and Other Improvement Plans (PA2014 -141) Location(s) Posted: SFr I Date of City Council Public Hearing: October 28, 2014 nat Print�Name. Title Newport Beach GIS :y 0 200 400 J r? S Feet 'P 4 I ° Disclaimer: Every reasonable effort has been made to assure the accuracy of the data provided, however, The City of Newport Beach and its employees and agents disclaim any and all responsibility from or relating to any results obtained in Its use. Imagery: 200 9-2013 photos provided by Eagle Imaging www.eagleaerial.com y /yq f � U f � > Pv � y � fiv eA<6p ''° ,vz _ ,mow'•,. as . a r a ojr w O {? « ( f OWN ' (FyF k, o�Fq,VA)? a $ f AT ,vs rna C s y OT o s a aR 5 e Q) mP Peninsula Park Newport Beach GIS :y 0 200 400 J r? S Feet 'P 4 I ° Disclaimer: Every reasonable effort has been made to assure the accuracy of the data provided, however, The City of Newport Beach and its employees and agents disclaim any and all responsibility from or relating to any results obtained in Its use. Imagery: 200 9-2013 photos provided by Eagle Imaging www.eagleaerial.com