HomeMy WebLinkAbout23 - PA2002-161 - Balboa Village Design GuidelinesCITY OF NEWPORT BEACH
�c'E`w°QRr COMMUNITY AND ECONOMIC Hearing Date: September 24, 2002
DEVELOPMENT 23
u ,= PLANNING DEPARTMENT Agenda Item No.:
3300 NEWPORT BOULEVARD Staff Person: Daniel R. Trimble
°qpF °eN�r NEWPORT BEACH, CA 92658 (949) 644 -3230
(949) 644 -3200; FAX (949) 644 -3229
REPORT TO THE MAYOR AND CITY COUNCIL
PROJECT: Code AmendmentNo. 2002-005 (PA2002 -161)
Balboa Village Design Guidelines
SUMMARY: Amendment to the Central Balboa Specific Plan District #8, removing the existing
design guidelines from Section 20.45.025 and adding revised Sections 20.45.020
and 20.45.025, establishing the Balboa Village Design Guidelines and establishing
development plan procedures.
SUGGESTED
ACTION: 1. Hold a Public Hearing; and
2. Adopt Resolution No. 2002 -
Guidelines; and
approving the Balboa Village Design
Introduce Ordinance No. 2002 -_ (CA 2002 -005) and pass to second
reading on October 8, 2002.
The Balboa Village Design Guidelines project is a follow up to the Balboa Peninsula Sign Overlay and the
physical improvements to the public infrastructure currently being carried out through the Balboa Village
Pedestrian and Streetscape Improvement Plan. The genesis for the proposed Guidelines goes back to
several planning studies that have been developed over the years, such as Project 2000 and the Balboa
Peninsula Planning Study.
In April 2000, after it was apparent that the public improvements were designed and funded, the City
retained Mr. Ron Biters to draft a set of design guidelines for private properties in Balboa Village. This
action was discussed at and supported by the PROP (Promote Revitalization of Our Peninsula) Committee
on March 24, 2000. The City Council initiatedthe code amendmentfor the Guidelineson August 13, 2002.
The Planning Commission held a public hearing on September 19, 2002. Comments from the hearing were
not yet available, and will be presented to the City Council during the oral staff report.
Submitted by:
SHARON Z. WOOD
Assistant City Manager
2. Resolution 2002-
3. Ordinance 2002-
4. Balboa Village Design Guidelines, Final Draft
F:I USERSIPLMSharealP,4 s PAs - 2002TA2002d 6t ICA2002_005 CC rpt.doc
Prepared by:
DANIEL TRIMBLE
Program Administrator
�dEWPORr CITY OF NEWPORT BEACH _ Hearing Date: September 19, 2002
PLANNING DEPARTMENT Agenda Item: t
z 3300 NEWPORT BOULEVARD Staff Person: Daniel Trimble
NEWPORT BEACH, CA 92658 (949) 644 -3230
(949) 644.3200; FAX (949) 644 -3229 Council Review: Automatic if approved
REPORT TO THE PLANNING COMMISSION
PROJECT: Code Amendment No. 2002-005 (PA2002-16 1)
Balboa Village Design Guidelines
SUMMARY: Amendment to the Central Balboa Specific Plan District #8, removing the
existing design guidelines from Section 20.45.025 and adding revised
Sections 20.45.020 and 20.45.025, establishing the Balboa Village Design
Guidelines and establishing development plan procedures.
ACTION: Adopt the attached resolution recommending that the City Council approve
the requested amendment and the Balboa Village Design Guidelines.
LOCATION: Balboa Village commercial area.
ZONING
DISTRICT: Central Balboa Specific Plan District #8
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IMEMENIQ
CA 2002-005 (PA--)002-161)
Balboa Village
Current
Commercial District
Development:
To the north:
Newport Harbor
To the east
j Residential (Peninsula Point)
To the south
Pacific Ocean
To the west:
Residential (Central Balboa)
CA2002-005 (PA-1002-16 1)
Sptember 19.'00'
Pa_ ' or'`
Introduction & Background
The Balboa Village Design Guidelines project is a follow up to the Balboa Peninsula Sign
Overlay and the physical improvements to the public infrastructure currently being carried out
through the Balboa Village Pedestrian and Streetscape Improvement Plan. The genesis for the
proposed Guidelines goes back to several planning studies that have been developed over the
years, such as Project 2000 and the Balboa Peninsula Planning Study.
In April 2000, after it was apparent that the public improvements were designed and funded, the
City retained Mr. Ron Baers to draft a set of design guidelines for private properties in Balboa
Village. This action was discussed at and supported by the PROP (Promote Revitalization of
Our Peninsula) Committee on March 24, 2000. The City Council initiated the code amendment
for the Guidelines on August 13, 2002.
Project Overview
The intent and purpose of the proposed Guidelines is to provide guidance so that future
development or redevelopment of residential and commercial structures in the Specific Plan
district will maintain the character that exists in the Village. The Design Guidelines document
includes: narrative on the character of the village; design principles; the design guidelines; and an
appendix on fagade renovation concepts. The design guidelines section includes design criteria
for various building features such as building height, roofs, walls, lighting, etc. They also
include site design criteria for setbacks, building orientation and landscaping. The Guidelines
document is attached as Exhibit No. 1.
Site Design Guidelines
The recommendations for lot size seek to maintain the mix of narrow and wide lots, with fairly
uniform depths. If consolidation does occur, a building's fagade should be articulated to reflect
the historic pattern. The general pattern for setbacks is for the building wall to be set at the back
of the sidewalk. Variations include minor doorway recesses and angled entries at comer lots.
The historic pattern of limited on -site parking should be maintained. Necessary on -site parking
should be to the rear of a lot and parking lots should be screened with landscaping. In order to
enhance building frontage the building setbacks should be fully landscaped incorporating vine
pockets with wall lattices, window boxes, and second floor planters. Finally, properties abutting
alleyways should include architectural enhancements, landscaping, and other aesthetic
improvements.
Building Design Guidelines
The following design concepts should guide renovation and new construction of buildings in
Balboa Village: proportion, scale, massing, rhythm, composition, and compatibility. A building
height of 26 to 35 feet for existing and new construction is appropriate. The overall proportions
CA2002- 005(PA2002461)
Sptember 19, 2002
Nee 3 of 5
of existing buildings should be retained, with the exception of second floor additions that are
compatible and proportional with adjacent buildings. Roofs, walls, doors, and windows should
be compatible in shape, materials, and color and, where appropriate, should include architectural
details. Fagades, storefronts, canopies, and awnings should be functional and decorative using
original materials compatible with surrounding uses and architecture. The same can be said for
finish, color and ornamentation. New or replacement lighting should be based on fixtures typical
of the period or historical style found through out the Village. Unique architectural features
should be highlighted with exterior lighting. Signage in the Village is regulated through Chapter
20.67 of the zoning code, which was recently adopted and applies to the entire Balboa Peninsula.
Analysis
The proposal for administration of the Guidelines is to adopt them by resolution and to amend
the Central Balboa Specific Plan District #3 to reference the Guidelines. The existing specific
plan guidelines are proposed to be removed from the code. Staff feels the proposed Guidelines
are better suited as a stand -alone document because of the extensive use of graphics and
examples that would not translate well into the standard format of the Municipal Code. As well,
adoption by Resolution allows for design flexibility consistent with the overall Guidelines,
without the need for relief on minor details. This is similar to the process used for adoption and
implementation of the Mariner's Mile Design Framework.
Implementation
The Amendment includes the establishment of a discretionary review process to ensure that the
Design Guidelines are implemented. The process selected is the Development Plan procedure first
used in Mariner's Mile. That process will replace the Site Plan Review process currently in effect
for the Specific Plan District within Balboa Village. The Development Plan process will require
the Planning Director to review plans for any new or altered development, or for landscape
installation, or lighting plans. The standard for review will be consistency with the Zoning Code
and Design Guidelines. Presently, the Site Plan Review has the same applicability and requires
Planning Commission review with minimal guidance as to its purpose or standard of review. The
review authority is proposed to rest with the Planning Director due to the level of detail and
guidance provided by the Design Guidelines. When a Use Permit application is associated with a
Development Plan, the Planning Commission will retain jurisdiction. As with all administrative
processes, a Development Plan may be referred to, appealed to, or called up by the Planning
Commission and/or City Council for review.
Environmental Review
Staff has evaluated this planning study and amendment and finds that it is defined as a project
pursuant to the California Environmental Quality Act (CEQA). The amendment affects general
development standards but will not increase the development intensity nor change building height
limits which could potentially affect the environment. The project does not authorize any specific
development, but rather establishes new development guidelines and enhanced urban design. For
CA2002 -005 (PA-1002-16 1)
Sptember 19, 2002
Pagel of 5
these reasons, staff believes that the project is categorically exempt pursuant to Section 15305
(Class 5, Minor Alterations in Land Use Limitation) of the California Environmental Quality Act
Implementing Guidelines. Future development projects guided by the proposed guidelines will be
required to be evaluated for potential environmental effects in accordance with CEQA and
mitigation measures applied as necessary.
Conclusion
The Balboa Village Design Guidelines will provide the City, property owners and developers
with guidance in shaping the future direction for the Balboa Village area. The guiding principle
behind the Guidelines and the Balboa Village Pedestrian and Streetscape Improvement project is
a desire to improve the area and make Balboa Village a more vibrant and aesthetically pleasing
part of the community. The proposed guidelines promote this goal and were formulated with an
eye to what can be achieved in the area given the existing conditions. The proposed amendment
provides a system for the City to ensure the Design Guidelines are implemented without limiting
private property rights or the flexibility of owners to design projects appropriate for their
individual properties.
Submitted by:
SHARONZ. WOOD
2 Assi a t City Manager
i
Exhibits
Prepared by:
DANIEL TRIMBLE
Program Administrator
1. Final Draft, proposed Balboa Village Design Guidelines
2. Resolution No. 2002 -_, with draft Ordinance changes to the Central Balboa Specific Plan
District.
CA2002 -005 (PA2002 -161)
Sptember 19, 2002
Page 5 of 5
RESOLUTION NO. _
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
NEWPORT BEACH ADOPTING THE BALBOA VILLAGE
DESIGN GUIDELINES IN CONJUNCTION WITH CODE
AMENDMENT CA 2002 -005 TO BE ADOPTED BY ORDINANCE.
WHEREAS, as part of the development and implementation of the Newport Beach General Plan,
the Land Use Element has-been prepared; and
WHEREAS, as part of the implementation of the Land Use Element, the City prepared and
adopted a Specific Area Plan and implementing ordinances known as the Central Balboa Specific Plan
District which establishes planning objectives and development standards for the orderly development of
the district; and
WHEREAS, since the development of the Central Balboa Specific Plan District, the district has
experienced changes both good and bad that have affected the overall quality and image of the district;
and
WHEREAS, the Balboa Village Business Improvement District has supported the Design
Guidelines as a follow up to the Balboa Sign Overlay and the Balboa Village Pedestrian and
Streetscape Improvement Plan; and
WHEREAS, on August 13, 2002, the City Council initiated the Code Amendment for the Design
Guidelines; and
WHEREAS, on September 19, 2002, the Planning Commission conducted a public hearing at
which the Balboa Village Design Guidelines and Amendment No. 2002 -005 were considered. A notice
of time, place and purpose of the public hearing was duly given, and evidence, both written and oral,
was duly presented to and considered by the Planning Commission at the public hearing. At the
conclusion of said hearing, the Planning Commission adopted written findings and recommended that the
City Council adopt the Balboa Village Design Guidelines and Amendment No. 2002 -005; and
WHEREAS, pursuant to Section 20.94, the City Council held a noticed public hearing on
September 24, 2002 to consider Balboa Village Design Guidelines and Amendment No. 2002 -005; and
WHEREAS, the City Council believes that the Balboa Village Design Guidelines should be
adopted and used as a planning guide for future development of the district. Additionally, Amendment
No. 2002 -005 properly implements the proposed land use and development policies contained in the
Central Balboa Specific Plan District and are necessary for said implementation, and makes the following
additional findings:
1. General Plan Land Use Element Policy F states that the development and maintenance of suitable
and adequate development standards including landscaping, sign control, site and building design,
parking and undergrounding of utilities to insure that the beauty and charm of existing residential
neighborhoods is maintained, that commercial and office projects are aesthetically pleasing and
compatible with surrounding land uses and consistent with the public health, safety and welfare. The
Design Guidelines and implementing ordinances establish suitable design standards and land use
objectives which are based upon sound urban planning principles with the intent to improve overall
site and building design without unjustly limiting private property rights or the flexibility of owners
to design projects appropriate for their individual properties. The proposed Design Guidelines and
implementing ordinances are therefore consistent with this development policy.
2. General Plan Land Use Element Policy L states that, "The City shall encourage its community
commercial districts to reflect and complement the high quality of its residential areas. The City
shall promote the prosperity of its several community commercial districts through the adoption
and application of its planning, zoning, building and public works codes, regulations, policies and
activities. " The underlying purpose of the Balboa Village Design Guidelines is to improve the
district to better reflect the prosperity and quality image of the City and to make the Balboa Village
area a more vibrant part of the community. The Design Guidelines and implementing ordinances
accomplish this goal and appropriately enhance the development standards without unjustly
limiting private property rights or the flexibility of owners to design projects appropriate for their
individual properties. The proposed Design Guidelines and implementing ordinances are therefore
consistent with this development policy.
The amendment affects general development standards and will not increase the development
intensity nor change building height limits, which could potentially affect the environment. The
project does not authorize any specific development, but rather establishes new design guidelines
and a process to implement them. Future development projects guided by the proposed guidelines
will be required to be evaluated for potential environmental effects in accordance with CEQA and
necessary mitigation measures applied as necessary. Therefore, the proposed project has been
determined to be Categorically Exempt pursuant to Section 15305 (Class 5, Minor Alterations in
Land Use Limitation) of the California Environmental Quality Act Implementing Guidelines.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Newport
Beach does hereby adopt the Balboa Village Design Guidelines, which is attached as Exhibit "A" of
this Resolution.
This Resolution was adopted at a regular meeting of the City Council of the City of Newport Beach
held on September 24, 2002, by the following vote, to wit:
AYES, COUNCIL MEMBERS
NOES, COUNCIL MEMBERS
ABSENT COUNCIL MEMBERS
lull(I)s
ATTEST:
CITY CLERK
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TABLE OF CONTENTS
f• Table of Contents
4
a i I NTRODUC TION ............................. ..............................1
a
EMERGING CHARACTER ........................................ I............ 2
A. PUBLIC ROLE ........................ ............................... 2
B. PRIVATE ROLE ....................... ............................... 2
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II VILLAGE FRAMEWORK & CHARACTER ............. ............................... 3
A. FRAMEWORK .......................... ..............................3
B. CHARACTER ........................ ............................... 3 -4
C. BUILDING DESIGN TYPES ................ ............................... 5 —E
D. ACTIVITIES ........................... ..............................7
E. NEGATIVE CHARACTER ................... ............................... 8
III DESIGN PRINCIPLES FOR BALBOA VILLAGE ............ ...........................9 -10
IV DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS ........................11
A. INTRODUCTION ...................... ............................... 11
B. SITE DESIGN GUIDELINES .................... ..........................11 -13
C. BUILDING DESIGN GUIDELINES .............. ............................... 13
1, GENERAL DESIGN CONCEPTS ............ ............................... 14
2. BUILDING HEIGHT ................... ............................... 15
3. ROOFS ......................... ............................... 16
4. WALLS ......................... ............................... 17
5. FACADES, STOREFRONTS, CANOPIES & AWNINGS .............................. 17 -20
6. DOORS AND WINDOWS .................... ..................'.......20 -21
7. LIGHTING ........................... .............................22
8. ORNAMENTATION ...... : .......................................... 22 -23
9. FINISH AND COLOR ..................... .............................23
10. ADDITIONS TO EXISTING BUILDINGS ........ ............................... 24
11.SIGNAGE ........................... .............................24
APPENDIX I : FACADE RENOVATION CONCEPTS ....... ............................... 25 -29
BALBOA VILLAGE DESIGN GUIDELINES
i Introduction
•The Balboa Design Guidelines address physical improvements
to private property which will enhance village character. The
Guidelines supplement the Specific Plan District Number 8,
Central Balboa, by replacing the Design and Development
Guidelines, Section 20.45.025.
The primary approach to establishing the new Guidelines lies
in the recognition that Balboa's form and character has
evolved over the past 90 years, has many positive attributes,
and that improvements to existing buildings and new con-
struction can enhance village appearance by respecting
Balboa's eclectic mix of styles and character.
The Guidelines are applicable to all building improvements
within Balboa Village. They will be considered in the permit
review and approval process to encourage high quality design
and creativity.
The following types of improvements are exempt from these
Design Guidelines:
• Single Family Residential
• Maintenance Activities which do not alter exterior
appearances
• Underground Construction which does not alter above
grade appearances.
INTRODUCTION
• Interior Improvements which do not alter exterior
appearances
• Underground Construction which does not alter above
grade appearances.
The Guidelines are organized into four major sections:
The description of the program for major infrastructure
improvements;
The definition of village character in respect to physical
form and activities;
The definition of design principles applicable to Balboa
which offer a common framework to enhance
village character, and
• The definition of the design guidelines according to
Site Design and Building Design, with separate sections
addressing improvements to existing buildings and con-
struction of new buildings.
The Guidelines should be employed as a basis for the cre-
ative design process, involving the applicant and City staff in
a dialogue to achieve appropriate design solutions. The
guidelines are not quantitative standards and therefore are
subject to interpretation.
BALBOA VILLAGE DESIGN GUIDELINES I 1
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EMERGING CHARACTER
L Emerging
Character
A combination of public and private renovations are required
to transform Balboa Village from its present state into an
attractive and welcoming place full of vital and successful
businesses.
A. PsblicRole
The Village Plan, as illustrated in Figure 1, provides an over-
all vision of the renovation. It shows the major improvements
to streets, sidewalks, parking lots, park and walkways, and
the addition of street trees and other landscaping. All of
these improvements intend to reinforce village scale and
character.
A vital characteristic of the village is pedestrian spaces.
These include sidewalks and walkways which are attractive,
wide enough for people to feel comfortable, shaded by trees,
and that give access to attractive, well- designed stores,
restaurants and businesses. The conbination of new street
trees, store -front plantings and colorful paving patterns will
all contribute to making these vital pedestrian spaces.
The connection of parking to the village is another vital char-
acteristic to be improved. The existing pier parking lot is
redesigned to provide more short -term parking adjacent to
the village on Ocean Front. In addition, walkways along Palm,
Washington and Main will be continued into the parking lot,
with landscaping, such that pleasant and direct pedestrian
routes connect parking to the village. Essentially, the village
grid of streets is continued into the parking lot.
To provide more short-term parking within the village, Bay
Avenue is modified to provide additional on- street parking.
Other sites between Balboa Boulevard and Bay will also pro-
vide increased parking. Even with a reduction of parking
spaces on Balboa Boulevard in order to widen sidewalks,
2 1 BALBOA VILLAGE DESIGN GUIDELINES
there will be an overall gain in parking and in particular
short -term spaces adjacent to and within the village.
The renovation of Peninsula Park will create an attractive vil-
lage green with an outdoor performance space surrounding
the existing bandstand. The village green is a major entrance
to the village at Main Street, and is an important meeting and
gathering place. The addition of seating and landscaping will
further encourage these activities. The combination of
Balboa Theater and the Peninsula Park performance space
will greatly expand Balboa's role as a culture and arts cen-
ter on the Peninsula.
Balboa Pier Plaza is part of the renovation program and will
provide a pleasant plaza with comfortable seating, shade
trees and colorful planters to mark the foot of historic Balboa
Pier.
B. Private Role
Improvements to buildings and storefronts are an equally
important part of the overall renovation program.
The Design Guidelines are provided to ensure that private
sector actions are carried out in a coordinated manner which
is directed toward retaining village scale and character and
upgrading facade appearance. Whether the renovation is to
incorporate landscaping into a facade, conduct maintenance
such as exterior painting, or to carry out a full face -lift, these
efforts should be implemented in accordance with the
Guidelines. The end result should provide improvements
which are compatible in scale, size and appearance with vil-
lage character, are attractive and functional, are respectful of
Balboa's past, and employ creative design solutions.
J
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3
IL Village Framework
and Character
A. Framework
Balboa Village, between bay and beach on the Balboa
Peninsula, is a small town commercial district in Newport
Beach. In recognition of this setting, Balboa's architectural
heritage evolved to reflect seaside themes. Most prominent
are the Balboa Pavilion and Balboa Inn, both on the National
Register of Historic Places, which anchor the bay and beach
ends of Main Street. The Pavilion has Victorian detailing in
its ornate cupola and wood details, and has over time
become an icon for Balboa. The Inn is Spanish Colonial
Revival, with tile roof, towers, arched arcades and masonry
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VILLAGE FRAMEWORK & CHARACTER
details. In between, individual buildings reflect an eclectic mix
of architectural styles (Art Deco, Balboa Beach Cottage, Main
Street commercial), some more successfully than others.
The existing ground plan (Figure 2) of Balboa Village com-
bines many of the elements found in traditional villages: nar-
row streets, small blocks, small lots with narrow frontages,
building walls lining the sidewalk which define street space,
open shop fronts, mix of commercial and residential uses, a
village green (Peninsula Park) and a tree -lined Main Street.
Add to this elements unique to Balboa: bayfront promenade
(Edgewater) lined with boats, docks and funzone, oceanfront
boardwalk (Oceanfront Walk), and Balboa Pier, another of the
villages historic landmarks. Views of beach, bay and distant
mountains from Oceanfront and Edgewater are constant
reminders of the natural beauty of this unique setting.
EM MIXED USE BLOCK
n BUILDING WALLS DEFINE
STREET SPACE
Q VILLAGE GREEN
® PROMENADE/BOARDWALK
iKS
OCEANFRONT BOARDWALK
FIGURE 2 / BALBOA VILLAGE GROUND PLAN
•
•
BALBOA VILLAGE DESIGN GUIDELINES 1 3
VILLAGE FRAMEWORK & CHARACTER
B. Character One, two and three story building scale;
Balboa's character is not based on a particular architectural
style or outstanding buildings. Some may say, like artist Rex
Brandt who memorialized Main Street in his famous water-
color, that it is bigger than any physical place, and more a
feeling shared in all its parts that is as difficult to define as
love. It is the combination of physical setting, mix of beach,
bay and village activities, residences, and eclectic collection
of buildings.
Balboa Village Character can be defined by such
features as:
Immediate access to beach and bay;
• An overall small scale compact village form composed of
irregular blocks within a grid of local streets and alleys;
Traditional Storefront
Architectural Detail
• A handful of landmark buildings which offer exceptional
examples of Mediterranian, Spanish and Victorian styles; •
• Views to ocean, bay and distant mountains;
• Pedestrian scale;
• Mix of residential, retail, entertainment, and beach and
bay activities;
• Architectural details such as varied roof shapes and tow-
ers, tile wainscots on storefronts, display windows with
awnings and canopies, and recessed entries.
1-3 storeir budding scale
4 1 BALBOA VILLAGE DESIGN GUIDELINES
Beach Front
lnndnmrk
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Pedestrian Seale
Bay Front
Landmark
VILLAGE FRAMEWORK & CHARACTER
Windom Displays
Window Displays of merchandise are one of the most impor-
tant impressions a business makes on the passing pedes-
trian. Displays should be purposeful statements of mer-
chandise quality designed to visually attract potential cus-
tomers.
Merchandise selected for window display should be limit-
ed to items that clearly depict the range of offerings.
• Displays should incorporate color, background, props and
lighting that create an appropriate image.
• Window displays should change on a regular basis to
maintain a sense of surprise and interest. If displays re-
main unchanged, they become faded and taken for grant
ed, and seasonal display themes are ignored.
• Display windows should not be obscured by temporary
signs attached to the glass.
C. Building Design Types
Building appearance contributes to the character of Balboa
Village. Many of the structures are vernacular in style, cre-
ated by local builders using materials and forms common to
the period and place. The value of vemacular buildings is
generally inherent in groupings, rather than individual build-
ings, that present visually pleasing and coherent street
scenes that define village spaces.
Balboa is fortunate to have several buildings which are exem-
plary of a particular style, and illustrate appropriate scale and
architectural richness. These buildings include Balboa
Pavilion, Balboa Inn, Balboa Saloon, Washington Street
Cottage, Old Hardware Store (Main and Balboa), Newport
Landing Restaurant, and Balboa Theater.
The building design types found in Balboa include:
Mixed use
BALBOA VILLAGE DESIGN GUIDELINES
VILLAGE FRAMEWORK & CHARACTER
Balboa Beach Cottage. This style was common in the
1920's and later. It is characterized by wood siding, both
shiplap and board and batten, and gable roofs with over-
hanging eaves. There are few examples left within the vil-
lage. The most prominent is the two -story residence and
retail shop at Balboa and Washington. The retail building has
a street -front addition which detracts from the simple cottage
design and prominent gable roof.
Balboa Beach Cottage
Two -Part Commercial Blocks. These buildings were
prevalent from the 1850's to 1950's and became the con-
text for Main Street architecture. The ground floor provides
retail space with a simple arrangement of store front windows
and entry, sometimes recessed, and a separate entry to sec-
ond floor space which was used for office or residence. The
two -part division into distinct uses was often referred to as
shop - houses with origins back to Roman antiquity- A high
parapet or simple projecting shed roof hides the flat roof,
and there is Tittle ornamentation except for the original brick-
work, decorative pin caps at the line of the second floor and
roof, and window details. A sizeable wall area above shop
windows provides space for advertising and makes the facade
appear larger. Good examples are on Main Street, although
layers of facade modernization (lava rock, tile, and siding)
have covered the original wall material.
Z Part Commercial Blocks
Art Deco These buildings were typically constructed in
the 1930's and later. They feature smooth stucco wall sur-
faces, linear and curvilinear decoration and stream -line
modern appearance- Strip windows are typical and sidewalk
canopies or eyebrows are usually curvilinear. Towers and
6 1 BALBOA VILLAGE DESIGN GUIDELINES
other vertical elements project above the flat roof line. A
good example is Bubble's at the corner of Balboa and Palm.
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Art Deco
Spanish Colonial Revival. This style was widely used
throughout Southern California for commercial and residential
structures. Prominent characteristics including protruding win-
dow boxes and plaster bands at the window sill line and as
part of the column base, arched storefront window openings,
towers with tile topped cupola, wrought iron railings, heavy
plaster walls with simple surfaces, tile roofs and deeply
recessed windows. Examples include the Balboa Inn and
Balboa Theater.
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Spanish Colonial Revival
Waterfront Victorian. This style was associated with
Southern California resort settings and became signature
landmarks for the resorts. Its graceful lines are character-
ized by double -pitch roofs, intersecting gables and domed
cupolas- Outdoor decks were decorated with ornate wood
railings and wood braces. Half - circle windows were also a
common feature as were wood eave details. The Balboa
Pavilion is the primary example in Balboa Village-
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Waterfront Victawn
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D. Activities
Village framework and character is more than a collection of
buildings. Equally important are the activities that bring fife
to the village. While the mix of activities has evolved since
the heydays of gambling, dancing and rum - running in the
t 920's, fun at the beach and bay for families is still a cen-
tral theme. It is important to recognize Balboa Village as a
commercial- recreation center within the residential neighbor-
hoods of Balboa Peninsula. That means the village is sur-
rounded by residences at each end and in much of the sec-
ond floor space throughout the village.
The activity structure relates to bay and beach activities ,
entertainment and services for residents and visitors. (See
Figure 3, Activity Structure) Because of bay access, mar-
itime- related activities line Edgewater along the bayfront.
Sports fishing, boat rentals, tour boats and excursion boats
offer residents and visitors a host of maritime recreation
activities. A midway character complements the bayfront mix
with a fun zone offering such traditional activities as Skee-
Ball, bumper cars, ferns wheel, and carousel to more con-
temporary computer - electronic games. Restaurants and food
and beverage stands are interspersed all along the bayfront.
Oceanfront provides pedestrian access to the beach and is
the focus for beach activities. This includes Peninsula Park
VILLAGE FRAMEWORK £* CHARACTER
for informal play, picnicking, bandstand concerts and special
events, residences, hotel, restaurants, parking and historic
Balboa Pier for strolling, fishing and dining.
In between are the shopping streets of the village, including
Balboa Boulevard, Main Street, and Palm Street. The mix of
activities serves both residents and visitors and includes
restaurants, retail shops and services. Two story commercial
buildings provide residential uses on the second floor. This
mix of activities today is changed from what it was just a
decade before, when more locally oriented services and
shops were available. Residents and businesses look forward
to an evolutionary change that will offer a more appealing
mix. The new list of activities should provide a balance
between resident - serving shops and services and visitor -ori-
ented activities. The historic Balboa Theater is scheduled to
re -open in 2002 as a performing arts center for stage and
screen. It will act as a catalyst to village revitalization where-
by bistros and restaurants will be attracted to serve theater-
goers, as well as art galleries and boutiques. The scale,
quality and diversity of shops and restaurants on Balboa
Island provides a nearby model for a retail mix appropriate
to Balboa's shopping streets. There is a balance of shops,
restaurants and galleries that provides an interesting window -
shopping experience, provides goods and services for local
residents, and above all provides a social gathering place
which is inviting , comfortable and attractive.
BEACH
U�U�VV�V�U ..
3 ACTIVITY STRUCTURE
BALBOA VILLAGE DESIGN GUIDELINES 1 7
N
VILLAGE FRAMEWORK & CHARACTER
E. Negative Character
Detractions to village character have occurred over time. It
is important to identify them so that future changes can cor-
rect and avoid detracting elements. Negative impacts are
usually caused by incongruous and loud statements to adver-
tise a business through sharp contrast with its surroundings.
Examples include the following:
• Murals which overtake the entire building;
Awnings which in color, shape and size attempt to over-
whelm or compete with their neighbors;
• Bright colors applied to the entire building wall;
• Roof shapes and colors which sharply contrast with their
neighbors or the subject building; and
• Signs which are out of scale with the building.
• Minor detractions are caused by inappropriate details,
unattractive display windows and lack of building maint-
enance.
Without appearance codes at the local level, there is no
direction to enhance the physical character of Balboa Village.
Clearly, it is necessary to reach an agreement on the basics
of village form and character (height, scale, color, proportion,
materials) and to allow them to be manipulated to create
individuality which achieves a collective benefit
Unattractive
8 1 BALBOA VILLAGE DESIGN GUIDELINES
Roof Shape/Color With Sharp Contrast, Bright Wall Color
Signs Out of Scale With Building
Munds 77v8 Take Oder Building
•
Competing Awnings
•
III Design Principles
0 for Balboa Village
-0
•
Design principles are more often expressed through good
examples rather than through the blunt instrument of inflexi-
ble rules and regulations. Attempts to achieve good design
through regulation can become constraints rather than incen-
tives. At the same time, however, certain basic design prin-
ciples are necessary to establish a common framework for
compatibility of new construction and refurbishment of exist-
ing buildings. The following design principles offer a common
framework to achieve compatibility:
Village Green. The primary open space in Balboa Village
is Peninsula Park, a meeting place and stage for culture and
recreation. Buildings which frame the green should con-
tribute to it's ambience with animated building frontages
which engage pedestrians.
Village Green
Human Scale. Most buildings are one to three stories,
and no wider than a large house. The presence of many
residences within the village plays a significant role in achiev-
ing human scale.
Human Scale
Quality Architecture Although buildings represent a
very wide range of styles, they should strive to be wellcraft-
ed in their style and detail.
DESIGN PRINCIPLES FOR BALBOA VILLAGE
Quality Ardtitechrre
No IncompatibleArclritecture. Buildings of different
styles can harmonize due to similarities in scale, roof shapes,
rhythm of openings, color, and materials. Incongruous ele-
ments such as bright, loud colors, jarring roof shapes and
blank walls can be eliminated through thoughtful renovation.
Inviting Stree oilts. Streets lined with attractive dis-
play windows which open the facade to view create pedestri-
an scale and interest.
Inviting Streetfonts
Lat:dscape. The presence of plantings integrated with
retail facades is an important step toward streetscape beau-
tification. The recurrance of landscape on a number of
facades will promote village character. Landscape elements
include window boxes, sidewalk planters, decorative lattices
and vines, and second floor window boxes and balcony planting.
Landscape
BALBOA VILLAGE DESIGN GUIDELINES 1 9
3�
DESIGN PRINCIPLES FOR BALBOA VILLAGE
Landmarks and Context Buildings 'Preservation of
landmark buildings is vital to village character. Equally impor-
tant is to treat adjacent buildings as context which are com-
patible with landmarks because they do not compete but
present a more quiet expression of village character, with
small scale, subdued colors and simple shapes and details.
landnwh and Confew Buildings
Views. Recognition of this setting is vital to expressing the
essence of Balboa Village. Preserving views toward beach
and bay, providing outdoor dining overlooking bay, and pro-
viding upper level balconies overlooking beach and bay are
ways to recognize the setting.
Beach and Bay
Sl2ecial Features.
In this category are
cupolas, towers, bandstands
and fountains. These fea-
tures should be established
as important visual elements
of village streetscape where
consistent with the design
principles.
Special Feahires
10 1 BALBOA VILLAGE DESIGN GUIDELINES
Sef:se of Enclosure. Street space should be well defined
by buildings and trees lining the streets. Gaps in the
streetscape, such as parking lots, should be defined at the
edge of the sidewalk with trellises, fences or landscaping. •
The small blocks, narrow streets and narrow lot pattern fur-
thers the sense of enclosure.
Sense of Enclooire
Mixed Use. The traditional pattem of ground floor retail
with second floor residences or offices should be encouraged
to continue. This pattem occurs throughout village blocks
with frontages on Balboa Boulevard, Main Street, and Palm
Street.
Mixed Use
�i
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
IV Design
Guidelines for
Improvements to
Sites and Buildings
A. bttroduction
These guidelines are not a substitute for good design. Each
applicant should recognize the qualities and attributes that
make up the unique architectural character of Balboa and
retain and promote these qualities in existing and new struc-
tures.
The guidelines address site design and building design and
are organized to address two major categories of action
which can be taken to improve property: improvements to
existing buildings and new construction.
Imlzrovements to Existing Buildings
There are various degrees of improvements that can be
implemented to upgrade and enhance existing conditions. All
should have a common design goal of creating individual
building improvements that will contribute positively to
Balboa's overall form and character. The various degrees of
improvements are defined as:
Construction of New Buildings
Design guidelines for new construction encourage compatibil-
ity with adjacent buildings, and design consistency with vil-
lage character. Balboa has a strong "sense of place" which
needs to become more visually coherent. Buildings must
relate first to human proportions and respect the scale of the
buldings around them. This will lead to harmony among the
y
parts.
B. Site Design Guidelines
1. Lot Size
Lot size varies throughout the village. The original platting
was 27 feet wide by 95 feet deep. Lot consolidation has
altered this pattern to one where a combination of narrow
and wide lots exist side by side, and building facades also
refect this variation.
Recommendations for Lot Size:
• Maintain the mix of narrow and wide lots, with fairly uni-
form depths.
• Further consolidation should require a building's facade
articulation to express narrow lot frontages, from 27 feet
to 54 feet, in order to reflect the historic pattern of
small lot frontages
2. Setbacks
Street setbacks in the village are 0 feet for commercial uses.
The general pattern is streetfront building walls set at the
back of the sidewalk, which creates a continuous building wall
defining the street space. Variations to this pattern include
minor (less than five feet) recessed doorways and store-
fronts, and some 45 degree angled entries at corner lots.
BALBOA VILLAGE DESIGN GUIDELINES 111
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
Recommendations for Setbacks.
• Maintain the historic pattern of a continuous building
wall.
Avoid siting building facades at an odd angle to the
street and sidewalk, with the exception of street comers,
which may incorporate angled building walls.
• Gaps in the building wall should be infilled with a con-
tinuous building wall or other appropriate element such
as walls, trellises and planting.
3. Ot: -Site Parking
Historically, parking was not provided on town parcels
because of their small size, few private cars and because
Balboa was served by the Red Car rail service. Through lot
consolidation, some of the larger commercial uses dedicated
a side or rear lot to parking. The general pattern today,
however, is that parking is generally not provided on the lot,
which has allowed the historic main street character of a vil-
lage to evolve where continuous storefronts are rarely inter-
rupted by parking lots.
Recommendations for On -Site Parking:
• Maintain the historic pattern of limited on -site parking
visible from the street.
• Where on -site parking is provided, it should be at the
rear of a lot so the street wall is not interrupted.
• Where parking lots are adjacent to the street, efforts
should be made to screen them from public view by
using a combination of landscape planters, walls and
trellises to visually continue a "green wall' fronting the •
parking.
• Where there are curb cuts for parking lot access, they
should be relocated to existing alley curb cuts or other
places where sidewalks and parkway planting will not be
interrupted.
4. Site Landscai2it
Site landscaping includes plants, hardscape elements and
planters that are part of the street wall.
Village vernacular usually includes a variety of means where-
by building frontages incorporate planting. These include
window boxes attached to the facade at the ground level and
upper floors, wall vines, decorative lattices and ceramic
planters.
In order to enhance frontage appearance, create a garden
atmosphere to complement parkway planting, and to other-
wise improve the conditions of older buildings, the following
recommendations should be pursued:
• Fully landscape building setback spaces with attached or •
free - standing planters.
• Incorporate sidewalk vine pockets with wall lattices along
blank walls planted with colorful vines that become part
of the building wall, and should be compatible with the
adjacent architectural character.
Parking Lot S�ing
22 1 BALBOA VILLAGE DESIGN GUIDELINES
•
33:
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
• Incorporate planters into second floor balcony railings or
furnish these spaces with planters.
• Wherever possible, incorporate window boxes at ground
and upper floor windows. Plantings should not obscure
decorative facade features, such as ceramic tile wain-
scots.
All plantings are to be properly maintained in a healthy
and attractive condition, including the use of automatic
irrigation systems.
• For buildings with multiple store fronts or repetitive
upper level windows, plant materials should be consis-
tent and complementary for the entire building frontage.
• Utilize site and building landscaping to obscure unat-
tractive conditions such as blank walls.
5. Alleyways
Alleys provide access to many of the properties in Balboa
Village, both for garage and service access. These forgot-
ten spaces are an often overlooked resource that could, with
a little imagination and care, be made into visually pleasing
spaces.
• Properties abutting alleyways that are to be refurbished or
involves new construction should include in the scope of work
architectural enhancements, landscaping and other aesthetic
improvements.
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Landscape Incorporated into Facades
C. Building Design Guidelines
The following guidelines are organized to address general
design concepts and particular building elements, including;
• Building height,
• Roofs,
• Walks,
• Facades,
• Storefronts,
• Canopies and awnings,
• Doors and windows,
• Lighting
Ornamentation
• Finish and color.
Alley Enlmncemenl
BALBOA VILLAGE DESIGN GUIDELINES 113
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
1. General Desig2: Conce z2tts
The following design concepts are applicable to Balboa
Village buildings and should guide renovation and new con-
struction.
Proportion is the size relationship of building elements to
each other, such as width to height, window size to facade,
or awning size and shape to building front. Two story build-
ings emphasize vertical proportion, while one story are more
horizontal.
Proportion
Scale is the apparent size of a building with respect to
nearby buildings and to the human body. Facades which are
divided by windows and doors break up the apparent scale
as opposed to a blank building front. Awnings and canopies
over the sidewalk create "pedestrian" scale by their shelter
and sense of enclosure. Compatible scale between adjacent
buildings is achievedby similar facade divisions and height.
Scale
Massing is the arrangement of building volumes. Most
Balboa buildings have simple rectangular shapes. .
Massing
14 1 BALBOA VILLAGE DESIGN GUIDELINES
Riti tltm refers to the repetition of facade elements, such
as columns, windows, doors and awnings. A regular spacing
of elements produces a regular rhythm. Rhythm can also be
achieved in building groupings, such as several two story
structures adjacent to each other with similar size windows •
and spacing. Most two story buildings in Balboa demonstrate
regular rhythm in the spacing of windows.
Rythym
Corn2osition is the organization of building facade ele-
ments. Storefronts composed with a wainscot, picture win-
dow and transom windows above illustrate a three-part
facade composition.
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Compatibility is the relationship between buildings and
their parts, and can be achieved through "family resem-
blances" and the use of similar materials, colors and details.
A mansard roof placed in the middle of a group of high para-
pet facades is jarring to the appearance. A grouping of two
and three story facades with similar floor and window lines
would achieve compatibility.
compatibility
•
LP
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
Recommendations for General Design Concepts.
For Existing Building:
• New or replaced elements, such as doors and windows,
should be consistent with the proportions of the original
design so that the final composition is unified.
• Human or pedestrian scale should be maintained in
Balboa. Ornamentation, canopies, awnings, doors and
window openings and other elements can give a build -
ing human scale. Buildings with elements of great size
are monumental in scale. Large, undifferentiated build
ing surfaces are scaleless. Both approaches should be
avoided in Balboa.
• Maintain compatibility within groups of buildings by
using similar details, colors and materials.
For New Construction:
• Simple rectangular massing should be maintained.
t
• Storefronts should be balanced with symmetrical propor-
tions and emphasize openness.
• Repetition of building elements, such as window and
door openings, should be consistent with the size and
$ spacing of openings in adjacent existing buildings of
i character.
Y
3
• Usual harmony and compatibility between buildings is
encouraged; however, buildings should maintain individ-
ual character and not replicate each other.
• The scale and proportions of new construction should be
compatible with rather than compete with nearby land
mark buildings. Similar facade composition (walls to win-
dows) in nearby landmarks is an especially important
relationship to be emulated in new construction.
2. Building Height
The height limit for Balboa Village is 26 -35 feet. The high
point of a sloping roof can exceed this range by five feet.
This height range thus provides flexibility to permit up to
three story buildings, which is consistent with the one to
three story height range found throughout the village.
Exceptions to the height range can also be considered
through provisions of the Central Balboa Specific Plan #8
and use permits provided that certain findings can be made.
These include consideration of open space, views, superior
architecture, and compatible scale relationships to existing
structures.
Recommendations for Building Height:
• For existing and new construction, the existing 26 -35
foot height range is appropriate.
• Height differences between landmark buildings and near-
by structures should maintain the visual dominance of
the landmark, in most cases.
• The overall proportions of existing buildings should be
retained, with the exception of second floor additions
which achieve appropriate proportions and compatibility
with adjacent buildings.
Range of Budding Heights s�
BALBOA VILLAGE DESIGN GUIDELINES 115
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
3. Roofs
Roof forms generally impart a strong visual character to a
building and often define its style. Residential buildings,
which are located throughout the village, commonly have front
gable and hip roofs. Commercial buildings are generally flat
with a high parapet front, or a short projecting shed roof
along the facade. Both the Pavilion and Balboa Inn have
unique roof shapes expressive of their styles. Common roof-
ing materials include mission tile in earth tones, shingles and
built -up roofing.
Recommendations for Roofs.
For Existing Buildings:
• Retain the existing shape, materials and other roof fea-
tures of landmark buildings, and other buildings with
special features, and maintain them in good repair.
• Where existing roofs are incompatible with their Sur
roundings, they should be replaced to become compat-
ible in shape, materials and color. Examples include
mansard roofs on Balboa Boulevard.
• Adding new features to existing roofs, such as dormers
or visible mechanical equipment, should usually be
avoided.
• In residential areas of the village, gable and hip roofs
should be retained and other roof shapes discouraged.
For New Buildings:
Roof shape, material and color should be compatible
with nearby landmark structures and other buildings of
character.
• Avoid non - traditional roof forms such as mansard or
other atypical shapes
Flat roofs should be obscured by high parapets on the
street elevation.
• In residential areas of the village, use only hip and gable
roof shapes to maintain residential compatibility in scale,
material and color.
• Consider roof towers at prominent intersections on Palm
and Main Streets.
16 1 BALBOA VILLAGE DESIGN GUIDELINES
Yb uers
Residential
Beach Anillian
Spanish Colonial
•
E
t.
3 �-
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
4. Walls horizontal shiplap), and decorative ceramic tile
for wainscots Incompatible materials include aluminum or
Wood, stucco and masonry are the common materials found vinyl siding, fake stone or brick veneer, plywood siding
in walls of village buildings. Wood is primarily used in resi- and any materials with reflective or shiny surfaces.
dential structures and includes shingles, vertical T and G and
horizontal shiplap siding. Stucco and masonry are predomi- The characteristics of the wall finish should be compat-
nant choices for commercial structures. As a result of newer ible with nearby landmark buildings and older buildings
renovations and additions, combinations have occurred such to be retained. Wood siding should have a similar on
as brick and wood siding, or various wainscots applied over entation and board spacing. New masonry should have
the original wall. The latter include ceramic tile and stone. bonding patterns and mortar joints that emulate existing
Often, these outer layers were attempts at modernization and conditions.
sometimes result in an incongruous appearance.
Recommendations for Walls.
For Existing Buildings:
4 •
I
Identify and retain wall materials which are part of the
original structure. Repairs and replacement should
match as close as possible to the unit size, joint size,
bonding pattern and color. For Main Street, the pre-
dominant wall materials are brick, masonry, and stucco
which should be maintained and employed in all
improvements to retain the character and scale.
Incongruous layers of materials which cover up the odg-
inal condition should be removed and replaced with
more compatible materials or those representative
of the original. Wherever possible, brick wall surfaces
which have been painted or covered should be returned
to their original color and character. If removal of paint
may cause damage to the underlying masonry, then the
coating should be retained in good condition and color.
Wainscot materials for storefront walls may include brick,
ceramic tile and similar materials which contribute to the
overall character of the facade. Tile wainscots should
be considered as a unifying theme for commercial build-
ings on Main Street and Balboa Boulevard, and replace
existing tile which is incongruous.
Stucco repairs should be accomplished by removing
damaged material and patching with new material that
matches the old in texture and strength.
For New Buildings:
• New construction should use exterior wall materials that
are compatible with nearby existing structures. Comp-
atible materials include masonry, stucco, wood
shingles, and wood siding (vertical board and batten or
5. Facades, Storefronts, Canopies and Aunrings
The term "facade" refers to the front elevation of the build-
ing. This public face is typically more embellished than other
elevations. Traditional storefront commercial facades have a
great deal of variation, however basic elements include the
storefront and the upper facade. The upper facade often
employs a high parapet or false front to create additional
height to give the building importance. Where commercial
buildings are two story, the upper floor is residential or office
with regularly spaced window openings, sometimes embel-
lished with framing details and planter boxes.
The storefront is composed of display windows, sometimes
topped by transom windows. Multi -paned windows further
divide the scale of the facade as opposed to large single
panes of plate glass. The panels below the display windows
are termed bulkheads or kick plates, and have often been
covered up with an added layer of material, such as stone
veneer or ceramic tile.
A fixed canopy is a common element of storefronts to pro-
vide shade and shelter over entrances and windows.
Canopies generally run the length of the facade, with an
average clear height of eight to ten feet to the underside of
the soffit. The canopies are wood or metal framed and
sheathed with a solid roofing material. Sometimes lighting is
built in, either strip lights along the eave or down - lights
recessed into the soffit.
Awnings are an alternative to canopies in providing shade
and shelter. However, their application to the facade is quite
different. A variety of shapes are common, including tradi-
tional, domed, shed and retractable. They are light weight
and can incorporate signage in the face or valance portion
of the awning. It is common for awnings to extend for only
a portion of the facade, or to have several different awning
shapes and colors on a single building, often presenting a
confusing and uncoordinated array of shapes, sizes and colors.
BALBOA VILLAGE DESIGN GUIDELINES 117
3�
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
Recommendations for Facades, Storefronts, Canopies
and Awnings.
For Existing Building:
Identify, retain and preserve the original functional and
decorative features of the facade and storefront. H pos-
sible, peel back added layers and return to the original
character.
• Do not introduce "imitation" elements, such as coach
lanterns, mansard overhangs or small-paned display win-
dows unless they can be documented as appropriate to
the facade.
• New storefronts in existing buildings should be compat-
ble with the size, scale, materials, color and proportion
of the existing building.
All storefronts should reflect traditional parts, including
bulk head, rectangular display windows, vertical piers,
transom windows, horizontal wall space for primary sig-
nage and parapet or second floor with regularly spaced
windows. Arched or rounded display windows may be
appropriate for particular architectural styles, such as Art
Deco.
• The storefront should be located in the plane of the front
facade with no major projections or angled walls.
Entrances may be recessed and planter boxes are
encouraged as integral parts of the storefront.
transom
windows
display
window!
window be
bulkheac
windows. Aprroximately 60% percent of the storefront
area should be transparent. When less window area is
desired, blinds and interior curtains should be used.
Entrance doors with transoms and sidelights are appro-
•
priate and enhance facade transparency.
• Generally, wood is an appropriate material for window
frames since it can be painted to provide a color accent.
If aluminum exists, it should have a dark finish. Aluminum
or vinyl are not recommended for traditional storefronts
because they limit the range of colors for accents.
• Non - original storefronts which have their own unique
character should be kept in good repair and be respec-
ful of the character of adjacent buildings.
• Wherever possible, original canopy designs should be
incorporated in building improvements, such as the
Balboa Inn.
• A continuous canopy line along the facade length may
be desirable. It should retain the shape and proportions
of the existing and be compatible with adjacent buildings.
Finished soffits with recessed lighting or incandescent
lighting along the eave are recommended. Thin, flat -
pitched canopies with gravel roofs should be avoided.
• Canopies may project over sidewalks as long as they are
set two to three feet from the curb face and do not
interfere with street trees and sidewalk furniture such as
street lights.
Sforefironf Design Ekm is
18 1 BALBOA VILLAGE DESIGN GUIDELINES
awning
!ntry door
•
•
3�
For New Buildings:
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
ible to the building style or shape of display windows.
• Storefronts of new commercial buildings should be com- Solid color or broad stripe patterns on awnings are pre-
• patible with nearby existing buildings. Traditional store- ferred,
front features should be emulated (bulkhead, end piers,
transom windows) and display windows should be at For facade continuity on a building, awnings should be
least 24 inches above grade. Bulkhead materials may a consistent height and depth.
be consistent with the facade wall material or employ a
contrasting decorative material such as ceramic tile. The following awning features are to be avoided:
Recommended tile designs include bright colors of blues, • Backlighting
greens and black and softer light blue and yellow, and • Vertical sign -front style
natural unglazed, dense quarry tile or glazed in matte • Use of metal
or gloss colors. Solid colors and interlocking patterns • Shiny materials such as high gloss vinyl
should be considered. • Flowered or other patterns
• Use of canopies or awnings is encouraged to provide
shade and shelter for pedestrians. Wherever possible,
they should employ one consistent style and extend
the full length of the building or display windows and
entrances. The canopy or awning height should be
aligned with adjacent buildings, where possible.
• Storefronts should provide approximately 60 percent of
their surface area in transparent display windows.
Aluminum frames for display windows and doors are
generally discouraged, but may be allowed if they have
a dark finish and are more consistent with the new
i structure than framed windows and doors with a con -
trasting trim color.
The following guidelines address awnings, and are
applicable to existing and new buildings:
3
3
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}
F
• The size of awnings should be proportional to the scale
of a building and the surrounding streetscape. A sig-
nificant portion of the facade and parapet should be
visible at either end of the awning to provide a visual
frame.
• For buildings with multiple storefronts, it is preferable to
have one continuous awning the full length of the build-
ing, or the same shape and color awning installed over
repetitive storefront windows.
• Where existing canopies are to be retained, they should
not be combined with awnings or fabric valances, which
creates a confusing appearance.
• Traditional shaped awnings are preferred. These are
simple sheds with a 4:12 pitch or greater, may have
dosed ends, and have a straight valance. Domed shape
awnings are not recommended unless they are compat-
Traditional atoning shapes
Deep recesses reflect scale of adjacent cottage
Ground floor in line with adjamr! r story building, 2nd floor recessed
BALBOA VILLAGE DESIGN GUIDELINES 119
Is
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
6. Doors and Windows
The front door is one of the most important elements of a
building facade. Doors are characterized by their operation
and materials, such as hinged , swinging, and metal or wood.
Doors are typically solid or glass in various paneled arrange-
ments. Balboa storefronts favor glazed doors which con-
tribute to facade transparency. Mufti -light doors are associ-
ated with early Main Street building styles. In new or remod-
eled storefronts, narrow aluminum frames are common, while
older commercial buildings and residences generally retain
wood frames and casings. While there is a variety of window
shapes and sizes in Balboa Village, the main types are plate
glass and double -hung. Residential window types include
casement, awning and sliding windows. The rhythm of window
openings plays a significant role in a building's appearance.
Singles, pairs and triplets are common. In most cases, win-
dows are taller than they are wide. Qear glass is the most
common material, although there are a few examples of col-
ored glass.
20 1 BALBOA VILLAGE DESIGN GUIDELINES
lmriting Front Dow
small Life
Plate
Mir
WE
Pei M
•
Woad Sliding 41
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
Recommendations for Doors and Windows.
• For Existing and New Buildings:
• The functional and decorative aspects of doors and win-
dows should be identified and retained where they make
a positive contribution to the building. Features to con-
sider include frames, sash, muntins, glazing, sills, heads,
jambs, moldings and door hardware.
is
•
Nev; or replacement doors and windows may be accu-
rately restored using historical, pictorial, or other
research. New designs should be compatible with a
building's character.
• Original door and window openings should not be
reduced or enlarged to install stock -size units. When
dropped ceilings are installed, they should be set back
from exterior openings to avoid cutting across the
openings.
• Doors and windows should be recessed away from the
outer wall surfaces.
• Doors to retail shops should emphasize openess
by incorporating approximately 75 % of the area to glass.
• Existing recessed doorways should be retained.
Large, continuous expanses of glass without careful
detailing should be avoided. Glass areas can be subdi-
vided by mullions, panes, or decorative millwork to
create human scale.
• Tinted glass can be used to reduce solar heat gain pro-
vided it allows views into the retail shop. Reflective
glass should be avoided.
Additional openings should not be cut into the street
facade, unless they are compatible wth the overall buil-
ding character.
• Jalousie windows should not be used on front facades.
Avoid windows with reflective coatings, aluminum frames,
and diagonal pane divisions.
• New construction should blend with the proportion and
rhythm of windows and doors in surrounding buildings
which positively contribute to village character.
• The pattern, size and type of window and door open-
ings should be appropriate to the character of the build-
ing. Avoid jalousie windows, reflective coatings, and alu
minum frames.
• Doors and windows in facade openings should be
recessed away from the outer wall surface to suggest
the thickness of traditional masonry walls.
BALBOA VILLAGE DESIGN GUIDELINES 121
q-)�-
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
7. Lighting
The exterior lighting on buildngs is an important element in
establishing overall village character. Traditional lighting
included incandescent fixtures mounted on the underside of
canopies, on the front facade or wall lights of ornamental
metal and glass. Architectural features of a building are also
the subject for lighting. Tower elements and unique roof pro-
files are often outlined by lighting. Examples in Balboa
include the Balboa Pavilion, where lights outline the double -
pitch roof form and the distinctive cupola.
Recommendations for Lighting.
For Existing Buildings:
New or replacement light fixtures should be based on
surviving prototypes, or on fixtures typical of the period
or style. Incandescent fixtures were typical; however,
energy efficient metal halide (color corrected) and halo-
gen quartz fixtures may be used. Fluorescent fixtures
are not recommended for the exterior unless shielded,
The lights on the underside of canopies should be
replaced or added, using small incandescent bulbs
spaced between 12 and 24 inches to illuminate the
storefront and sidewalk.
For New Buildings-
Exterior lighting levels should not compete with that on
existing nearby buildings.
• Incandescent bulbs are preferred, or shielded fluorescent
fixtures.
• Unique architectural features should be highlighted with
exterior lighting.
8. Ornamentation
Ornamentation on most Balboa Village buildings is quite sim-
ple. It includes cornice line details, material texture, decora-
tive railings, unique window shapes, and cast column capitols.
22 I BALBOA VILLAGE DESIGN GUIDELINES
Village Ornamentation
Balcony
Wood Screen
Column Capitol
Cast Stone
E
•
'l
r
1111
Column Capitol
Cast Stone
E
•
'l
r
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
Recommendations for Ornamentation. Colors should be muted earth tones and bright hues
should be avoided. Paint color should be used to high
For Existing Buildings:
light architectural form and details. Color selection
• Body -
should show evidence of coordination with the colors
• Wherever possible, the original details of the building
used on the block and adjacent buildings. They should
should be uncovered or replaced with a compatible
be compatible and complementary, but not identical.
substitute. Ornaments should not be added that are not
All colors, including intense saturated hues
authentic or detract from the building's character.
Five colors should be considered - for base, walls, trim,
• Details -
roof and architectural details. Dark colors are best for
For New Buildings:
the base of a building. The body of the building should
be lighter than the base and limited to one main color.
• Ornament should be employed to enrich architectural
Where there are canopies or awnings, the wall color
character. Appropriate areas for ornamentation include:
above and below should be the same. Building trim
the parapet /roof interface, structural supports, and cor-
should be a contrasting color, yet coordinated with the
ner, door and window trims.
base and body colors. The roof color, where it is
visible, should be coordinated withe the base, wall and
• The shape, color and texture of details should echo, but
trim colors. The colors of architectural details should
not duplicate, those on nearby structures of character.
also be coordinated with the facade scheme.
- 9. Finish and Color
Typical Color Schemes:
The majority of buildings in Balboa Village have painted exte-
rior finishes on wood, masonry or stucco. Most buildings
have a relatively subdued color scheme. Original colors for
Village buildings were grey, white, blue trim, unpainted red
brick, beige, ochres and muted reds. Recently painted build-
ings have used earth tones for the body and contrasting
blues or rust for accents or a complementary beige. Visible
roofs are terra cotta mission tile or grey composition shingle.
The color of a storefront and /or building establishes a mood
and feeling about the district. It reinforces individuality of the
building and its relationship to the block and village. In
Balboa Village, there is no thematic color scheme just as
there is no thematic architecture. Main Street probably
e comes the closest to a thematic character based on two story
brick buildings painted with light colors, predominantly white.
Recommendations for Finish and Color.
For Existing and New Buildings:
f Colors of landmark buildings need not be original, unless
restoration is intended. Colors should be appropriate
to the historic style of the architecture. Wherever pos-
sible, feasible and appropriate paint on brick buildings
7
should be removed.
• Base -
Dark earth tones
• Body -
Light earth tones, off - whites (ivory,
Navajo) or light pastels
• Roof -
Earth tones
• Trim -
All colors, including intense saturated hues
in small areas
• Details -
All colors, appropriate to the overall color
scheme
Colors Not Recommended:
• Highly reflective
• Large dark surfaces
• Large areas of dark glass
d
i
_f BALBOA VILLAGE DESIGN GUIDELINES 123
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
• High gloss paint is not appropriate, except for trim and
accents.
• Where a commercial building has more than one store
front, the building should have integrity of color. Color
should not be used to subdivide the building to reflect
the storefronts, unless there are architectural divisions
that create the appearance of separate buildings.
Similarly, the side elevations should be painted consis-
tently with the main facade.
• Stone or tile surfaces shall not be painted. Choice of
color on the adjacent wall surface should be compatible
with the stone or tile.
• Paint on wood should be maintained to protect it from
uftrviolet light and moisture. Compatible paints should
be chosen and the manufacturer's instructions followed.
• The colors for newly constructed buildings should be
chosen to avoid competing with colors of nearby landmark
buildings or older buildings of character that will remain.
The color scheme should be designed to highlight simi-
lar elements in old and new buildings. For example, if
existing buildings have contrasting trim colors, a similar
pattern should be followed in new construction.
10. Additions to Existirlg Buildings
Building additions are a small part of Balboa's eclectic
expressions, and are a future possibility in certain situations.
In most cases, additions would occur to add second floor
space to an existing one story structure.
Recommendations for Additions to Existing Buildings.
Consideration of new construction should be given equal
weight to adding a second floor, unless the existing and
addition can be melded into one unified character.
• The design of contemporary-style additions which are
compatible with landmark and older buildings is possible.
Sensitive additions consider scale, proportions, materials,
detailing and color.
Additions on parcels adjacent to landmark structures
shall be designed to be compatible with the historic
architectural style.
24 1 BALBOA VILLAGE DESIGN GUIDELINES
1 , sigizage
The City of Newport Beach regulates signs through its zon-
ing code. Specifically, Chapter 20.67 and the recently adopt- •
ed Balboa Sign Overlay ordinance govern signage. Included
is an amortization program whereby non - conforming signs
are encouraged to be removed and replaced by appropriate
conforming signs. A five year incentive program provides
design and financial assistance to owners.
•
FACADE RENOVATION CONCEPTS
Appendix I
is Facade
Renovation
Concepts
The following section consists of facade renovation concepts
for four sections of Balboa Boulevard, which demonstrate the
application of the Design Guidelines. They are intended as
illustrations only and describe one possible set of design
solutions to existing facade conditions. The common theme
in the illustrations is to recognize the positive attributes of
each building and incorporate them into the design solution.
It should be emphasized that these illustrations explore only
one possible approach to applying the Design Guidelines. A
range of alternatives should be considered which are appro-
priate to property owner or tenant requirements.
In summary, the facade renovation concepts are illustrations
only which are intended to:
0 • Demonstrate acceptable design treatments for groups
of buildings along Balboa Boulevard;
a
a
J
t
• Stimulate the imagination of various community interests
about creative design solutions for existing facades;
• Enable property owners, tenants and the community to
visualize how village appearance can be enhanced by
applying the Design Guidelines.
The facade renovation concepts are presented on the follow-
ing pages along with a photomontage of the existing facade
conditions.
BALBOA VILLAGE DESIGN GUIDELINES 125
FACADE RENOVATION CONCEPTS
Existing Conditions
Strip windows Remove awning Second floor
and extend tile Wall lattice with balcony with
IIIIIIII IIIIIIIIIIIIIIIIII'IIII�II roof for canopy colorful vines decorative railing
and planters
Facade renovation concepts I
1 Balboa Boulevard and Washington Southeast
Corner
The primary objective is to make minor modifications to exist-
ing facades that will emphasize the positive features of each,
including the Balboa Beach Cottage Style building, mission
tile roof, and brick facades.
Utilize decorative materials such as tile and brick for the
bulkheads
• Provide multi -Ilte display windows and doors
• Replace awnings with wall signs in a sign band, and
extend mission tile roof over sidewalk as a canopy, and
A
u
• Provide a common sill height for display windows Incorporate landscaping into facades, such as vines on •
balcony railing, second floor roof plantings, and window
boxes and lattice with vines.
26 1 BALBOA VILLAGE DESIGN GUIDELINES
Open dining to
I Existing brick
Trellis and
sidewalk
Bulkhead with bulkhead
vines to
frame entry
Decorative
tile on arch
Multi -light
display windows
decorative ceramic tile Multi -light
display windows
Facade renovation concepts I
1 Balboa Boulevard and Washington Southeast
Corner
The primary objective is to make minor modifications to exist-
ing facades that will emphasize the positive features of each,
including the Balboa Beach Cottage Style building, mission
tile roof, and brick facades.
Utilize decorative materials such as tile and brick for the
bulkheads
• Provide multi -Ilte display windows and doors
• Replace awnings with wall signs in a sign band, and
extend mission tile roof over sidewalk as a canopy, and
A
u
• Provide a common sill height for display windows Incorporate landscaping into facades, such as vines on •
balcony railing, second floor roof plantings, and window
boxes and lattice with vines.
26 1 BALBOA VILLAGE DESIGN GUIDELINES
•
s
f
i
r
S
9
I
FACADE RENOVATION CONCEPTS
Existing Conditions
U" n'rform display
window divided
into small lites
Facade rens
2.Balboa Boulevard and Washinrrton. Northeast
Corn er
Traditional gable roof
of shingles or tile
Uniform
window openings
Decorative
/ balcony railing
Create sign awnings
Storefront bulkhead band along
of decorative length of facade
ceramic the
nation concepts 2
• Establish a common sill height for display windows
• Use a decorative material, such as ceramic tile, for the
The following improvements are suggested to unify store- bulkheads
fronts and provide a common roof shape.
Use a common window size and decorative entry doors,
• Replace mansard roof with a traditional gable roof, and and
consider adding second floor office or residential space
incorporating an overhanging balcony with decorative Replace existing flat canopy with traditionally shaped
railing awnings
BALBOA VILLAGE DESIGN GUIDELINES 127
A
K
e
r
Ialz,.
i•
3
s
i
i
FACADE RENOVATION CONCEPTS
Existing Conditions
Remove box signs and
Continue incised masonry
Remove existing lava rock mosed Theater Spanish
design from second floor bulkhead and replace masonry detail Colonial facade restoration
to base with decorative ceramic tile
Famde renooation cones 4
4-.Balboa Boulevard and Washington Southeast
Corner
The basic approach to these facades is to recapture their
positive design features, including strong horizontal rib-
bon windows, incised masonry detailing, simple wall signs on
a sign band, uniform storefront windows and simplified palette
of wall materials.
Remove box signs, lava rock and wood veneers to sim-
plify appearance
• Establish common storefront bulkhead and window pat-
tern with transoms
• Use wall signs on sign band above storefront windows
• Emphasize incised masonry pilasters by incorporating
them into the ground floor facade
_! BALBOA VILLAGE DESIGN GUIDELINES 129
Sb
ORDINANCE NO. 2002-
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
NEWPORT BEACH ADOPTING AMENDMENT NO. 2002 -005 WHICH
AMENDS CHAPTER 20.45 AFFECTING THE CENTRAL BALBOA
SPECIFIC PLAN DISTRICT (SP #8).
WHEREAS, as part of the development and implementation of the Newport Beach General
Plan, the Land Use Element has been prepared; and
WHEREAS, as part of the implementation of the Land Use Element, the City prepared and
adopted a Specific Area Plan and implementing ordinances known as the Central Balboa Specific
Plan District which establishes planning objectives and development standards for the orderly
development of the district; and
WHEREAS, since the development of the Central Balboa Specific Plan District, the district
has experienced changes both good and bad that have affected the overall quality and image of the
district; and
WHEREAS, the Balboa Village Business Improvement District has supported the
Design Guidelines as a follow up to the Balboa Sign Overlay and the Balboa Village Pedestrian
and Streetscape Improvement Plan; and
WHEREAS, on August 13, 2002, the City Council initiated the Code Amendment for the
Design Guidelines; and
WHEREAS, on September 19, 2002, the Planning Commission conducted a public hearing
at which the Balboa Village Design Guidelines and Amendment No. 2002 -005 were considered. A
notice of time, place and purpose of the public hearing was duly given, and evidence, both
written and oral, was duly presented to and considered by the Planning Commission at the public
hearing. At the conclusion of said hearing, the Planning Commission adopted written findings and
recommended that the City Council adopt the Balboa Village Design Guidelines and Amendment
No. 2002 -005; and
WHEREAS, pursuant to Section 20.94, the City Council held a noticed public hearing
on September 24, 2002 to consider Balboa Village Design Guidelines and Amendment No.
2002 -005; and
WHEREAS, the City Council believes that the Balboa Village Design Guidelines should
be adopted and used as a planning guide for future development of the district. Additionally,
Amendment No. 2002 -005 properly implements the proposed land use and development policies
contained in the Central Balboa Specific Plan District and are necessary for said implementation,
and makes the following additional findings:
1. General Plan Land Use Element Policy F states that the development and maintenance of
suitable and adequate development standards including landscaping, sign control, site and
building design, parking and undergrounding of utilities to insure that the beauty and charm of
existing residential neighborhoods is maintained, that commercial and office projects are
aesthetically pleasing and compatible with surrounding land uses and consistent with the public
health, safety and welfare. The Design Guidelines and implementing ordinances establish
suitable design standards and land use objectives which are based upon sound urban planning
principles with the intent to improve overall site and building design without unjustly limiting
private property rights or the flexibility of owners to design projects appropriate for their
individual properties. The proposed Design Guidelines and implementing ordinances are
therefore consistent with this development policy.
2. General Plan Land Use Element Policy L states that, "The City shall encourage its
community commercial districts to reflect and complement the high quality of its residential
areas. The City shall promote the prosperity of its several community commercial districts
through the adoption and application of its planning, coning, building and public ivorks
codes, regulations, policies and activities. " The underlying purpose of the Balboa Village
Design Guidelines is to improve the district to better reflect the prosperity and quality image
of the City and to make the Balboa Village area a more vibrant part of the community. The
Design Guidelines and implementing ordinances accomplish this goal and appropriately
enhance the development standards without unjustly limiting private property rights or the
flexibility of owners to design projects appropriate for their individual properties. The
proposed Design Guidelines and implementing ordinances are therefore consistent with this
development policy.
3. The amendment affects general development standards and will not increase the development
intensity nor change building height limits, which could potentially affect the environment.
The project does not authorize any specific development, but rather establishes new design
guidelines and a process to implement them. Future development projects guided by the
proposed guidelines will be required to be evaluated for potential environmental effects in
accordance with CEQA and necessary mitigation measures applied as necessary. Therefore,
the proposed project has been determined to be Categorically Exempt pursuant to Section
15305 (Class 5, Minor Alterations in Land Use Limitation) of the California Environmental
Quality Act Implementing Guidelines.
THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY ORDAIN AS
FOLLOWS:
SECTION 1: Chapter 20.45 of the City of Newport Beach Municipal Code shall be
revised as provided in Exhibit "A ".
SECTION 2: The Mavor shall sign and the City Clerk shall attest to the passage of this
Ordinance. This Ordinance shall be published once in the official newspaper of the City, and the
same shall become effective thirty (30) days after the date of its adoption.
This Ordinance was introduced at a regular meeting of the City Council of the City of
Newport Beach held on September 24, 2002, and adopted on the 22nd day of October 2002; by
the following vote, to wit:
AYES, COUNCIL MEMBERS
NOES, COUNCIL MEMBERS
ABSENT COUNCIL MEMBERS
MAYOR
ATTEST:
CITY CLERK
Exhibit "A"
CHAPTER 20.45
SPECIFIC PLAN DISTRICT #8
CENTRAL $ALBOA
1 1 .. /7Sfir 1lfR!ITJ
These design
doveiGpineat
aF@ intead@d
to cFiwia. far all now
development an
and
.bC the
guidolines
provide
the bbd
FedevelopmeAt of
foF site pl.. Foviem,
@xisting p;aponies,
.+sire us@
and to assist Gity
staff and the Planning Commission
in ;@viewiaga applica
i A '1
GhpmmF
.bC the
fbe el R•Jhe
ES nriel rn AZ ,. th:S ,d.:e
the bbd
.,:a:..g
e.r :..el .,..A
0,
h.b.i+n..t.a
2. P@signiRg
,.the
so
sa
of edesr.•:e
of the +1 d'sr.l.•r
The skin of buildings;
a
,g StMGtUrvlrb�
a
F
d -gale h
laFge buildings
d
Design
5#uGtwes
that may he applied to
n.h:e.,e this shies :.,e :....1 .d
,
to he
i A '1
.,:a:..g
e.r :..el .,..A
0,
h.b.i+n..t.a
2. P@signiRg
monotonous,
.d2tLb..
to L.e•al•....
to GFGato
building
4almitiong
in
,g StMGtUrvlrb�
a
F
d -gale h
laFge buildings
d
3. Designing
5#uGtwes
buildings
,
to he
ell. GAPAMAll
.the. the.
•
a
in the
41 D 1.. '
tho
.....le
and
..he.e,.w
ef..e.a,
develepment,
and tho
De
d .,
h.pme.a
of evtctin
S. {I/he
e the
edest:.an
new
f..n
smuctwes
and
and
spaces;
the
ode eln
a.t.Se
a�
n e.Re
should
expand
possibl@,
the
bided
by
the .:de..•..1L
Examples
,b£ this
a include
s c
ed building
pede.t.:....
e .tge
oF Lnwnal
n
.ds
malls;
F d'
o side
.JL
in f;nst
a
eC building
abla a
pattems
+. A ll
re :de
pmiag
matoFial
d: , h..'Idin
earrances
and
t . t:l:7e
to
a
add visual
f.which
en4anGas
interest;
and
� r _
s;; ia
aGIcom
S. Q'r
des:a
n
,awuc;wer`he.
h as
h.Cid:.>
a GGFROF plaza;
s and .n.l.ing
n
s re
FninimizG
vccve�
e
an open
Sp=Ge-
...F:.•rc.
pFa
and
{l
D 'l.e
to
n e.l•:
n r
n,�j to
the
. re
the side
buildings,
enme
P.
side teaemotc
possible,
-aBd
all
a;in '
F@ap
of
and
1
Commercial •h' h faG@ hl' stfeets should be d g ..
d •ate aisaanl
inteFost d d 1 1 F F d d a h .elat :eship
r o 0
het. a . h .:Id'..s
Walls abutting p@dasvian walkways 'd IL of commaraW should -k
primmily agn fl- al ass d' C h d' d :th: A-vid
0 0
.a
Ie.ea e s and walls Ien c tnhes f..•.Jlc .v:rhe .r :..de...s
..
Commercial •h' h faG@ hl' stfeets should be d g ..
d •ate aisaanl
inteFost d d 1 1 F F d d a h .elat :eship
r o 0
het. a . h .:Id'..s
Walls abutting p@dasvian walkways 'd IL of commaraW should -k
primmily agn fl- al ass d' C h d' d :th: A-vid
0 0
.a
Ie.ea e s and walls Ien c tnhes f..•.Jlc .v:rhe .r :..de...s
..
Stom&nnts she
Id n r .ide artr
anti.
and
d d
displays, including,
6
4i FA ad o tndn.
sCa
:a1 trim,
.11•n
d
d Discouraging "mising"
pedestrian
in th@
Li VA@Fo —,
at
nos
ate n
Oth@
,in
. multi
f
Pane
..1.... Id L_
YrnPr
ad C, ah
dovicaq ah .Id
and
la d' •d 1
to the
it 1
��,.
ache.
dethilg
i. ExteFioFs mateFiais
and Finnish €s-
bugimqqpq
C Establishing
the unique
d. Establishing
ha in
keeping
ofambitaGwFal
h_ 1.!ooric
the
l.Tat. ral materials
..hinh
.hn._ld
ids
tomum
with
mqld 1
-ch
iptgpost,
rac-.o. Qf
h 1.
nPA shad am
nd en n
Ya
nnA T
as
la F n
suGh
I-
as wee4j,
i
tha t.
ar tin of
+
do ati. ni'nl
nan
nla
al
a
faGo hi 4
panels (with
hleGk and nt6er
wgriaF maw.:alg
.Akh-
r
aps
. split
exposed
F
'h
ghoul- hB- 2 -91dfd
n't
F 'I
mininlizing
'd
similaFly
Ghanate;
the Am
Ti.n domiFinAt
ale nC h
build'
h Id
pgInto tg th-a
I
F'
mateFlai
69IBFS aFa
_
a
d d
F h
A h d
-
ni.. da.l.
nln mhould
be limited
d d h
0
7 'T•ha Of df66FaEly6
a•
lightm�
4B
A66@-It
AR'I
the W-WAN
1
.n.GOUFage a.
FBBfliFl@4
QFGhkP9tuFAI
is C, a. latinn and 'a
parkina . design and d •can d d W AlGhieVg tk@ F 11 -,;
t tinimi;L-g Faff46
F9fkps4on
and
4. h h A h F
Fegidentg And .
h Biding the Ghanmling
ofneuesidential
ensuii
a
tFafgn into
G. Minimizing caafl•cts
with
he. d..stina
ragidentia!
WnyciB
d Discouraging "mising"
pedestrian
in th@
movement
and FY= ;pe.F;a;
dlistpkt o 1
D.a .idin adequate,
sible
6emmaaFGW
.Linn F
aInd oFi tho
�Ya a^m]'w^°uses;
O
f Ayeiding the locating
of l.na
Ya o
taer and
and
la d' •d 1
W:Gas:
at .
h'1
aFeas to
1 Tl.G ahn nh:a n 1. h' d h I h F 11 'd 1' 1
J J YY: ^ro JD
and n .l.•n
4 gg
a ..
s.Fa n
aFkian a and a h I
- ra � r a
nFF
Aall.na
FloulevArd
d
he. d..stina
n
whiles
.. •t
of
h' thC hQURdAFiRq
to parking
9OF14FROFGial
d'
h
t.a
Pa
Fi:n on
Main
ctn
at .
h'1
Qfthg
d
bugimqqpq
C Establishing
the unique
d. Establishing
o
And
n
a r
ands
tima
s
a .1.' nn ' san
tdd
and the
limit;
ar
physical
f on
. n
stmt
. Y. ata
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of the
1.
h
h
a.L'nn dal
Y a
z C flanFingpUb
...
••,c=• ..
NG
F . h,
a
faGilities
d'
C9
parking
that
.1 hle�
1
with
� .h•1
ad@quata
paF%.inn
landea
ar.n`
and
max.
M
pFoyidian
aF6asi
f (`nn FOn ,
n n..l.l
nO
:n a .i•.
nJ n
n't
F 'I
mininlizing
'd
l.'
d
I'
that
D.n.ddinn
P
h
parking
Yn
d
a
n
and Y
sa
e
needs,
d h
D
d F
ki
a ..
s.Fa n
aFkian a and a h I
- ra � r a
Rnhnnge the .al n ual :t. of the !`entsal RAWA. 2FAa while . JnC nn :nn its
b. Bn o edA .,
Gtiyit;
a�
Gr RFn ote hip. sling a C . tianspo.tation and .
d. Rodu6o -Waal GluliP,S' Greeted bjl-- woos— i•1"t... sips and n anh'nr in nude, to
..fin;
B Claa.l„ delineate the hoonda.:es of the Gomm@FGial aF@a and d•sge.....n a into residential aFeas
J
�. Thg 21`^ n objoaivos Gan 1`.. --be '^klieyed by C the applying e lln.., :na n a n., :deliner to
o
impFqvemeatst
Cnla.a
g e d RodostF
:an
A.oas
a.
Cplged
padostF:an
a
should ho p .,:.Jed
h.,
a.
pd:p side
a1Ls
ton ate
ehulh_g
o
ell
ed
o
b. Paving.
a
DoGoFative
should
be
'
differentiate
paving,
edostF:n
it•
a
to Jdont•ft h,
•ld•p
conmte;
nd
d.:
_
and
ells
lighting
A.a...gs and h..
_
ma
._ _
to Add vaquAl
inwect-
•
�
suss
,
.
Of nedestF:nn
A. StFeet
Lighting.
and u.eh:gu.ln.
Ctvot
lia lr
n.ens
A,n.o
designs
he
FaAegri..a of the
higtoFiG
ehaFante.
of
the n
Ct.eat
light
A.•puFes should
should
ho
Lopt to a podasuian
scale
• :ghtoen
(1
8) C
ef\ Ct.eAt
1 :^ht
A?"FaS
Sho,.ld n
...ndaro
hanam
f
in
: denti
F,: g the
al
n of :n
vogigal
@Yeats.
Street
Pumishings.
use
Bo gho
kiesYs
tFash Feceptarles,
area and
planto and etho
&
Fs,•sh:ngs
he of desia
gd
n
an ... ' :als
the oha.agtoF
Of
the
AFOa \IIh
should
AFe. AF
possible
st.vot
R..n:shiRgs
GORSiStARt
should
With
ho nonsol :dated to
avoid
F C:gnn
and
QFaph:ns
RI1.oFe.
.e.
S:hle t.a
nos___
FAa
non
tn^I dkmtional and
ol,oF
'. c
. blip
signs
should
he
ol0dated
nd g.e
.p od
ah
suss...
_
. st,.00
othe-___._-t fixtures
_
r a
Pa
A,p.
shin_
od..
_,.nos
ai nl,uao
_.._
nd
Facilitate
mowmmt
A System
of directional
S
also
vehiculaF and podoFtrim
hg a tab Rshed to
d:.ocr
t.afan
...:thin
the c
:nl
dist..:et
should
and
Rho,n
s :dent :al a e
n aphis
denoting
the
Gomm'
Ralhnn
a
away
should he iaG9FpoFatod
into the s anda F.J
s
Cr
of Trees
sod WithiR
Ct.00t moss
the
should
S S :An
he
plAn d:st.:cr
used ton
.,'d
Sefton building
F pne
d
leaf
tA hn
canopy
A thO
should
gtro
ngt a a.l.,
ehsg...e
V
ad•n
t
Shade,
the
businesws
height d donsit3t
IIlnsh ,n
@f the
and is
o119
.. :th stool
g.atinn
a nd
/o. bFiGk
S ..Fan
Shg..ld
ho
od t nFOtont the
.S o
woos
and
h. C
to allow
Signs.
fFee pedestrian
Cn
{. Id h
Signs,
gomstRwwd
h
OR RRABOal
R
1
I
h ha
d At AARM9 SMOt and
„. •la
A At
Strest
i it •1”
Th
d
d'
" iRGINding
eleCtriG
teloph9so
and
Gable
of
television,
all exis4ing,
avmhcad
utilitios,
d d to impFovo the
vislial
power,
F the
d♦
I' the
k
quality
F.gno.,
of
lGn
c
Y
N
Main QtreeAs ste.e&oat nhaFaGte. pedestFian orientation .and tFee lined Ganopy h Id he
,sd and enhag -ed
i r ondsGapin' shn .Id erve -as a unif3 ing etefaent lithin -the CentFal- a•tlbe 'TM
!afid5GaPG olete gho ,Id PFG;'ide n,:n .:,.. aII feF
nMnefe and ♦ • •,
2 Landscaping .pie nt .h. Gtyral d a i d ...p"na h d Gap building entrances, bring building @IeFgeats ;o a human a h •id
.to _ and to p;_-Aide sin shad and ghadwmg
Landscaping should be used-ta suppo t-the pedestrian _.....e..ment. LandsGaping Gan be
used to sepa ;ate outdeof dining areas 49m pedestrian awas, p stFians �ith
pFeiectiea from the elements, and odd visual �itar st—to podestr+an "'
sten4e is the use of plants and flecvers in sed plantOF. WiAdAW hAM69 d OtheF
GqtataiaeR is d
d tuhe.e app.oF 444 l.ndscapmg Should be bind to surom pad'tn„ leading, ,
sewiee and-ut1+t} waas €rem publir vian, while taaiataining 4f sigh; d.anges.
3 ln- Parking areas landscaping ..hn „Id be used to bFsal.. expanses of paveFnent, provid
wpaFatiea Pan pedestrian pd • nee canepies d shado.
6 The of , n.e design p d d
r ,
shonid he a oed
T enders n' in ublk weas ROaF .he hennh afid h....hellid h..hegg_ o._ their . ..h..:.
ali;ios low maintenance- reRUiremantS, ° id .he:. ability • h d stron., pFavailing
:Fick and ,..,1t i.,dep e:. rn.d 97 no n,.h wtc 1997)
c n cr ig�
Revised:
Section 20.42.060 Development Plan Review Required.
A. General. The City Council finds, determines and declares that the preservation
and enhancement of the Balboa Village area through the consistent application of
sound urban design principles and the promotion of thoughtful and tasteful design
while allowing creative flexibility as described in the Design Guidelines is
desirable. Therefore, any new or substantially altered development shall be
reviewed for consistency with adopted design principles contained within the
Balboa Village Design Guidelines in order to implement the goals and objectives
of the Design Guidelines and Specific Plan District and to preserve and promote
the health, safety, and general welfare of the community by achieving the
following purposes.
1. To assure that development of properties in the Specific Plan area will not
preclude attainment of the General Plan and Specific Plan objectives and
policies.
2. To protect and preserve the value of properties and to encourage high
quality development thereof in Balboa Village where adverse effects could
result from inadequate and poorly planned landscaping and from failure to
preserve, where feasible, open spaces, and the like, and will result in the
impairment of the benefits of occupancy and use of existing properties in
such area.
3. To ensure that the public benefits derived from expenditures of public
funds for improvement and beautification of streets and public facilities
within the Specific Plan area shall be protected by the exercise of
reasonable controls over the lavout and site location characteristics of
private buildings, structures and open spaces.
4. To maintain a pedestrian environment and compatibility with prominent
landmarks and existing development
3. To promote the maintenance of superior site location characteristics
adjoining Balboa Boulevard, a thoroughfare of city wide importance; to
ensure that the community benefits from the commercial use; the natural
assets such as the harbor and ocean; and to preserve and protect the
property values in said areas.
B. Application. Development Plan review and approval shall be obtained from the
Planning Director prior to the issuance of a building permit for any exterior work
for any new building to be constructed, or any existing building to be
reconstructed or remodeled, or initiation of landscaping or lighting installation.
An application for a Development Plan shall be filed in a manner consistent with
the requirements contained in Chapter 20.90, Application Filing and Fees.
C. Review. The Planning Director, or his/her authorized representative, shall review
any plans, applications or other information for consistency with the adopted
Balboa Village Design Guidelines and other applicable ordinances and policies.
The Planning Director shall approve a Development Plan only if the project is
found to be consistent with the Design Guidelines and applicable ordinances and
policies. The Planning Director shall have the discretion to refer any
Development Plan to the Planning Commission for consideration and decision.
(Ord. 2002 -_ § 1 (part), 2002: Ord. 97 -09 Exh. A (part), 1997)
N