HomeMy WebLinkAbout17 - PA2002-161 - Balboa Village Design Guidelines - Code Amendment 2002-005CITY OF NEWPORT BEACH
"EWpo�'T COMMUNITY AND ECONOMIC Hearing Date: October 22, 2002
DEVELOPMENT
PLANNING DEPARTMENT Agenda Item No.: 17
"'• 3300 NEWPORT BOULEVARD Staff Person: Daniel R. Trimble
NEWPORT BEACH. CA 92658 (949) 644 -3230
(949) 644 -3200; FAX (949) 644 -3229
SUPPLEMENTAL REPORT TO THE MAYOR AND CITY COUNCIL
PROJECT: Code Amendment No. 2002 -005 (PA2002 -161)
Balboa Village Design Guidelines
ADDITIONAL INFORMATION
On October 18, 2002 the Planning Commission discussed the Balboa Village Design Guidelines
and the related code amendment, heard public comment, and approved a resolution recommending
Council approval of the Balboa Village Design Guidelines. The Commission also supported staff's
recommendation that the following language be added to Section C 1 on page 15, 4" bullet under
New Construction, to address public concerns about design uniformity:
Visual harmony and compatibility between buildings is encouraged; however, buildings
should maintain individual character and not replicate each other. Further, repetition of
fagade or building design along an entire street frontage is strongly discouraged.
The Commission also recommended that the Council consider budgeting additional funds for
professional architectural services to review, comment, and advise the Planning Director on an as
needed basis on development plans.
Finally, the Commission requested that staff clarify the intent of the language in Section C 10 on
page 24, 1' bullet under Recommendations for Additions to Existing Buildings. The following is
the original text and the proposed revision:
Consideration oF nov., genstn-1ption should be given equal Weight to adding a secend floor-
ualess
m If the character
and design of an addition can not made be consistent with the existing building, the
constructionof a new building should be given equal consideration.
Submitted by:
SHARON Z. WOOD
Assistant City Manager
Prepared by:
DANIEL TRIMBLE
Program Administrator
F.'I USERSIRI.NISho e"A'sWAs - 2002WA2002- 161ICA2001_005 CC rptmpp.do
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH RECOMMENDING APPROVAL
OF CODE AMENDMENT NO. 2002 -005, MODIFYING THE
CENTRAL BALBOA SPECIFIC PLAN DITRICT, AND
APPROVING THE BALBOA DESIGN GUIDELINES.
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS,
RESOLVES AND ORDERS AS FOLLOWS:
Section 1. Code Amendment No. 2002 -005 was initiated by the City Council on August 13,
2002 in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California.
Section 2. 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 recommended several corrections to the Guidelines
document and request further public input. The item was continued until October 17, 2002.
Section 3. On October 4, 2002, the Promote Revitalization of Our Peninsula committee
reviewed and approved the proposed Guidelines incorporating public comments.
Section 4. On October 17, 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.
Section 5. The Balboa Village Design Guidelines and the Development Plan procedures will
guide the future development in the Central Balboa Specific Plan District ( #8). The District is primarily
commercial with some residential and mixed -use developments.
Section 6. The Planning Commission recommends that the City Council consider budgeting
funds for professional architectural services to review, comment, and advise the Planning Director on an
as needed basis on development plans.
Section 7. The Planning Commission finds as follows:
a) 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 the
implementing ordinance establish suitable design standards and land use objectives which
Planning Commission Resolution No.
Page 2 of 2
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 ordinance are therefore consistent with this
development policy.
b) 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
ordinance 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 ordinance are therefore consistent with this development policy.
C) 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 Design 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.
Section 8. Based on the aforementioned findings, the Planning Commission hereby
recommends approval of Code Amendment No. 2002 -005, including Exhibit "A" Ordinance 2002 -_,
and adoption of the Balboa Village Design Guidelines.
PASSED, APPROVED AND ADOPTED THIS 17th DAY OF OCTOBER 2002.
AYES:
NOES:
M
Steven Kiser, Chairman
BY:
Shant Agajanian, Secretary
CITY OF NEWPORT BEACH
�dEw�Rr COMMUNITY AND ECONOMIC Hearing Date: October 22, 2002
DEVELOPMENT
PLANNING DEPARTMENT Agenda Item No.:
3300 NEWPORT BOULEVARD Staff Person: Daniel R. Trimble
1LIFOPN
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: Amendmentto the Central Balboa Specific Plan District #8, removingthe existing
design guidelines from Section 20.45.025 and adding revised Section 20.45.025,
establishing the Balboa Village Design Guidelines and establishing development
plan procedures.
ACTION: October 22, 2002
1. Hold a Public Hearing; and
2. Introduce Ordinance No. 2002 -
reading on November 12, 2002.
November 12, 2002
(CA 2002 -005) and pass to second
Adopt OrdinanceNo. 2002 -_ (CA 2002 -005); and
2. Adopt Resolution No. 2002 -_ approving the Balboa Village Design
Guidelines.
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 City Council initiated the code amendment for the
Guidelines on August 13, 2002. This action was discussed at and supported by the PROP (Promote
Revitalization of Our Peninsula) Committee on October 4, 2002. The Planning Commission held a public
hearing on October 17, 2002. Comments from the hearing were not yet available, and will be presented to
the City Council during the oral staff report. If the Planning Commission recommends any significant
changes staff will submit a supplemental report to the City Council on 10/18/2002.
Submitted by:
SHARON Z. WOOD
Assistant City Manager
Prepared by:
DANIEL TRIMBLE
Program Administrator
Y. Ordinance 2002- _
3. Resolution 2002-
4. Balboa Village Design Guidelines, Final Draft (Revised 9/25/2002)
FI USERSIPLMShare"A''APAs - 10011PA2001 -161 ICA2001_005 CC rpl2.doc
aEw"Dar CITY OF NEWPORT BEACH Hearing Date: October 17, 2002
PLANNING DEPARTMENT Agenda Item: 1
u 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 -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
Section 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
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. The Planning Commission reviewed the Guidelines on
September 19, 2002 and requested more public input. Since that time the Guidelines have been
discussed at a PROP meeting on October 4, 2002 and at a Balboa Village BID meeting on
October 8, 2002.
PUBLIC COMMENTS
Since the last report to the Planning Commission, staff has received comments from several
sources. After notification was sent twice to all property owners within a 300 -foot radius, posted
FJ
twice in six locations in the District, and published in the Daily Pilot, staff received four phone
inquiries from owners wanting to know more about the proposed Guidelines. None of the callers
were opposed to the Guidelines and several had made positive comments about the
improvements they have seen in the area over the last year. Staff also received comments during
the PROP meeting. The most significant was a suggestion to add language to the Guidelines to
discourage uniformity of buildings or facades along a street frontage. There was also a
discussion of the boundaries of the Guidelines and whether or not they should apply to the area
of the specific plan between Adams and Coronado. Staff felt that the Guidelines should apply to
the entire Specific Plan area and that any boundary changes should be incorporated into the
General Plan update. Staff also received positive comments on the Guidelines from business
owners at the Balboa Village BID board of directors meeting. Staff has also incorporated the
comments from the Planning Commissioners and corrected the typographical errors in the
documents.
RECOMMENDATION
After receiving further public input, staff recommends that the Planning Commission adopt the
attached Resolution recommending City Council approval of the Guidelines. The following
language is suggested as an addition to Section C 1 on page 15, 4,' bullet under new construction,
to address public concerns about design uniformity.
• Visual harmony and compatibility between buildings is encouraged; however, buildings
should maintain individual character and not replicate each other. Further, repetition of
facade or building design along an entire street frontage is strongly discouraged.
Submitted by:
SHARONZ.WOOD
Assistant City Manager
�i
& -tc- e✓
EXHIBITS
Prepared by:
DANIEL TRIMBLE
Program Administrator
1. Corrected Resolution No. 2002 -_, with draft Ordinance changes to the Central Balboa
Specific Plan District.
2. Final Draft, proposed Balboa Village Design Guidelines 9/25/02 (Changes noted)
3. Planning Commission Minutes— September 19, 2002.
4. Planning Commission Staff Report — September 19, 2002, See notebook.
F: IGSERSIPL.VISharedlPA'sIPAs - 20021PA2001- 161ICA2002_005perpt -2.doc
CA2002- 005(PA2002 -161)
October 17, 2002
Pale 2 of 2
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH RECOMMENDING APPROVAL
OF CODE AMENDMENT NO. 2002 -005, MODIFYING THE
CENTRAL BALBOA SPECIFIC PLAN DITRICT, AND
APPROVING THE BALBOA DESIGN GUIDELINES.
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS,
RESOLVES AND ORDERS AS FOLLOWS:
Section 1. Code Amendment No. 2002 -005 was initiated by the City Council on August 13,
2002 in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California.
Section 2. The Balboa Village Design Guidelines and the Development Plan procedures will
guide the future development in the Central Balboa Specific Plan District ( #8). The District is primarily
commercial with some residential and mixed -use developments.
Section 3. The Planning Commission finds as follows:
a) 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 the
implementing ordinance 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 ordinance are therefore consistent with this
development policy.
b) 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
ordinance 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 ordinance are therefore consistent with this development policy.
C) The amendment affects general development standards and will not increase the
development intensity nor change building height limits, which could potentially affect
4
Planning Commission Resolution No. _
Page 2 of 2
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 Design 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.
Section 4. Based on the aforementioned findings, the Planning Commission hereby
recommends approval of Code Amendment No. 2002 -005, including Exhibit "A" Ordinance 2002 -_
and adoption of the Balboa Village Design Guidelines.
PASSED, APPROVED AND ADOPTED THIS 17th DAY OF OCTOBER 2002.
BY:
Steven Kiser, Chairman
Shant Agajanian, Secretary
AYES:
NOES:
J
ORDINANCE NO. 2002-
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
NEWPORT BEACH ADOPTING AMENDMENT NO. 2002 -005 WHICH
AMENDS SECTION 20.45.025 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 recommended several
corrections to the Guidelines document and request further public input. The item was continued
until October 17, 2002; and
WHEREAS, on October 4, 2002, the Promote Revitalization of Our Peninsula committee
reviewed and approved the proposed Guidelines incorporating public comments, and
WHEREAS, on October 17, 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 hearin.-?
on September 24, 2002 to consider Balboa Village Design Guidelines and Amendment No.
2002 -005; and
0
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:
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 the implementing ordinance 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 ordinance 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 tivorks
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 ordinance 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 ordinance 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 Design 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.
I
THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY ORDAIN AS
FOLLOWS:
SECTION 1: Section 20.45.025 of the City of Newport Beach Municipal Code shall be
revised as provided in Exhibit "A ".
SECTION 2: The Mayor 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 October 22, 2002, and adopted on the 12th day of November 2002, by
the following vote, to wit:
AYES, COUNCIL MEMBERS
NOES, COUNCIL MEMBERS
ABSENT COUNCIL MEMBERS
MAYOR
ATTEST:
CITY CLERK
ON
Exhibit "A"
CHAPTER 20.45
SPECIFIC PLAN DISTRICT #8
CENTRAL BALBOA
I. visually unappealing StF ,.r,,. 1,>, pFG;'idil4g VGFtiG2l "A
h6F4 -I nniculpt;on to kcal, p building °
2- f= d I h 1 h •Id• d
a a e
a, Designing buildings tG be Visuall)' GQRAGGt0d--MhCF thR. croating gaps in th@- smet_sap®
systomi
4 Relating the s ale and ARFAGre. Of ROW &'01OPFROWt, d thO F0dQ;'@'qpFRAm oF° n
properties, to the pedestrian funGtions and spaces;
5, \r t,iaen o,ecrpo .able ._.. _WAGtu -s and r6_ _d_ °In. ._... Of _ dgt -6p Id
rm "� r .r°
d l,e pods yided b M Mdo g. ❑ 1 Fail i .,nlu
BX�`' �.^o- t.,�P,'.."SiA, °fSpaG�S -p•" '7�,.�� ^°°r.- �.^P�S� this
bUild:pn a 48S or lnrep.bal co.nob,aFds patios plazas p malls.
6. Extending pn aF
s g ataFial to side all, : a. sbu t
arrem to •de if L •ld•n entFanGos d to add visial intonsti
7. At blaeh GOM _, _..__._.__ A__'d 114;U70 _ ?_..... -hiGh _.__.__ an open pane pedest4ap
h as a GeFneF plaza;
�.
S;;,- d_ n buildings and .. .L:,,,, •-__ to minimia podestriPA."'ChiGle __„Fl7nrs�
O Whareyen possible lonai nn padiiagg to the . h •d FVb •ld'nns and envieg on
a a a+
sides ems and alleys
T o into It ,e W pr AR'@ thB- hi_WFk GhMatOF Of thO z' °t -h with thB BiflStHt�
strufitnFes, and allow eppe- punitims --.,,o -.ELF R.o.-,. n':•'C-GtW ld' efsit}'. Design Sheald theF0fGFe- fesesen
b,:dsipn nedeosr. sal @and t• d
PFa., _.� a re . „a „��a a„ u ilia�IF< atefials-- a.,e�.a..,�Go.,sisicn, —with the histfiFis
n rlbe RRA, With tb.0 RA'b92 D •i' d the ❑ lh t F cal
_ r°
n sclb•r sal elements that may be applied r this l,' I d •
l !`p
al q;v-gtuFeg
L.' h
faae LI'
b d ed to nFaga ";qlml
r
. ,.
for site plan FOViOW OF
U50 m,rte
d a d
I. visually unappealing StF ,.r,,. 1,>, pFG;'idil4g VGFtiG2l "A
h6F4 -I nniculpt;on to kcal, p building °
2- f= d I h 1 h •Id• d
a a e
a, Designing buildings tG be Visuall)' GQRAGGt0d--MhCF thR. croating gaps in th@- smet_sap®
systomi
4 Relating the s ale and ARFAGre. Of ROW &'01OPFROWt, d thO F0dQ;'@'qpFRAm oF° n
properties, to the pedestrian funGtions and spaces;
5, \r t,iaen o,ecrpo .able ._.. _WAGtu -s and r6_ _d_ °In. ._... Of _ dgt -6p Id
rm "� r .r°
d l,e pods yided b M Mdo g. ❑ 1 Fail i .,nlu
BX�`' �.^o- t.,�P,'.."SiA, °fSpaG�S -p•" '7�,.�� ^°°r.- �.^P�S� this
bUild:pn a 48S or lnrep.bal co.nob,aFds patios plazas p malls.
6. Extending pn aF
s g ataFial to side all, : a. sbu t
arrem to •de if L •ld•n entFanGos d to add visial intonsti
7. At blaeh GOM _, _..__._.__ A__'d 114;U70 _ ?_..... -hiGh _.__.__ an open pane pedest4ap
h as a GeFneF plaza;
�.
S;;,- d_ n buildings and .. .L:,,,, •-__ to minimia podestriPA."'ChiGle __„Fl7nrs�
O Whareyen possible lonai nn padiiagg to the . h •d FVb •ld'nns and envieg on
a a a+
sides ems and alleys
T o into It ,e W pr AR'@ thB- hi_WFk GhMatOF Of thO z' °t -h with thB BiflStHt�
strufitnFes, and allow eppe- punitims --.,,o -.ELF R.o.-,. n':•'C-GtW ld' efsit}'. Design Sheald theF0fGFe- fesesen
b,:dsipn nedeosr. sal @and t• d
PFa., _.� a re . „a „��a a„ u ilia�IF< atefials-- a.,e�.a..,�Go.,sisicn, —with the histfiFis
n rlbe RRA, With tb.0 RA'b92 D •i' d the ❑ lh t F cal
_ r°
n sclb•r sal elements that may be applied r this l,' I d •
l !`p
al q;v-gtuFeg
L.' h
faae LI'
b d ed to nFaga ";qlml
r
should
o”
d a d
scale
along
F d
d h ela sl.'n
nrh
a
Mil; a
of pedenti:nn
of r6n
1 d'
T6 of 1,,:1.1'.,
"a
nl.•renn
bopxcon
sal design
e:'n 2nd
side nil, me•
ors should
C ede nti.
Y .
Design
elem@nts;hat
J d
r
may b@ appli@d
to aGhiova4his e
° . °.
11 F
1 ,dd -tae
A,
prltnartly
Aectiye
Masi
GbjeGti,
;G!
s of moFGhandiso
I. visually unappealing StF ,.r,,. 1,>, pFG;'idil4g VGFtiG2l "A
h6F4 -I nniculpt;on to kcal, p building °
2- f= d I h 1 h •Id• d
a a e
a, Designing buildings tG be Visuall)' GQRAGGt0d--MhCF thR. croating gaps in th@- smet_sap®
systomi
4 Relating the s ale and ARFAGre. Of ROW &'01OPFROWt, d thO F0dQ;'@'qpFRAm oF° n
properties, to the pedestrian funGtions and spaces;
5, \r t,iaen o,ecrpo .able ._.. _WAGtu -s and r6_ _d_ °In. ._... Of _ dgt -6p Id
rm "� r .r°
d l,e pods yided b M Mdo g. ❑ 1 Fail i .,nlu
BX�`' �.^o- t.,�P,'.."SiA, °fSpaG�S -p•" '7�,.�� ^°°r.- �.^P�S� this
bUild:pn a 48S or lnrep.bal co.nob,aFds patios plazas p malls.
6. Extending pn aF
s g ataFial to side all, : a. sbu t
arrem to •de if L •ld•n entFanGos d to add visial intonsti
7. At blaeh GOM _, _..__._.__ A__'d 114;U70 _ ?_..... -hiGh _.__.__ an open pane pedest4ap
h as a GeFneF plaza;
�.
S;;,- d_ n buildings and .. .L:,,,, •-__ to minimia podestriPA."'ChiGle __„Fl7nrs�
O Whareyen possible lonai nn padiiagg to the . h •d FVb •ld'nns and envieg on
a a a+
sides ems and alleys
T o into It ,e W pr AR'@ thB- hi_WFk GhMatOF Of thO z' °t -h with thB BiflStHt�
strufitnFes, and allow eppe- punitims --.,,o -.ELF R.o.-,. n':•'C-GtW ld' efsit}'. Design Sheald theF0fGFe- fesesen
b,:dsipn nedeosr. sal @and t• d
PFa., _.� a re . „a „��a a„ u ilia�IF< atefials-- a.,e�.a..,�Go.,sisicn, —with the histfiFis
n rlbe RRA, With tb.0 RA'b92 D •i' d the ❑ lh t F cal
_ r°
n sclb•r sal elements that may be applied r this l,' I d •
l !`p
al q;v-gtuFeg
L.' h
faae LI'
b d ed to nFaga ";qlml
r
should
o”
d a d
scale
along
F d
d h ela sl.'n
r
a
bopxcon
buildings.
•d
ti
1 W II Ib
J d
r
IL
11 F
1 ,dd -tae
A,
prltnartly
Aectiye
Masi
affnfditlg
s of moFGhandiso
n•d
and qzqFm withis
lar-go blank
wails and
loner s tales
o f walls
m4hout
windowq
1 Ci.n.31A fiQ . and ..a.Ling de.:,... and :... intended r anl.'e a the following;
' a c
3 Minimizing
£C
.! 1.
Wart. and l.a. f .
.i.ie
b. Avoiding
Ra. s7r..
ti h
a
f nonFesicieRtiv1
ensuring, aGGess
£.-- into
a
MiaimiZiRg
n ..Flip
€liR a
..
'r6 ede
.:m,C- G .osid @ntia;
l.
and 'n ale r.a
-o.o2S
aria
B
d. Discouraging
"cFiiising"
in tho
d;qFiGt the
Peninsula;
® D....;.1'n
a.le are
oom;M&2i
accessible
And on
i ....l.l:n
€ Avoid_ ing
rlrl.e— i9rdFH•r-
puking
of bus Si9p5
pFivato and
and {a±GVCF af€aS adjacent
rte^ FLSideRti l
a
.
1 Ci.n.31A fiQ . and ..a.Ling de.:,... and :... intended r anl.'e a the following;
' a c
3 Minimizing
£C
.! 1.
Wart. and l.a. f .
.i.ie
b. Avoiding
Ra. s7r..
ti h
a
f nonFesicieRtiv1
ensuring, aGGess
£.-- into
a
MiaimiZiRg
n ..Flip
€liR a
..
'r6 ede
.:m,C- G .osid @ntia;
l.
and 'n ale r.a
-o.o2S
aria
B
d. Discouraging
"cFiiising"
in tho
d;qFiGt the
Peninsula;
® D....;.1'n
a.le are
oom;M&2i
accessible
And on
i ....l.l:n
€ Avoid_ ing
rlrl.e— i9rdFH•r-
puking
of bus Si9p5
pFivato and
and {a±GVCF af€aS adjacent
rte^ FLSideRti l
a
The a6...,e 9bjGct;vos .. be achieved by applyLqg ti following n guidelines r n lar:..n
as .. .l-: ar.
r a r
syswfn F FuRece i' . 1 mas r o
)a
a RRhARGO the, visual quality of h r 1❑ Ih h•1 •PC
a
b. €nsU ;o P<da^stFlanaGtWit3;
6 D.g ,rte h:c..ling a Frtra g.tatie and . at:,.
d. R.Gd'.lGO visual cl..tte GFoatod h StFGOt C •a a• d g g Ph•c an QFdG;
44999
e. Qea.ly dolineem tha boundmie; of the 72l aFea and d: en,.nrane
a
rnlafg d Red^... n. Rpla.P d pedmtrlan apeas should beprevided by
a. b Paving. Dog ntq should be used to breakup lup aFeas of
vctending
d•ff d d. walk 'd •Fl, h 'Id'n
, e
entFancog d dri-aways; II lighting flxwms and bus swps; aGGeR; And to add . al nee st
6. R,.Ila.dr Rglla.ds should Len yidcd ..here appFoppiate to P .,:de sepamtiGn
of podestFiaa and vehiculu mops
d. — SRe@i 'a. StRet lir:NWR designs sho4ld be-r-fleativo of he hi.�teFic
cha cte of the ctFe light Fl.,e.. should he Lent to a edow ala aFea- / 1,e /12\ t bhte /1Q\ FeA Street 1: ht wh..er hOl "dd an gdci"
�tw4° :-o � � e �°ta.n oe.^.TrvT- •�--o� 52.- rn�. -ora 000.�....o
eel banAeFs c F use in :dent :f..in- the a n :a1 a and MotiRg
a a Givk
@;,Gets
B. Sm:_. F_..._hiR-S Re._La L, L h _ _I la _.. _nd _the _ et
<umishlflgrr should -be, of design �{s- fAngigten
th o.ah a.a ate of
he a U/I.e.e.,e. n sibG F h' should Leg golidntcd t g'd street • a
al 911-44OF ARd Facilitate ed
Sid and nd GFaphio ^s. °— hew - „'u M control, directional and BFher
bl•n Signs Should he GongolidLll- d d_ _ d with othe fixti . nd
fum:_htags to .edg__ . ,2i algtta. ands^ facilkaw A,ohiGular and ceded.ian
. signs
Mffc ...:thin the Gammewaial di,;Wat d awa. G •d t'al a n g anh'
dannciun_tl.w r r.eral RaIMa An t^
, n n gpggt
RaFRO Signs used within
the aiFlc Plan diaries
g. Strae; T- Fees -Staab trees should. he to provide shade, fen Lam, ,eild :nsf r
end .a anh2RGV, the street on . Hom-ovep, L height and dentin of the
la m-rhauld_not .. e.l.. obscure ad: --cent huss:Pesse rl„sh-mol -red tree
relic with a eal -rating and/^. L.Gk surfaam h . Id he ..cad to pFotect the n
and to allow froo pedes4iaa mgv
h rP Signs C 3, signs, suGh AFRamestal M banneFs, oF similar
h ld L d ❑ IL R 1 d at 44ams c d es n oj;
StFoot
1•'l•'r 2-6a d g d' F II 6 d 'I'' .I d ;l;g aleat.:a
1'P^
a
I h d LI 1 d d the al
r
al•P of the street d I' h d or trn
r �n
.P powu I'n
�. i d should '0.' within the Contral ❑nlhna n T40
landscape al should pFevide ll Oppenup.ities C GFOativi
nt.agg and . enr_
1 d h Id 1 h' t Ld I d 4.e used to
_. _.. _ _r...J ,._ _.. ..r._... _... _._ .._. .,. ,,.,.J... suss .,__r...J __.. __ ____ .
'd 'f. h '1d' h h 'Id' elements human i . soften building
J J J
emeFiers, and to pFevid@ inteFosting shade and shade
-
3. T andsnap:nn J should be used to suppe.t the edest: an en.r :.on...ent i aadsnapinJ n Gan he
p
used to wparat@ outdoor d.n . ^J n _.___ 0._.n pedestrian areas, p '. :. e pede _..._._ Ath
nteni o 0.9 the ele ntro and add visual edestFia Ale
to.ahonts the of plants and no d In o.s ndo r ho nd othrf
se es ...: ..es a
_ _; _ _. r._..__ _.._ _._.. _._ ._. ._.___ r._..__. _, suss._ __. ___ _.._ _...
d
GoatnineFq A UI1.o.e ^ :am landsnnn'n eho..ld Lo seA to scFeen padqing, t d'
and utility aFeas 0.9 public nh:lo aF sight d:sta
5. In na.1/nJ J n a s landsnapinn should Lo resod to h u. of eal; pa..ep.ep. n .ride
wpaFatioR 0.o odo red to cmato Ganopics d shade
6 :PC 1190 of — W' ^m,scri osrJa s�epfs, suers ���a�a^Rd d ig irfi-�atie;a;
r d hl' aFeas ReaF ;ho-hench nnd h h Id he h f the:r aesthai
quali;ios, I FRaipaenanGe FeguiFuFnents, and h h'I' withstand
:redq and a ^It la . f1
dan n /.d 07 no C.rh A /pa..\ 10074
Revised:
Section 20.45.025 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 development, reconstruction and remoldeling 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
1 oL
Y.
Y
Y
�. i d should '0.' within the Contral ❑nlhna n T40
landscape al should pFevide ll Oppenup.ities C GFOativi
nt.agg and . enr_
1 d h Id 1 h' t Ld I d 4.e used to
_. _.. _ _r...J ,._ _.. ..r._... _... _._ .._. .,. ,,.,.J... suss .,__r...J __.. __ ____ .
'd 'f. h '1d' h h 'Id' elements human i . soften building
J J J
emeFiers, and to pFevid@ inteFosting shade and shade
-
3. T andsnap:nn J should be used to suppe.t the edest: an en.r :.on...ent i aadsnapinJ n Gan he
p
used to wparat@ outdoor d.n . ^J n _.___ 0._.n pedestrian areas, p '. :. e pede _..._._ Ath
nteni o 0.9 the ele ntro and add visual edestFia Ale
to.ahonts the of plants and no d In o.s ndo r ho nd othrf
se es ...: ..es a
_ _; _ _. r._..__ _.._ _._.. _._ ._. ._.___ r._..__. _, suss._ __. ___ _.._ _...
d
GoatnineFq A UI1.o.e ^ :am landsnnn'n eho..ld Lo seA to scFeen padqing, t d'
and utility aFeas 0.9 public nh:lo aF sight d:sta
5. In na.1/nJ J n a s landsnapinn should Lo resod to h u. of eal; pa..ep.ep. n .ride
wpaFatioR 0.o odo red to cmato Ganopics d shade
6 :PC 1190 of — W' ^m,scri osrJa s�epfs, suers ���a�a^Rd d ig irfi-�atie;a;
r d hl' aFeas ReaF ;ho-hench nnd h h Id he h f the:r aesthai
quali;ios, I FRaipaenanGe FeguiFuFnents, and h h'I' withstand
:redq and a ^It la . f1
dan n /.d 07 no C.rh A /pa..\ 10074
Revised:
Section 20.45.025 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 development, reconstruction and remoldeling 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
1 oL
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 buildings and landscaping and
from the 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 layout and site location and design
characteristics of private buildings, structures and open spaces.
4. To maintain a pedestrian environment and compatibility with prominent
landmarks and existing development.
5. To promote the maintenance of superior site location characteristics
adjoining Balboa Boulevard, a thorouehfare 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)
13
r; '7
VIN
117
M-P
Bad bore Villa0 cre
Design Guidelines
Final Draft
9125102
City of Newport Beach
Planning and Urban Design Resources, Ronald L. Boers A.I.A. A.I.C.P.
TABLE OF CONTENTS
Table of Contents
INTRODUCTION ............................. ..............................1
EMERGING CHARACTER ...................... ............................... 2
A. PUBLIC ROLE ......................... ..............................2
B. PRIVATE ROLE ....................... ............................... 2
II VILLAGE FRAMEWORK & CHARACTER ............. ............................... 3
A.
FRAMEWORK .......................... ..............................3
A. INTRODUCTION ...................... ...............................
B.
CHARACTER ........................ ...............................
3 -4
C.
BUILDING DESIGN TYPES ................ ...............................
5 -6
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
�S
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:
Individual Single Family Residential and Residential
duD�s
• 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
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 setons
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.
21
BALBOA VILLAGE DESIGN GUIDELINES I I e
EMERGING CHARACTER
I. Emerging
Character
The City of Ne:vpor, Beach is implemen rg a public improve-
ment program for Balboa Village. r1 ccmbinaJon of public
and private renovaions are require :o :ransrorn Balboa
Village from its present stare into an a : -aeive and :ve =m-
ing place full of vial and successful businesses.
A Public Role
The City of Ne por Beach is :mpiemer.;',.g a audio i.mCr:v?
men; precram fer Salboa Village. The _'iilace ?!an. as Ilus-
,rated in f=igure I. novides an vall : son :. :ne ,c,a-
An. It Ans :P.e maicr :merovyry..-s :_ .
paring !as, pay and vraik_vays. an: :7e _.,=loon. of vol
„ee= and m`?: Ancl akc. All _:_ ,,ose.m .a
imy.d ;o -e:nfcr :e volace :Cale arc :ra-ace:.
A• As r..s_cksvc of :he Mcf a := ces:'an _sac_s.
--ese InL.CC9 arc NaiFIN5 r.r._- at _._.__..-_.
An ?ncoc; ,cr :_:CIe :O fe =!
arc -y- „e
i Os:a5310s 3 -c c s :r ?s_es. e -_::
i
:r---?s- s;c :e - :cr.; _!antres arc ccc _ ca :lr c_ ca_e:cs _;'r.
a.l :] :d:'CC;e :c raairc _hest via = _.__,.._r. a_aas.
A ^-;,ace more srcr:: ± :.m oar g .-,r.:;-? Adagy Bar
'x%e 1s T.ad0z :C ^-[vice_ ac& =ra. ::. _ ev. :ar:cr.c.
,thy a::es beset; Mcca ;culevard and Sa: ziil _.__ :._
to! A ce an __yal --ar.. rn parlors _.:c _, __-. _.
v 7-:o m -Paces a :iacec : := and ;n:nlr. to -.
-he -_. __a -e- 4 72-:rs:_ia Pz:e :_0 - - -- _r _. _ -._ ..,
!act :-Ian nth an :W7:0- zeorrnam? ipaa E=SCQ
an
Baib =a -rc =vac_ :re Perinsjia ear; _er.'_• .._r_: _c_ -_
me PTASSa.
Ska A: Aza
B_ P- --,are Roie
Lmfc7s: _e7 :f ail -= CC'l.a:'cn _.
awe °c:lc :z -a c. -Z'I° The ?d'c. __
_ a. - _ _ _ c
_ . h C:
s n __.__ .:: ea -=:aarc Race seal? a.._ .-_ _
_ _, _
_CC: =cr= aca:? a= _-- . -•.--- ,!'rs:ne::re _..._._
wa_ry=n ad "an ar'I `e :_r,_„r_e:
:._ '_ zwk : z
VC cneria =iCC, --cn :.-a- "I'_ °3r: _
: zz' ?o :o -:ar.
now vovew Cass :C :;.e Aare.
Ra7:11% `? b41___
-
A ^-;,ace more srcr:: ± :.m oar g .-,r.:;-? Adagy Bar
'x%e 1s T.ad0z :C ^-[vice_ ac& =ra. ::. _ ev. :ar:cr.c.
,thy a::es beset; Mcca ;culevard and Sa: ziil _.__ :._
to! A ce an __yal --ar.. rn parlors _.:c _, __-. _.
v 7-:o m -Paces a :iacec : := and ;n:nlr. to -.
-he -_. __a -e- 4 72-:rs:_ia Pz:e :_0 - - -- _r _. _ -._ ..,
!act :-Ian nth an :W7:0- zeorrnam? ipaa E=SCQ
an
Baib =a -rc =vac_ :re Perinsjia ear; _er.'_• .._r_: _c_ -_
me PTASSa.
Ska A: Aza
B_ P- --,are Roie
Lmfc7s: _e7 :f ail -= CC'l.a:'cn _.
11
s n __.__ .:: ea -=:aarc Race seal? a.._ .-_ _
_ _, _
_CC: =cr= aca:? a= _-- . -•.--- ,!'rs:ne::re _..._._
a
aresca_,r; c :-- _ `acace.::cc_-
:alt:]'_ :as_ an: _ sic.' _ t rive :e= ;-..a._ : :cs.
11
IL Village Framework
and Character
A. Frantervork
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
8AYFR0Nr PROMF,.I
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.
MIXED USE BLOCK = VILLAGE GREEN
n BUILDING WALLS DEFINE ® PROMENADElBOARDWALK
STREET SPACE
OCEANFRONT BOARDWALK
+ARKS
FIGURE 2 / BALBOA VILLAGE GROUND PLAN
BALBOA VILLAGE DES rGN GUIDEL rNES 1 3
Il
VILLAGE FRAMEWORK & CHARACTER
B. CJtaracter
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
Architechiral Detail
One, two and three story building scale;
A handful of landmark buildings which offer exceptional
examples of Mediterranean, 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.
I -i stmnj building scale
Beads Front
Landmark
a
4 1 BALBOA VILLAGE DESIGN GUIDELINES ,;Y
I � �' P
M� t.•�(Lx4r•
j1
��y .
..
r.
�
t
Pedestrian Scalc
'yt 4' col' r.^. i• tY..N: °J:_4� : 1
,
r
Buy Front
t
_
��y .
..
r.
Landmark
,
fix so M••Tt In n,` • • yl��• �F�.
r•:
Mixed Uae
VILLAGE FRAMEWORK & CHARACTER
Window Disglays ((SgUeestioonns))
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. Built ingDesigt�4Ttrties
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 vernacular buildings is
generally inherent in groupings, rather than individual build-
ings, that present visually pleasing and coherent s;eet
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
architeCUral richness. These buildings include Balboa
Pavilion, Balboa Inn, Balboa Saloon, Washington Street
Cottage, Old Hardware Store (Main and Balboa), Nevcort
Landing Restaurant, and Balboa Theater.
BALBOA VILLAGE DESIGN GUIDELINES 1 3
VILLAGE FRAXIEWORK 6, C.{ARACTE,"%
The building design types found in Balboa include:
Balboa Beach Cottage. This style was common in the
1920's and later. It is chaiacte:ized by wood sidinig, both
shiplat) and board and batten, and gable rcofs with over-
hanging eaves. There ar_ few examples left within the vil-
lac,2. The most prominent is the vuo-sirr ' / resident? and
re;ad shoo at Balboa ard Ylashinc-.cn. The re-ail buildino has
a scree: -Boni addition whi6 de!;ac-.s from the simole coc.aoe
cl?s'sn and prominent oatie roof.
3,ziZ-c:1 3e�ch
Tcvo-Par- Cniniiie:-r�al Blocks. -,,rese --uiic1r,cs
Ha;- T"-2 c::und --Iccr -rcvides
:;,7,Cie rr :Z:• 2 ran-,
-rc :o :M_-
.-r•c �-ccr --Pace vinich was -jsec- ;ci :,,;ca or r-2s;c-2.-,c2.
:%vc -; a.7. !nl^ usis vas
-cC -4cu-2s %vit :r;cins a` iC r-�CGmzn anz;,-6iv. A -;C,
cr -.T-
nc.: a :col d
=rte `-!:e ;s :c.- e :.-;c,;raI
7M_- M: se jre :f t= ze: -rc :F.,r
ar,i
ai-C -;=-G,
13
.0 -:7 57 -C:2
7
other v-r*Lical elements project above the flai rocr iin! A
good example is Bubble's at the corner of Balboa and Palm.
.4r: Deco
Suall;S/i Colonial Re-ival. This sale was
:"Ircucr.:-i: %iifornia :0; c0mme :C-11 aric .
co,.v _cx =- and _!az7- bafcS a-- :he 50 ;ir.2 -S
2ar-, or :�? c:iam❑ szcreircn; :vindeef :: ?Pitts.
:o-.,ie:s wir.hi iri- :-cc2- c'i,ccla. irrr; ;ziiirc-.
-iasze: avails virtu -:-,,c!e su.� � c!s. the :cois anc :-2:iv
a
-,Ilamcies induce EalllQ r.r•
�ai0ca
IMS rz'.Ile .,'Ia--
ancm.a.7is c. :,7
br --cU -,CT M-?:Zec rC :I=S ::T='
%Vwc, s �n2 e n
W,
D. Activities
Village framework and character is more than a collection of
buildings. Equally important are the activities that bring life
to the village. While the mix of activities has evolved since
the heyday of gambling, dancing and rum - running in the
1920'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 aCivities 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 soon as a performing arts center for state and
screen. It will ac 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 fer iccai
residents, and above all provides a social gathering place
which is inviting , comfortable and attractive.
V..� BAY
EEaC4
"sYt" SHOPPING
STREETS
NIT, .r.
3 ACTIVITY STRUCTURE
BALBOA VILLAGE DESIGN GUIDELINES I - _
VILLAGE FRAMEWORK S CHARACTER
E. NeZative Character
Detractions to village character have occurred over time. It
is important to identify them so thai future changes can cor-
rect and avoid detracting elements. Negative impacts are
usually caused by incongruous and loud siatements to adver-
tise a business through sharp contrast with its surroundings.
Examples include the following:
Murals which overtake the entire building;
Awninas which in color, shape and size attempt to over-
whelm or compete with their neighbors;
3richt colors applied to the entire building ;rail;
�3ocf shaQes and colors which shandy contras; 'alth ihe:r
neiehbors or the subjec: building; and
Signs 'shlo are cut of scale :+i -h :he buildinc.
Minor C°CaC.ions are Causcd 0v T.a'ocn :mate dezalls.
'una- raCD/e disolav vindo%vs and lack of gilding maim -
°_nanC°_.
Without aGCearanC'_ Codes al 6,e ioGl .eve:', :fie.': Is no
d. r°_C;Icn i0 enhance ;he chys'cal a arcC'_.' of -aiboa Village.
It is ne C9szar/ to ;eaci an zC. eeTi -m on :he basics
0i /I!'_ace fg::A 3rd character Ihe'Ch7. ac-_;e, ccicr, xo0or. icr.
mazcfials� and :o allot`! :h m
em z0 be aniculazed :0 create
;ccl "Cuakv shic` _m &iz es a
l0:urtrae =V
Real Simpe /Color +tith Slmrp Coubast. Brigh!' %411 L`iu
Sims Ou! of Scale Vbah B....diug
.Murals Timt Tithe Over Swlaing
Grure.,ug Ax", ngs
III Design Principles
for Balboa Village
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 Been space in Balboa Village
is Peninsula Park, a meeting place and stage for culzure and
regeation. Buildings which frame zhe green should ccntibute
to its ambience with animated building frontages which
engage pedestrians.
village Green
Human Scale. Most buildings are one to three s;o,ies.
and no wide: than a large house. The presence cf many
residences within the village clays a significant role in achiev-
rq human scale.
Human S,aie
Oualitit Architecture. Althcucn budcings :epresenz a
ve y :vide -ange of styles, :hey shccad s:: ive -o be :ve!Ic:af :-
n he:: s,lie and read.
DESIGN PRINCIPLES FOR BALBOA VILLAGE
11 '�
Quality Anhitechnre
No btcoinpatible Arcliftecture. Buildings of cifferent
styles can harmonize due to similarities in scale, roof spaces.
rhythm of openings, color, and mate:ials. Inccncr ecs
ments such as bright, loud colors, ja :ring roof shaces and
blank walls can ce e!iminated through zhouchrui rencvaticn.
Btvitiuv Streetfronts. Sire-!s lined with a-racive dis-
play windcws ,vhich open the facade ;o view cease cedes -m-
an scale and inte :est.
Inntnng Streetfrouts
Lasidscatie. The presence of plantings integra ed , im
:etaii facades is an imperant step :award street-. ace cea.-
tification. The rec� of landscape on a numce: cf
facades Nil] 'promote village charact.er. Lancscace
rclude 'vindcvi boxes, sidewalk piante:s, decorative :a, —.ices
and dines, and sexed floor window boxes and 'ealccnv camrc.
L.adsmoe
a5
DESIGN PRINCIPLES FOR BALBOA VILLAGE
Larrdrrrarks acrd Context BuildinQS. 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.
Liudinarks and Context BuiLiviSs
1
vie 1"s eCCcrlt;cn of this setting is vital m expressing the
i essence of 3albea Villace. P-fese�virc public vie'. /s ic:rtd
1 bead and bay, providing outdoor dir:md TericokinQ ba.!,
and providing upper level balcmes o%e:ldekinp bead and
I at are '.rays to 'ecocnize the semis.
Beach and Brtv
S7ecial Features
In nls ca =^drr �.
t7CCla�, :C',veS, cane scarps
arc. tcuntalns. These :ec-
.v,.._ anGUld be esinbli51:2d
as ,mocr"an: visual e!emems
:f .iilace sce =_taiap2 :�r.ere
:.rs s:e with :he ces cn
ptinccles.
F cecml ,,nuns
Sense of Enclosure. Street space should be we!I defined
by buildings and irees lining the sireets. Gaps in the
streetscape, such as parking lots, should be defined ai the
edge of the sidewalk eiith trellises, fences or landscaeing.
The small blocks, narca streets and narrow lot par2m fur-
thers the sense of enclosure.
_ruse of Endesnre
Nfixed Ilse. The : :aditidnal pa "ern of Ground fic.: -e :ail
second -floor ies;Cences or offices should be enc :: :aCed
:c con; nue. This p ern occurs throucncct viilace ::.cc<s
%lift froniaces on Sa.bGa Boulevard, Main --,:m
Cirac.
Mi.ied lee
. E
A,
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
IV Design
Guidelines for
Improvements to
Sites and Buildings
A. Introduction
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.
Imvrovements to Existing Bsrildines
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. .9-1.
Construction of New BuildinZss
Design guidelines for new construction encourage compatibil-
ity with adjacent buildings, and design consistency with
village character. Balboa has a strong "sense of place" which
needs to become more visually coherent. Buildings should
relate first to human proportions and respect the scale of the
buldings around them. This will lead to harmony among the
parts.
B. Site Design Guidelines
I. 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 fee?, 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 se^. 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.
RAIRnA VIII A(:F I)FSIrN(-.I11I)F1 INFS 1 77
a
W
' 'may
WINsir
;
•�.' �
- .nx -n:
'gyp
...��
iT �
RAIRnA VIII A(:F I)FSIrN(-.I11I)F1 INFS 1 77
a
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. On -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 Landscavina
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.
1
j 72.
U2"
�_. ^:.:�a`,f� =i- -ids hJ i �s'�'`Y.•'
trellis d "green
Parking Lot Smening
12 1 BALBOA VILLAGE MSIGN GUIDELINES
a
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND 6LIIL_ I.NGS
Incorporate planters into second floor balcony railings or
furnish these spaces with planters.
Wherever possible, incorporate windo'.v 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 frccts or repetitive
uppe; level windows, plant !materials should be consis-
tent and complementary for the entire building fromace.
Utilize site and building lancscapirc :o cbs:;;e ':nao-
Cacive conditions soca as blank ',vails.
5. Allevxcairs
Alleys provide aczess to many or :fie p:CpeCi2s in aitca
Village, bcti, for garage and serllc'_ aCzess. T.
^.2_<e fC�
zn spaces are an often ererfoekee rescur:e : ^at could, .vrn
a itt!a imac_inat'cn and ?, be :mace ;m:c vls,:a.v cieas.nc
spaces.
F:oceries abusing allevsays that are to oe :efatis ^,ec or
'n" ne%v construcicn ;nculd induce in me sazce of ,vc ;x
avaii-ecurai enhancements, iandscacing and c :h ?r aes : ^e ^c
mcrcvements.
L:ndsc. pe ! ;fcer;eratcd mto.-acedes
C. B:Lildirto Desion Guidelines
The fck%vi; e "iceiines are orcarized :o acc: ess e ai
cesicn cccce;. s add paricular dc' circ e:ema-ts, r .xirc:
f _ idirc
' ` r 'Naiks.
I. c' rs,
..GCC12s iGC 31!(Rlrgs,
Coors arc rnrccws.
rlc,', anc =^c:.
I '�Q 2
iT � F 7 y a dYy. -i it
A;., i _amrtcement
1
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND O' ILDINGS
1. General Design Concepts
The following design concepts are applicable to Balboa
Village buildings and should guide renovation and new con -
szruction.
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, w hile one story are more
horizontal.
Props aon
dale is the acoarent size of a Duk'nc ,vlih rescec: :c
nearbv buiidincs and to the human tcdy. Facad-s :vnicn are
- i`:ided by airdcws and doors bre-,i __ :he accaren: scaie
eecsed ro a biank buiidina fr;n :. ,anings and cancmes
i`:e: the sidewalk c :eaze "pede =_sian" scale by their she!ie:
and sense of enclosure. Ccmpazible sca e 'e..veen adlaceni
buiidings is achieved by similar iacace -ivisions and helCM.
—...6k
Scan
V irssiFi? Is the ar: ancemem :f a' "C:rg vciumes. �Icsi
jalbea DWldncs have simple :e-arcuiar snapes.
1lass"I
RItR refers to the repetition of facade elements, such
as columns, windows, doors and awnings. A reguiar spacing
of elements produces a regular rhythm. Rhythm can also be
achieved in building groupings, such as several `voszery
strucures adjacent to each other with similar size ,vindess
and spacing. Most two story buildings in Balboa demonsaa:e
regular rhythm in the spacing of windows.
Rythym
Coi)zyositioli is -.he oraanizai :ion ci bulldinc faGCe e._
menis. Storei:cnis c2mcosed `,vi,h a wainsat _ cie.:e :`,in-
dcw and transom windc:vs above illusu_ -ze a
iacaee cvmpc5izion.
Coiatibilitir is :he te!adonshir be ^.veen pslic:rc
:heir cars. and can be achieved :hrcuen '`amt.V
blances" and :he use of similar maie:iais, ccicr; ;,._ ,.._.:;.
A. mansard recf oiaced Sn ;he midcle cf a arouo ::f r..c„ _-
cet 2cade5 Is iar:inr :o :he accelr i'_.'n Ci ... C:rc c
and :h!ee szer/ acaces with s niiar :iccr arc :;irc ^_r: ires
souls achieve
l Jlll CnllClllia
30
f�
If
Coiatibilitir is :he te!adonshir be ^.veen pslic:rc
:heir cars. and can be achieved :hrcuen '`amt.V
blances" and :he use of similar maie:iais, ccicr; ;,._ ,.._.:;.
A. mansard recf oiaced Sn ;he midcle cf a arouo ::f r..c„ _-
cet 2cade5 Is iar:inr :o :he accelr i'_.'n Ci ... C:rc c
and :h!ee szer/ acaces with s niiar :iccr arc :;irc ^_r: ires
souls achieve
l Jlll CnllClllia
30
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 Buildings:
• Simple rectangular massing should be maintained.
• 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
character.
• Visual harmony and compatibility bevveen 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 construcion.
2. Building � eight
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 :hrouchout 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.
Xinge of Building Heiglits
BALBOA VILLAGE DESIGN GUIDELINES 115
31
I 1
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 interseetions on Palm
and Main Streets.
i
To s
Residential
i!
t
Beach Pavilliou
Spanish Colonial
3a
16 1 RA[ROA VILLAGE DESIGN CU IT) FT INFS Je_
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
4. Walls
Wood, stucco and masonry are the common materials found
in walls of village buildings. Wood is primarily used in resi-
dential structures and includes shingles, vertical Tongue and
Groove and horizontal shiplap siding. Stucco and masonry
are predominant choices for commercial structures. As a
result of newer renovations and additions, combinations have
occurred such as brick and wood siding, or various wainscots
applied over the original wall. The latter include ceramic tile
and stone. Often, these outer layers were attempts at mod-
ernization and sometimes result in an incongruous appear-
ance.
Recommendations for Walls.
For Existing Buildings:
Identify and retain wall materials which are pan 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 orig-
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 -
inas 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
horizontal shiplap), and decorative ceramic tile
for wainscots. Incompatible materials include aluminum
or vinyl siding, fake stone or brick veneer, plywood sid-
ing and any materials with reflective or shiny surfaces.
The characteristics of the wall finish should be compat-
ible with nearby landmark buildings and older buildings
to be retained. Wood siding should have a similar on
entation and board spacing. New masonry should have
bonding patterns and mortar joints that emulate existing
conditions.
5. Facades — Storefronts. Canopies and Aza•nings
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 furher
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 do,.vn-lights
recessed into the soffit.
Awnings are an alternative to canopies in providing shade
and shelter. However, their application to the facade is ouite
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 porion
of the awning. It is common for awnings to extend 'or only
a portion of the facade, or to have several aifferent awning
shapes and colors on a single building, often presenting a
confusing and uncoordinated array of shapes, sizes and colors.
BALBOA VILLAGE DESIGN GUIDELINES 1 1
33
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. If 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
windows
window bo
bulkhead
windows. Approximately 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 or stained to pro%dde 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 colo-s 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 prcccrions
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 !hey are
set I ast two to three feet from the curb face
and do not interfere with street trees and side.valk fur-
niture such as street lights.
Stoefront Design Etements
tv I RATR(lA VII r q(:F r1FC ir"U(:I rrn Fr TxrFC
awning
ntry door
3'1
DE>fGN GLIIDELINES FOR L11IPRO VEMENTS TO SITES A,VD KADINGS
For New Buildings:
Storefronts of new commercial buildings should be com-
patible with nearby existing buildings. Traditional 'store-
front features should be emulated (bulkhead, end piers,
transom windows) and display windows should be at
least 24 inches above grade. Bulkhead materials may
be consistent with the, facade wall material or employ a
contras:ing decorative material such as ce :amic tile.
Recommended tile designs include bright colors of blues,
g:eens and black and sore: light blue and yeilcw, and
natural unglazed, dense quarry file or g!azed in mane
or gloss colors. Solid colors and inie ;locking patte:ns
should be ccnside:ed.
Use c[ cancDles or avrincs is encowaced :o orc`ide
sn2de and she!te: for pece_=tilans. hhe:eee: possible.
;hey should employ one coneisieg: s[yie arc ex:e c
he full lene_[h of the buiidigo or disoiav :viridovrs acc
_a:rances. The canocy or aanico heicb[ shcuid be
aiicned wish adjace.; bui ;oincs. :vre:e pcs -d:e.
._.e ?roes s„cuid p ovide ;ccroxi.ma:eiv od :_....
:.`.eir ;;:race area in :rarspar?et disciar wicccrs.
.aluminum fra -:es ;c: di5_iav .vind_.vs arc __c :s ae
cene:ally discouraged. bu: may be aflc:ved if :hey have
a gawk finish and a:e more ccrs!s:e -[ '.vi;: ^. :be ter,
s -rucun than irame7 mndews and c_ois :vrh a ccr.-
: :astnc :rim color.
The following guidelines address awnings, and are
applicable to existing and new buildings:
. _ -Ze cf avcir.cs s -C'_:_ '-e _.= _cr'_r.ai -.r _ -C--!e
_. _ __doing and :.e su:-:cncng s °ee:scace. A. s;c-
-.dican: _cr::on of :he acace ant _a[a_2: sre c ce
vsbe a[ e;-.he: e.-e of :re awning :o provide a visual
-: ame.
7Jcires .w[h nu:ic;e s.; :c' :_c :_.. :.s ore' "ado :c
-are =re c_ncin:eus ae•r•ec :r_ ';:! etcn or :n_ .a::a
:re same mace arc :_:c: ar:cc :ns:afled _._
.'i`?., ?x;s::cc arcci ?< _ - - -- =.ai•--- ..ham•. - cc_...
2c•:::a:ar.ces.:,r_c-
•
icc .navP i _-- i;cn; tafance. Jcm'c
ibie with the building style or shape of display vindoe,s. 1
Solid color or broad s[ripe patterns on awnings are p:e-
ferred.
For facade continuity on a building, awnings should be
a con=sistent height and depth.
The following awning features are to ^e avod ?a:
• Backlighting
• Nerical sign runt style
• Use or metal
• Shiny ma:e:ials such as high gloss vinyl c: br:cf.: c_crs
• Flowered or othe: patterns
, wi :ivnn /.t;: ping t1�tjY5
Deer recesses reflect scale ofaAincent cottnq,
�rouwi ilecr ut:iae rca :J, -wow : ste ^t inaLliny .n.: !x- -
o ;
35
DESIGN GUIDELINES FOR [POPROVEXIE:NTS TO SITES AND BUILDINGS
6. Doors and Wirsdozus
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. Multi -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 vindosv
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 ,vindosv
openings plays a significant roie in a building's appearance.
Sineles, pairs and triplets are common. In most cases, win -
dosys are taller than they are wide. Gear glass is the most
common material, although there are a few examples of col-
ored glass.
haitittY Front Door
I'Cli�l ,'iB1Y�il ®SiC9 i�ImG➢11 �99@hIiYA ��
INK I 11311 ®®! NM ME 'R9
03 218H
SmIIQ Lite
M.
slit It,
Qszrr�ent
Pl.,a• : %' od shdw,
2�
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.
• New 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 with 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.
as _ ` k"f -= , °•_,;I -k " °_ ���_ —try r.:'=
rr�f►�1 ►/ `t
,_� j ��•e
' !=fi � ( ✓ Cam'.. _
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
7. LWttin4
The exterior lighting on buildings 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 -
oen 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 architeaural features should be highlighted with
exterior lighting.
3. 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 1 BALBOA VILLAGE DESIGN GUIDEL INES
Village Ommirentation
Balcony
Wood Screen
Colunm Capitol
..r
6 M w gm
Cast Stone 30
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
Recommendations for Ornamentation.
For Existing Buildings:
Wherever possible, the original details of the building
should be uncovered or replaced with a compatible
substitute. Ornaments should not be added that are not
authentic or detract from the building's character.
For New Buildings:
• Ornament should be employed to enrich architectural
character. Appropriate areas for ornamentation include:
the parapet /roof interface, structural supports, and cor-
ner, door and window trims.
The shape, color and texture of details should echo, but
not duplicate, those on nearby structures of character.
9. Finish and Color
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
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:
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
should be removed.
Colors should be muted earth tones and bright hues
should be avoided. Paint color should be used to high
light architectural form and details. Color selection
should show evidence of coordination with the colors
used on the block and adjacent buildings. They should
be compatible and complementary, but not identical.
Five colors should be considered - for base, walls, trim,
roof and architectural details. Dark colors are best for
the base of a building. The body of the building should
be lighter than the base and limited to one main color.
Where there are canopies or awnings, the wall color
above and below should be the same. Building trim
should be a contrasting color, yet coordinated with the
base and body colors. The roof color, where it is
visible, should be coordinated With the base, wall and
trim colors. The colors of architectural details should
also be coordinated with the facade scheme.
Typical Color Schemes:
• 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
39
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.
I • Paint on wood should be maintained to protect it from
ultraviole 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 Existiny, 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.
Siguagf
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 sighage. 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.
70
FACADE RENOVATION CONCEPTS
Appendix I
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:
• Demonstrate acceptable design treatments for groups
of buildings along Balboa Boulevard;
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.
FACADE RENOVATION CONCEPTS
Strip windmvs
-.-ellis anC'
.vines 7.0
`:are a.wli
-de cr, Am
E--is"ilrE coll'it--olls
Remove avinina
and extend -il.e
roof for canopy
-
. licade le!1CMtL•11 -^NC=5 I
I-Ballboa Boulevard and Southeast
Coiner
ve :c ma.._ —mnc-
Jr.c uric_'- -,na: will emcriiasiz? -.n8 :cs;-ive earn.
.�nc:ucinc Ealbca Eeacl :udcnC_, missicn
Z- --
a --canon Sill heqn-, -,. JsLlp .,flnc-,.vs
7--
li',lall latic- :vit
C,&ul vines
dec-ra71ve c2rarnmc --iie
bala,n
and
Ta-,27;a!5 EUb 55 -:;-2
eolace awnincs :ii-,k wail z;crs ir. a z;c" --:c.
1 7-
I , - - s
,aic-ny aliinc, -e,-r.c :Icor -cof --c--
,xes -Inr vim
107
A A
FACADE RENOVATIONCONCEPTS
E--mrimq Conditions
Add balconies
with decorative -ailing Trellis and —7
and clante7S I
vines zo frame
entrance
Uniform cis.ci�! -.-Anl4cws
SicnaQe banc:
;Gra!,cr.7 C)ulkhea�r
usino decorative
C_tmr,,
- .,
vir.As ..._me
Ce.a.mic -.;Ie
3. Balboa Bouleiuird and Wasf4itqtom
,;ozztItzvest Conter
art :na: acrr-ss t ji-,c:cr,ina-,'c
:112C:cn ii a,.vnincs, n' :.-:crit, :n:: racaces,
arc --m szoreTr-.rz.
a:ive amic -lie
7 — 7
Rec!a,° al.Vr,,r:e iizn --. -z,:cn tand -n
:nc :—.ur;:-! 7ac-, -5
cc 7 � U1,
FACADE RENOVATION CONCEPTS
Remove box signs and
replace with applied le
Continue incsed masonry
design from second ;lccr
:o base
Existing Conditions
Signage band
c .-Z,,,,
Rencve exi<_.ing lava rocs
bulkhead and replace
ceccra;ive ceran, is -ile
t.:ctde re=zwflon concerts
4-Balboa Boulevard and Wasltingtoit, ,ontheast
Comer
The bas c acor;ach :o these -acaces s :o z _ r re :,.ec
ocsc,._ _escn .';re<_. inc:ccirc -7--r,- -c Z,, -ai
bon vindc'vs r.c:<_ed masonry ce :aiiirc :, simcie ,ra:I c ors on
a slcn oars. ,niic'''n s.ore.'rent :nr.dc•.ys srd s.mciified oa et-.e
of ;gall ma-e ^als.
Decorative window
and incised masonry
1 -I
P'o.ocsed 3albca
lndse'c f heater Scants,,
masonry retail Colonial facace -scra :icn
Remove bex :icr.s..ava -ock ar.d :voce :ere °'s :c sim-
9.r,, acceararce
57aclisn ccm.^tc❑ .. 'e'.'cnt owknead a..0 :urc.y oat -
'e'^ kith :rar.=s
;se :,all ;gcs ;r, ;ICn bard accve s;c ° ", : vincc :v5
:mcnasize :nc:se, masonry pilas.ers -i rc:'ocr.a: :r.c
'hem Into :he c':urd :ICCr `ac'_Ce
�6
City of Newport Beach
Planning Commission Minutes
September 19, 2002
SUBJECT: Code Amendment No. 2002 -005 (PA2002 -161)
Balboa Vlilage Design Guidelines
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.
Ms. Wood, Assistant City Manager noted the following:
• Comments received from many people including members of the Planning
Commission about what will be done to encourage the private property
owners to improve their property as the City completes public
improvements.
The City retained Ron Baers, the same urban designer who worked on the
public improvement project, to develop a set of design guidelines for the
village. He is here to go over the specifics.
These guidelines will replace the ones that are in the Specific Plan now.
• The ordinance is to be amended to establish a development plan review
process at the staff level and then the guidelines will be adopted by City
Council Resolution. The system is the same as in Mariners Mile.
• In Mariners' Mile we said that any new structure or any addition of 2500
square feet or greater would be subject to the review process and the
guidelines. In this case, because things are much smaller in the village and
it's a pedestrian environment, the way we have drafted the ordinance is
that any exterior change that requires a building permit would be subject to
the review process.
Commissioner Tucker noted that Section 20.45.060 says, 'therefore any new or
substantially altered development shall be reviewed for consistency'. Does that
substantial alteration mean a building permit?
Ms. Wood answered that Section 'B' - Application had been revised, specifically:
'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 etc...' Staff's
recommendation is to make Section A consistent with the language in Section B.
Continuing, Commissioner Tucker noted that in 'A' the listing of the purposes. I did
not see anything that had to do with the design of a building, yet that is what the
design guidelines covers. Ms. Wood agreed that some language should be
developed to cover that issue.
Commissioner Selich asked about the exposure of the guidelines to the property
owners and merchants other than the PROP Committee.
Ms. Wood answered the PROP Committee did not review the guidelines, they talked
about doing them. The Balboa Merchants and Owners Association and the Balboa
Peninsula Point Association reviewed the guidelines.
INDEX
Item 1
PA2002 -161
Continued to
10/17/2002
q(P
City of Newport Beach
Planning Commission Minutes
September 19, 2002
Commissioner Tucker noted that the Planning Director could approve a
development plan only if the project is found to be consistent with the Design
Guidelines and applicable ordinances and policies. Each building permit has to go
through this consistency review at the Planning Director level to be consistent with
the design review level. It is more than suggestions. it has the force of compliance
although the guidelines are fairly broad it seems.
Commissioner McDaniel noted that this replaces Section 20.45.025 with the two new
Sections. 20.45.020 and 20.45.025. is there any way there might be confusion
between the old .025 and the new .025?
Ms. Clauson. Deputy City Attorney. noted that amendments or replacements of
existing codes don't necessitate a different number.
Ms. Wood noted she would check on the numbering.
Mr. Ron Baers. urban design consultant to the City. at Commission inquiry noted the
following:
The review process was two years and during that time he met with. and
received input from. the Balboa Merchants and Owners Association. had
two meetings with the Balboa Peninsula Point Association. and an informal
review by two members of the American Institute of Architects.
Specific input was included in the guidelines relating to specific example
issues /pictures.
Commissioner Tucker noted his comments on the guidelines by page number:
• Page 1 - reference to the exemption from the guidelines as single family
residential. Is that single family detached? Definitionally. at what point in
time does it no longer qualify as single family residential. is a four -plex multi-
family? I think this clause should be made clear so that everybody
understands what is exempt and what is not.
Mr. Baers answered. yes if a single family detached residential project was to be
built within the Balboa Village. it would be exempt from the guidelines. If it was
duplex residential it would also be exempt. it is not necessarily single family
residential. The intent is if there was residential as part of a mixed use building then it
would be addressed in the guidelines.
Commissioner Tucker continued:
Page 2 - Private Role. Is this something that staff will look at. or will there be
a consultant? Who is going to look at scale and character determination
to see that this is accommodated?
Ms. Wood answered it will be staff who does the plan check and the Director's
approval of permits. It will not be an outside consultant.
INDEX
�1
City of Newport Beach
Planning Commission Minutes
September 19, 2002
sioner Tucker:
Page 5 - Window Displays seems far afield from the physical aspects of the
building: this is what merchants are doing yet it is in the Design Guidelines. It
seems it is out of place. The implementation of this framework is a building
permit. The window displays are not going to be shown as part of that
permit.
Mr. Baers answered:
• Staff wanted this removed because they felt this was going beyond the
purview of design guidelines. However, one of the tasks in preparation of
the guidelines was to review what other cities are doing. One of the things I
discovered was that many communities have recognized that when you
talk about a village retail environment one of the primary visual and
physical elements is the display windows of the shops. Balboa has
addressed this issue by such programs as employing interior design students
so that the displays will be of high quality. The window display issue Is
placed outside the guidelines themselves and is under the section that talks
about character. The design guidelines themselves do not address the
window displays. This is information to consider and is not part of the
regulations.
Ms. Wood added that the Code section says things that require a building permit
will be subject to review for conformity with these guidelines. Obviously, window
displays will not need a permit so that is there really more for an informational item
for people than for staff to review against.
Commissioner Tucker:
Page 10 - Views. Suggested placing the word public views to avoid
dealing with concerns from citizens about their private views.
Mr. Baers answered:
• This discusses the aspect of public view not views from private property.
There is a diagram on page 3 that further identifies the nature of public view
locations.
Commissioner Tucker:
• Page 11 - Construction of new buildings. 'Buildings must relate first to
human proportions and respect the scale of the buildings around them.'
We have quite often a one story building in an area that is zoned for two
story buildings and this is an admirable goal; however, as improvements are
made sometimes there may be a larger building that is not necessarily out
of scale to what the zoning is. You might want to moderate this language a
bit.
• Page 16 - Roofs. There is a reference in the first bullet point for existing
buildings to maintain roofs in good repair. I don't believe this is a building
permit item, so that probably doesn't belong here. It is a good idea: I just
don't know how this would be implemented.
• Page 23 - Painting. The majority of painting isn't going to be done within
INDEX
ly
I1:Iiii
City of Newport Beach
Planning Commission Minutes
September 19, 2002
the framework of a building permit. The City may be able to regulate the
initial paint job, but the subsequent paintings will not be covered under a
building permit.
Public comment was opened.
Mr. Tom Hyans, resident of the peninsula noted his understanding that this document
was a guideline and doesn't create any demand on applicants. If an applicant
comes for a variance, I could see where the guidelines would be reviewed.
Continuing, he noted:
Neither of the two peninsula homeowners associations were invited to join
the committees (Balboa Peninsula Advisory Committee and Project 2000).
1 am not aware that any public input to the creation of this document was
solicited.
Three suggestions - stop encouraging the continued commercial uses west
of Adams along Balboa Boulevard by changing the west boundary of this
project to Adams rather than Coronado. Open that corridor to duplex
development with exemptions and permission for this development and
reduction in on -site parking requirements for this small area. Include specific
language to discourage the development of another unimaginative and
repetitious project such as that approved for the twenty -two lots in Cannery
Village.
At Commission inquiry, Mr. Hyans answered that the guidelines document is well
done and if what he understands it to be, not a mandate or requirement but a
recommendation, he agrees with it. Everything in the guidelines says that something
'should be' done not' shall be' done.
Commissioner Tucker noted that there is a variety of styles that is allowed so that the
best of what is there now is preserved and some of the things that don't fit in well
are encouraged to head a different way. So there is no misunderstanding, it says
the Planning Director shall approve a development plan (required for anything in
this area that has a building permit) only if the project is found to be consistent with
the design guidelines. The design guidelines have a lot of flexibility within them. The
Cannery Lofts, in our opinion, met the requirements of the Specific Plan, so we did
not have a lot of design guidelines, features or requirements. What we did have
was very sketchy and talked about an industrial type of look. We felt overall on
balance the applicant was meeting the requirements.
Public comment was closed.
Commissioner Toerge asked about the notification of this hearing and specifically
the design guidelines.
Ms. Wood answered that all property owners within the specific plan area and
within 300 feet of the specific plan boundaries were sent a mailed notice; we
posted the village with notices of the hearing; notices were sent to the business
owners; and the meeting was listed in the newspaper.
INDEX
qn
City of Newport Beach
Planning Commission Minutes
September 19, 2002
Ms. Temple added that we not only sent out the official public hearing notice but
when this item, was continued, we sent out a special mailing indicating the delay of
the hearing to everyone who got the first one.
Discussion followed on the timing of consideration of this matter, public input, and
further consideration at the second meeting of October.
Commissioner McDaniel noted his concems of design review and subjectivity. He
supports the suggestion to reconsider this matter at a later meeting to allow time to
'tighten' (specific items that can be removed) this up and also the full Commission
will be able to look at this item as well. I am not comfortable voting for this at this
point in time.
Ms. Wood noted that the guidelines were intentionally written in 'should' rather than
'shall' language and we intentionally have the guidelines referenced in the
ordinance but adopted by resolution of the City Council so that there Is flexibility.
The flexibility is intended for the property owner and to give staff the ability to
approve a project that is good and meets the intent of the guidelines and the
majority of the guidelines, and not require the applicant to receive some kind of a
waiver or variance if they don't quite have the design of the roof exactly as the
guideline might say in a more strict kind of system. We want to get a little more
control on this, we certainly want more than the existing system where the
guidelines are in the code merely as a suggestion. We didn't want to go so far as a
strict design review and inflexible standard; that is why they are called guidelines.
Chairperson Kiser noted:
• The language of 'should or shall' leaves room for interpretation.
• Guidelines delve into areas far afield from building permits and he is
concerned about recommending this being passed on to the Council as it
is now.
Commissioner Tucker noted:
• I am not in favor of a 'Laguna Beach' style design review, which gives both
particular and subjective regulations and covers both residential and
commercial.
• These guidelines apply to a specific area and the City has a significant
investment that is being put in. The way I view this is now the City is saying
to the private sector they need to also have concems for quality of design
and materials.
This has enough flexibility and is not difficult to comply with. A highly
modern structure will be hard to approve in a business district.
• The guidelines recognize the traditional buildings and more traditional
architecture.
• I am concerned about the lack of public input.
1 don't think this is much different than what was adopted for Mariner's Mile.
Chairperson Kiser noted that the Mariner's Mile guidelines seemed to be more for
INDEX
�b
City of Newport Beach
Planning Commission Minutes
September 19, 2002
signage and landscaping from the street side and not general Items such as
window displays. What is to prevent this in ten years or so from being applied in a
manner such as Laguna Beach would? These guidelines are so amorphous that if
we had the wrong people interpreting these guidelines, it could become a
horrendous problem for people and property owners. I definitely want to take
another look at this.
Commissioner Selich noted that these guidelines present a balance. On the one
hand you can have something like we have in Cannery Village, which is less than
nothing, or the other extreme such as Laguna Beach, which is over control. These
guidelines are in between and have some force and effect and a way to
implement them. Yet, they are not so onerous or overbearing. I don't have a
problem with the guidelines and the balance they achieve. Some good points
have been brought out about some of the character versus the regulatory issues
and maybe there should be some language to clarify which is which so that it is
clear to anyone using them, an applicant or staff person doing the administration.
They are certainly not something that is new and unusual. Many cities in Southern
California have design guidelines like this. If there is an ability to get more to the
people out on the Peninsula, that is worthwhile.
Motion was made by Commissioner Tucker to continue this item to October 17,
2002 to allow time for more public input and corrections to the Guidelines.
Ayes: Toerge, McDaniel, Kiser, Selich, Tucker
Noes: None
Absent: Agajanian, Gifford
SUBJECT: Wetherholt Residence
217 30th Street
A Variance request for 3 separate aspects of the proposed addition to an existing
two -story residential structure: to exceed the floor area limit, to exceed the
established maximum building height of 24 feet by 3 feet 3 inches associated with
adding a third level to the existing structure, and to continue to provide only 1 on-
site parking space for the residence. The subject property is located at 217 30th
Street.
Mr. Campbell, referring to the exhibits in the staff report, noted:
• Lot is small and triangular.
• Existing two -story structure on the property with the addition of a third floor
of 500 square feet necessitates three specific variances, one for building
height, one for floor area and one for the parking. There is a fourth issue,
open space, that also requires a variance, but which was not noted in the
application or public notice.
The main issue is the inability to provide additional parking. The structure
has a one -car garage; the Code does not allow additional bedrooms or
INDEX
Item 2
PA2002 -102
Continued to
10/17/2002
�� I
RESOLUTION NO. 2002-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
NEWPORT BEACH ADOPTING THE BALBOA VILLAGE DESIGN
GUIDELINES IN CONJUNCTION WITH CODE AMENDMENT NO.
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 recommended several
corrections to the Guidelines document and request further public input. The item was continued
until October 17, 2002; and
WHEREAS, on October 4, 2002, the Promote Revitalization of Our Peninsula committee
reviewed and approved the proposed Guidelines incorporating public comments, and
WHEREAS, on October 17, 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 the implementing ordinance 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 ordinance 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 ordinance 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 ordinance 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 Design 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.
�3
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 October 22, 2002, by the following vote, to wit:
AYES, COUNCIL MEMBERS
NOES, COUNCIL MEMBERS
ABSENT COUNCIL MEMBERS
MAYOR
ATTEST:
CITY CLERK
5-q
is
CITY OF NEWPORT BEACH
COMMUNITY AND ECONOMIC Hearing Date: September 24, 2002
�n DEVELOPMENT 23
u
PLANNING DEPARTMENT Agenda Item No.:
3300 NEWPORT BOULEVARD Staff Person: D ani el R. Trimble
°�c1OpN`' NEWPORT BEACH, CA 92658
(949) 644 -3230
(949) 644 -3200; FAX (949) 644 -3229
REPORT TO THE MAYOR AND CITY COUNCIL
C0�3U 9L AG €NDA
PROJECT: Code'AmendmentNo .2002 -005 (PA2002 -161) r A ' 1—
Balboa Village Design Guidelines )
C) -C �-
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, establishingthe Balboa Village Design Guidelines and establishing
development plan procedures.
SUGGESTED
ACTION: I. Hold a Public Hearing; and
2. Adopt Resolution No. 2002 -_ approving the Balboa Village Design
Guidelines; and
3. 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 initiated the code amendment for the Guidelines on 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.Ordina Resolution 2002 -=
3. Ordinance 2002-
4. Balboa Village Design Guidelines, Final Draft
EIUSERS1PLAIShare"AitPAs- 20021PA2002- 1611CA2002 005 CC rptdw
Prepared by:
DANIEL TRIMBLE
Program Administrator
CITY OF NEWPORT BEACH
o° o
PLANNING DEPARTMENT
S 3300 NEWPORT BOULEVARD
NEWPORT BEACH, CA 92658
(949) 644.3200; FAX (949) 644 -3229
Hearing Date: September 19, 2002
Agenda Item: t
Staff Person: Daniel Trimble
(949) 644 -3230
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 developmentplan 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 48
•
to
E1
•
t X11/ V Q
A
off
Ea
/N
�Y'
`' G
J
v
0 1-00 400 ���t VICINITY MAP W°
lnn�
CA 2002-005(P.-',-)002-161)
Balboa Village
Current I Commercial District
Development.
To the north: Newport Harbor
To the east ; Residential (Peninsula Point)
To the south Pacific Ocean
. To the west. Residential (Central Balboa)
CA2002-00� (PA2002 -161)
Spcember 19. =00'
Pa__ 2 of -
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 Zhe 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 corner 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 buildine frontage the building setbacks should be fully landscaped incorporating vine
pockets with wall lattices, window bones, 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 10
CA2002-005 (PA2002-16 1)
Sptember 19, 2002
Page 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 cone, which was recently adopted and applies to the entire Balboa Peninsula.
Analvsis
The proposal for administration of the Guidelines is to adopt them by resolution and to amend
the Central Balboa Specific Plan District 0 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
CA?002- 005(PA2002 -161)
Sptember 19, 2002
Page 4 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 tm
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 limitin¢
private property rights or the flexibility of owners to design projects appropriate for their
individual properties.
Submitted by:
SHARONZ. WOOD
z ant City Manager
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
Pase 5 of 5
•
0
• 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.
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. •
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
IUT Ewe] 3
ATTEST:
CITY CLERK
10
I
TABLE OF CONTENTS
Table of Contents
} i INTRODUCTION .............................. ..............................1
I EMERGING CHARACTER ...................... ............................... 2
A. PUBLIC ROLE ........................ ............................... 2
B. PRIVATE ROLE ....................... ............................... 2
BALBOA VILLAGE DESIGN GUIDELINES
11 VILLAGE FRAMEWORK & CHARACTER ............. ...............................
3
A. FRAMEWORK .......................... ..............................3
B. CHARACTER ........................ ...............................
3 -4
C. BUILDING DESIGN TYPES ................ ...............................
5 -6
D. ACTIVITIES ........................... ..............................7
E. NEGATIVE CHARACTER ................... ...............................
8
t
3
III DESIGN PRINCIPLES FOR BALBOA VILLAGE ............ ...........................9
-10
l
f
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
d
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
1.
INTRODUCTION
iIntroduction Interior Improvements which do not alter exterior
appearances
The Balboa Design Guidelines address physical improvements Underground Construction which does not alter above
to private property which will enhance village character. The grade appearances.
Guidelines supplement the Specific Plan District Number 8,
Central Balboa, by replacing the Design and Development The Guidelines are organized into four major sections:
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.
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 I
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.—P Mic Role
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, storefront 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,
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.
- as
2 1 BALBOA VILLAGE DESIGN GUIDELINES
3
i
a
r
.t
f
}
H. 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
BA FRONT PROME�O f
Ji z
_ r JlLJ1LllilI1L
- e
fnTTTITTrrr I I rl I l -! I rTr -111 1 1 rrrL,
OCEANFRONT
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.
O MIXED USE BLOCK Q VILLAGE GREEN
■ BUILDING WALLS DEFINE ® PROMENADE/BOARDWALK
STREET SPACE
VIEWS
PROMINENT LANDMARKS
C
l
FIGURE 2 / BALBOA VILLAGE GROUND PLAN
a3
_ BALBOA VILLAGE DESIGN GUIDELINES 1 3
VILLAGE FRAA-IEINURh & CHARACTER
B. Character
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;
Traditionnl Storefrmd
One, two and three story building stale;
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.
Bench Front
•
Architectural Detail
1 -3 story building scale
Landmark
4 1 BALBOA VILLAGE DESIGN GUIDELINES �5.
f�J
•
Pedestrian Scale
Bay Front
landumrk
Mixed Use
VILLAGE FRAMEWORK & CHARACTER
Window 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 dearly 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.
.k�?
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 vernacular 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:
BALBOA VILLAGE DESIGN GUIDELINES' 5
a6
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 little 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.
2 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
other vertical elements project above the flat roof line. A
good example is Bubble's at the corner of Balboa and Palm.
7
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.
Spanish Colonial Revival
Waterhont 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.
Waterfront Victorian
6 1 BALBOA VILLAGE DESIGN GUIDELINES
0
-i
•
I
.i
D. Activities
Village framework and character is more than a collection of
buildings. Equally important are the activities that bring Irfe
to the village. While the mix of activities has evolved since
the heydays of gambling, dancing and rum - running in the
1920'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
activ @ies. A midway character complements the bayfront mix
with a fun zone offering such traditional activities as Skee-
Ball, bumper cars, ferris 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.
Mr iilY
j�� BEACH
SHOPPING
STREETS
?17171 M11 I
3 ACTIVITY SFRUCfURE
BALBOA VILLAGE DESIGN GUIDELINES 17
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.
Nfdhout appearance codes at the local level, there is no
direction to enhance the physical character of Balboa Village.
Qearly, R 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 Simpe /Color With Slung Contrast, Bright Wail Coen
Signs Out of scale With Building
Murals Plat Take Ooer BuBtling
Competing Awnings
L�J
`J
0
III Design Principles
for Balboa Village
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.
Yllagt Green
Huntatt 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 Arclhfechim
No Incompatible Architectitre. 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 Streetfronts. Streets lined with attractive dis-
play windows which open the facade to view create pedestri-
an scale and interest.
Inviting Stmtfrouts
Landscave. 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.
L wde pe
BALBOA VILLAGE DESIGN GUIDELINES 1 9
DESIGN" PRINCIPLES FOR BALBUA VILL.9GE
Landmarks and Context Bitildings, 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.
u
n.
inudnwks and context 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
Special 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.
Sense ofEnclositre. 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 ofEnclosnre
Mixed Use. The traditional pattern of ground floor retail
with second floor residences or offices should be encouraged
to continue. This pattern occurs throughout village blocks
with frontages on Balboa Boulevard, Main Street, and Palm
Street.
Mixed Use
Special Features �I
101 BALBOA VILLAGE DESIGN GUIDELINES
i
.i
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
IV Design
Guidelines for
Improvements to
Sites and Buildings
A. Introduction
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.
Improvements 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
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.
r•
•�.
L
t
BALBOA VILLAGE DESIGN GUIDELINES 11
��
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 corners,
which may incorporate angled building walls.
• Gaps in the building wail should be infilled with a con-
tinuous building wall or other appropriate element such
as walls, trellises and planting.
3. On -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 Laiidscaving
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.
Perkng Lot Sa ing
12 1 BALBOA VILLAGE DESIGN GUIDELINES �.
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. Alleyway
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.
J•
1
t
N
i�
m
Alley Enlmncement
ft
lnndsope 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.
BALBOA VILLAGE DESIGN GUIDELINES 113
3q
DESIGN GUIDELINES FOR INIPROVEMENTS TO SITES AND BUILDINGS
1. General Desigrt Concepts
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.
Scak
Massing is the arrangement of building volumes. Most
Balboa buildings have simple rectangular shapes.
Massing
14 1 BALBOA VILLAGE DESIGN GUIDELINES
Rlrt thin 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.
Rythyrn
Composition 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.
+w•" 414,. �. .Jc =� 'Y'a;.�f' —. ,C��'7 `,` :.
Competition
Contpatibiiitu 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
to
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.
f For New Construction:
• Simple rectangular massing should be maintained.
TStorefronts should be balanced with symmetrical propor-
tions and emphasize openness.
�• Repetition of building elements, such as window and
j door openings, should be consistent with the size and
spacing of openings in adjacent existing buildings of
character.
t
1
(
• Visual 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 Building Heights
BALBOA VILLAGE DESIGN GUIDELINES 115
3
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
Roofs 3.
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 the 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 rAof towers at prominent intersections on Palm
and Main Streets.
16 1 BALBOA VILLAGE DESIGN GUIDELINES
Touws
Residenlhd
0'
0
A
Beach Pamuian
Spanish CWunial
0
•
i`
3�
T•
i
1
�i
1
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
4. Walls
Wood, stucco and masonry are the common materials found
in walls of village buildings. Wood is primarily used in resi-
dential structures and includes shingles, vertical T and G and
horizontal shiplap siding. Stucco and masonry are predomi-
nant choices for commercial structures. As a result of newer
renovations and additions, combinations have occurred such
as brick and wood siding, or various wainscots applied over
the original wall. The latter include ceramic tie and stone.
Often, these outer layers were attempts at modernization and
sometimes result in an incongruous appearance.
Recommendations for Walls.
For Existing Buildings:
Identify and retain wall materials which are part of the
original structure. Repairs and replacement should
match as dose 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 orig-
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 the and similar materials which contribute to the
overall character of the facade. Tile wainscots should
be considered as a undying 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
horizontal shiplap), and decorative ceramic tile
for wainscots Incompatible materials include aluminum or
vinyl siding, fake stone or brick veneer, plywood siding
and any materials with reflective or shiny surfaces.
The characteristics of the wall finish should be compat-
ible with nearby landmark buildings and older buildings
to be retained. Wood siding should have a similar on
entation and board spacing. New masonry should have
bonding patterns and mortar joints that emulate existing
conditions.
5. Facades Storefronts, Canouies and Aun in s
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. Mute -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 dear 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
buift in, either strip lights along the eave or down - lights
recessed into the soffit.
Awnings are an aftemative 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
confusmg 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. If 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 ,espec-
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.
storefront Design Elements
18 I BALBOA VILLAGE DESIGN GUIDELINES
awning
mtry door
3�-
DESIGN GUIDELINES FOR i�'1i1L:;a�.:'I;ti1LD /NGS
For New Buildings:
• Storefronts of new commercial buildings should be com-
patible with nearby existing buildings. Traditional store-
front features should be emulated (bulkhead, end piers,
transom windows) and display windows should be at
least 24 inches above grade. Bulkhead materials may
be consistent with the facade wall material or employ a
contrasting decorative material such as ceramic tile.
Recommended the designs include bright colors of blues,
greens and black and softer light blue and yellow, and
natural unglazed, dense quarry tile or glazed in matte
or gloss colors. Solid colors and interlocking patterns
should be considered.
• 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
t structure than framed windows and doors with a con -
trasting trim color.
3
i
t
s
The following guidelines address awnings, and are
applicable to existing and new buildings:
• 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-
ibie :u 'he boiid;r.% Ijie cr shape of display windows.
• Solid color or broad stripe patterns on awnings are pre-
ferred.
For facade conticjity on a building, ar;rings should be
a consistent height and depth.
• The following arming features are to be avoided:
• Backlighting
• Vertical sign -front style
• Use of metal
• Shiny materials such as high gloss vinyl
• Flowered or other patterns
Traditional awning shapes
Deep recesses reflect scale of adjacent cottage
Ground floor in line with adjacent 1 story building, 2nd floor recessed
BALBOA VILLAGE DESIGN GUIDELINES ) 19
0
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. dear glass is the most
common material, although there are a few examples of col-
ored glass.
20 1 BALBOA VILLAGE DESIGN GUIDELINES
Inviting Front Door
-.. I.
FIZZ
' %� 'r^ :.*ti rs`' tea+ • -r.•a••%t���..�
Plate
Small Ute
MEN
EL
Casement
0
Wood Sliding 41
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
Recommendations for Doors and Windows. Large, continuous expanses of glass without careful
detailing should be avoided. Glass areas can be subdi-
• For Existing and New Buildings: vided by mullions, panes, or decorative millwork to
create human scale.
• The functional and decorative aspects of doors and win -
dows should be identified and retained where they make Tinted glass can be used to reduce solar heat gain pro -
a positive contribution to the building. Features to con- vided it allows views into the retail shop. Reflective
side,, include frames, sash, muntins, glazing, sills, heads, glass should be avoided.
jambs, moldings and door hardware.
• Neva 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.
•
Additional openings should not be cut into the street
facade, unless they are compatible with 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
0-
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
7. in
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.
S. 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 1 BALBOA VILLAGE DESIGN GUIDELINES
Wlase Ornamentation
Balcony
Wood snan
Column Capitol
Czt stone
9
4
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
Recommendations for Ornamentation.
Colors should be muted earth tones and bright hues
• Body -
should be avoided. Paint color should be used to high
• For Existing Buildings:
light architectural form and details. Color selection
• Roof -
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, appropriate to the overall color
authentic or detract from the building's character.
Five colors should be considered - for base, walls, trim,
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.
3
_f
I
J
-J0
J
9. Finish and Color
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
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:
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
should be removed.
Tvoical Color Schemes:
• 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
BALBOA VILLAGE DESIGN GUIDELINES 123
d
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—Existing 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
sig2ta e
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.
W 5.
FACADE RENOVATION CONCEPTS
Appendix I
• 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:
• Demonstrate acceptable design treatments for groups
of buildings along Balboa Boulevard;
I
J
s
t•
1
• 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 file Wall lattice with balcony with
IIIIII�IIII�IIIIIIIIIIIIIIIIIIIII�IItIIIII�I
roof for canopy colorful planters
vines decorative iling
I
Faade mno tion concepts I
1.Baiboa Boulevard and Washington. Soutlieast
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.
Provide a common sill height for display windows
26 1 BALBOA VILLAGE DESIGN GUIDELINES
• Utilize decorative materials such as tile and brick for the
bulkheads
• Provide multi -lite display windows and doors
• Replace awnings with wall signs in a sign band, and
extend mission tile roof over sidewalk as a canopy, and
r�
C
0
• Incorporate landscaping into facades, such as vines on ,
balcony railing, second floor roof plantings, and window
boxes and lattice with vines.
0,
Open dining to
I Existing brick
Trellis and
vines to
frame entry
Decorative
tile on arch
sidewalk
Multi -light Windows
display dows
Bulkhead with bulkhead
decorative ceramic file Multi -light
display windows
Faade mno tion concepts I
1.Baiboa Boulevard and Washington. Soutlieast
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.
Provide a common sill height for display windows
26 1 BALBOA VILLAGE DESIGN GUIDELINES
• Utilize decorative materials such as tile and brick for the
bulkheads
• Provide multi -lite display windows and doors
• Replace awnings with wall signs in a sign band, and
extend mission tile roof over sidewalk as a canopy, and
r�
C
0
• Incorporate landscaping into facades, such as vines on ,
balcony railing, second floor roof plantings, and window
boxes and lattice with vines.
0,
REAL
Ar
J
i
16.
•
FACADE RENOVATION CONCEPTS
-- Remove box signs and
-0
1
f
1
r
S
Existing Conditions
Continue incised masonry Remove existing lava rock masea Theater Spanish
design from second floor bulkhead and replace masonry detail Colonial facade restoration
to base with decorative ceramic tile
Facade renovation concepts 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
1 BALBOA VILLAGE DESIGN GUIDELINES 129
9
• 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 #3).
WHEREAS, as part of the development and implementation of the Newport Beach General
Plan, the Land Use Elemenf 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 consistentwith 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, = oning, 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.
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 Mayor 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:
P
0
ATTEST:
CITY CLERK
n
L�
LI
AYES, COUNCIL MEMBERS
NOES, COUNCIL MEMBERS
ABSENT COUNCIL MEMBERS
MAYOR
Exhibit "A"
CHAPTER 20.45
SPECIFIC PLAN DISTRICT 98
CENTRAL $ALBOA
' ' .. ..
These design and
development
guidelines m intended
to p;o,,Ocla GF;tapia for all now
development and e
providing
eC
.t
rh2ragt@F f the r al Oall.ne a.ea Essential .n RnliziRg r6•s al.:e • , r6e ...
---- — — - - stpong;hmiag of nedest. :nn QFkAgNiGB of the Sn...,..e.slal dt.t.at The n£ 1.,•ld:nn•
1..kw al de an 2nd and sidewalk nts s{.n, IA C ede _. __.._
:_
P elements that .n • b plied r sl.: a tl.' nl.'e sl de
1 A...'A•ng
ntran &,-i;i -ell.
aP��_ 1.. venkal
..d
providing
eC
6n. tal
a „ la. n I..eaL
, n building-massi
P
£ d 1 beoveon 1 ti
•ld'
ad:anenf ....alle.
Wildinns.
1_:ld:non s n b
all.. ed ._.6e .M atino n n n H.e
_ r _
_
D•slfr� 1.
al d I.a
9Fn de.elnn...en. drl. ede.,elan...en
ofe g
o
.. tb edest.'an F.n
r r
nd s
=
.
3 it 11. �..
sills
nd .6e ede elnn...en♦ of a st•n
s6....1d
.
rn
r
�., ..d tb
ede st.:an manes
n.n. .`ded 1.., .6e side ualk L..an.nles nF this
nl..d
d 1.
•ld'
o
al n d L.-_ ; all __ _ _
, ,
6. L nd:
n e al side
a1L Fn 1. of ild•nn nd
n
o..
;o
r
:de . :F•1.wild :n
nd. add. al:
= c -
pattems
7 ll L GOFSOFS,
sho
.ld t'1' a fn I.'sl, a open space
a
g. ske and clogign
nl, a plazai
buidnr
iii' a•sas /' . "'1° .
cedes..:
n+Fl-
__s and
_ ... cva
n'..4s,
p A41
sa.:nn
.. 'l.le 1.. na.L7n
ns a
tb tb side nF l..,:ldi nd
n to .ea. n. to
nrn:es
e_______ _$
side }ecnd
alloys.
_.._
I r 1 l.' 1. F 1`I' L IA be d ed .•il
r
IRWFOA d d 1 I i F d d Is t:....
elar6:n
r o 0
AA1 11 b o r d walkways •d l.
IL f 1 snnld he
--ICY '1
P� '1 n ib ss=fF d' = wiawg F momhandise d ithi A.n:d ROR
lano e blank . alls and Inne s.en6es n£..als witho .r ..:ndn.s
I Q GulatiaR a PaFking desip and i... enr.. intancied .n Achieve ;he 6liowi
'f
The above 4'e . n 4e ....4•e, e.i 4.. applying .4e F Iln...tnn guidelines to n
and � applying o..
n =.
Il'
'A
I CC
fr G D
11. D I
A .L:
iW aF@as
0
4 a4'le
:4'...4
hQl-tSdPFiO9
9.4
nl .i'.
b. Minimizing
CC
Main
C
while
adequate
access ;G
maintaising
€stahlishin;
foF
n.e
,,e elnc.n
..>,n
Writ -A-h
G
parl'in;
scan, uds
d. C 41' 4'
.,.L:nn .i..n
o
1.
1'
t
fn.,
nnl On. 4un;..enn
n. 41'
�r
Ate.n:....•
L'
r a
.4
I..ent w4 the
ms
@ Confn
n
no ....41'n
n. L :nn 0
fagilitigg
te
maximize
available
n.btnn ...4:Ie
0
.n,id in n
n
+.e
n.nre
Inn. nnn'
nn
and n.n:n:e:nn
enn.nn
n4. n. into
open e nnn
.42 .4
2nd . aria
nln WS
''
D .i
L•
a A n
d tG thA
Of PrG2
.'Ae
.. _
no
r
F ..
ROWS
j r' 1 a 1•' shall be in association m4th the ..n41'e4m nr ^f ^
0
0
•
StFOMSGa
ig CFeaF"ape design and ... ials n intended to a"hie..e the fnllo...ing.
�9
Epba-Ge
the visual o.alk of the Central Balboa
ar ,. h'le
.. F.." :ng its
i
hi".."Cng G. Fanspo.tation and .e".eation.
G. D.o...ote
RaduGa
. nhange
4,ual Glum; ated by sFe t fivn..
the ^=.•that'^ quality 4 the afea and to
siggas p l nh•"
facilitate th
rde 9
f J h' I
tfaft"te;
SleaFl
delineate the henndaries of the "o
"ial AFGa
d d' >o
GQmmGFGinI
nFid FeGFentionn, anti\ itiB.s 40M intfudiga.
ip.tg Fogidentin,
Tha ahg eh7agti. he ^hieVed tai• spp{t•ina the fe{lett in,^ ; 'd 1'
a. Cnla.ged pede_t..an A a Cln gd d. __ res n.e peesFian =.___ should he p. •d d by
raa.
s*tandiag side alts to Gfoate "hulh n nt..elenta.l :
h. Paving. ne"grgti.. pa,ing F€ataasnts s _ ltw ld he 4s@ci to I..� al;up lame areas 49
to diMFentiate pedowiaa weas and walkways; to •dantiA. building
ORtFARGGS nd dr. all. light. g f4xtuFeG and h. psz
And to add '4"."1 inweqt-
➢olia.ds IIellards should he n vidad ...ha.a a vide .
d. StF@@t Lighting. StFuet light f4;:;UFO desigas should be fl f h h' io F
nha.a"te. of the a.aa CFeet light fim u.es should he Aront to a pedestfian .•gala
/n..al..e /12\ to eighteen /le\ fee;) CFmt
lig ht A.n.ras should a .odme
"ai hnnM C r . identif.. :no the ial a and n no n " vir
events.
A. CFaat rumishings Dan"has LigA.s trash FOG@PtaGlos, planters and oche. s
A .a.'shings should he of de. and ... inls " .ith the ahn.nct -r of
_ _ onsa ant .
tha a __-- Rll.ere. a sihia stmo A'Mi hangs ghould ha " Qnqnlidnwd . eld
al g1..tte. and f "ilitata pedesFian ...
A Signs and Q aprh.io ^s. AD!CFO&'@F p ^ossibl@, ; affiG egntrol,, d:F@G;;enal and oth er
. hl•" signs should he " oiidatod and g d with n h AxwFes and
o
A...•shings to .ed.."e .al ^Lune. and to C nilkata ..ehigula. and pedeeFian
A .seven of dira"tignal gi-nq _ should assn he a tah6shed to lira -t
tRfrf', itch tl.
, Pin e GOMMOMW lsFict and away 49-n sid�a nt 1 graphiG
�r A
ed Within the SpQGif4G plan dis
9. Greet T.aas CFeet Faas should he used to ..ids shade se fun building C ;ms,
and to anhan a the sFaet onviponment. Cio...e. the height and dansit of dW
leaf canopy sheu.ld not ed., ohs^ u. adjagon; buGLqosses Flush-mounted F
env :.h stael g n ndlnr M d. -;I;faGac should he uwd to ppet@Gt the es,
h rat... coons rat.., ..te g n ,nh aS OFR2.M@I;;2.1 RFGheS, l.-.nne.s OF 94ARaF
&Feet
6
Utilities The wide g o. d' fall existina, h d •t
•1' inGluding ele" ',6
POINOF, . le hope and ^all 1 d d the nl
al•n of the nd eliminate the need st tr
ne aY
�
e
c n da is c..ee. gast anll.n o lavard € st
;raj "
Washington
Street
A'ithi 4h Central
ubeaaFOA Tba
and
_heu!oa
be LnpFewd with enhanced ^ka° Ak t'e
^nts
i d
and
street
ri.Na'Fes to
edestrian w6yity and MatO aCti�Aa
° ,
'TM 'il
pEgEnote ;
saF;,e as nn.,n.., neaegt. :nn n ..:,lnFg
Shq,-pang
StFoetS.
2.1ge
Revised:
Section 20.12.060 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
Landsraping,
she -Al OI@FRGRt
A'ithi 4h Central
ubeaaFOA Tba
la..d�GGape
palette
na .
hour S ^ °iae centi=Euit3 ^ea
^Iles - eppemrssitieg
° ,
T andcr..n'nn
.t.....ta �Ple...ent aFCh IFeGtUral design
LaFideGaping
be
Gan
We: t'C\•
1. 'IA'nn
eatFan Gps l..:n.. budding ale
0 0 0
.
..te
and
t nPn ,'de inteFostifig sh d a H d
bandsGaping
should
lye used to suppen the eae
Lands6
k.
GFI—iFONMOGAL
used t
.t& F .l:n as fFem demian
weas,prByide —�1Pdestr
i'
s--'A
ri add ykual imeFost
to pedc;;Fian
AFaag A Inne
t @4e
"t. ;he
use of and "n.vg raised
wi a
•
GQAtA;AAFq
plants
o
planters,
of
A \tll.e.e
appropFiate,
I.....J.,.ePn:nn .l,n..l.i he used to
ssFaan— paIF•ing, leading;-
sEeFags
d utility
, s an. ilia , while maintaining
saf4 sig distances,
Public
c to nI.•n
aFaw,
Inn,l6 sheula I.e used to b.
"=P'"
k up expanses €Ia—m
ern nnn
t: a n ."
r eae nd t Gfeate
a
a shade
�revide
ti
a a
should
be a
ne.1
andscaping,
in
Pablis a>eas noaF the beach and.' aa-
shel-ild he chosen for
thair aesthed,
g6fir
e\v
mains nano re�airemanss, "a the'- ab"
I d
-;nd'
" —It
J—Aen e if \lln. 97 99 Exh n /.
pw,ailin-
Revised:
Section 20.12.060 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 attaipment 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 layout 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
5.
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)