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HomeMy WebLinkAbout13 - Lido Village Design Guidelinesk� ,P0 CITY OF NEWPORT BEACH 1W `gcrFoa"'¢ City Council Staff Report Agenda Item No. 13 January 10, 2012 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: Community Development Department Kimberly Brandt, AICP, Director 949-644-3226, kbrandt@newportbeachca.gov PREPARED BY: James Campbell, Principal Planner APPROVED: C_ TITLE: Lido Village Desig Guidelines (PA2011-148) ABSTRACT: Adoption of architectural and landscape design guidelines that would apply to future development and public improvements within the Lido Village area that is generally bounded by Newport Boulevard, 32nd Street and Newport Harbor (Exhibit A of Attachment A). RECOMMENDATIONS: 1. Adoption of a Resolution (Attachment A) approving the Lido Village Design Guidelines. 2. Provide direction to staff on the preparation of a future incentive program as listed on Page 4 of this report and outlined in Chapter 5 of the Design Guidelines. An incentive program with a budget allocation will be brought back to the City Council at a future meeting. FUNDING REQUIREMENTS: There is no fiscal impact related to this item. DISCUSSION: The Lido Village area is generally bounded by Newport Boulevard, 32nd Street and Newport Harbor. The planning area was expanded to include the commercial shops on the west side of Newport Boulevard north of 32nd Street and the parking lots on the south side of 32nd Street between Vila Way and Lafayette Avenue, as depicted in the figure below. Lido Village Design Guidelines (PA2011-148) January 10, 2012 Page 2 The Lido Village Design Guidelines (Design Guidelines or Guidelines) are intended to be used by property owners and designers to help unify the village and create a dynamic sense of place for the Village. They would be used administratively by staff for small projects that do not require public hearings. When Planning Commission or City Council review is required pursuant to the Zoning Code, the Guidelines would be used within the discretionary review process. Additionally, the Guidelines would be used by the City to design future capital improvement projects. Public Participation The Ad -Hoc Neighborhood Revitalization Committee created a six -member Citizens Advisory Committee (CAP) to guide the development of the Design Guidelines and encourage public participation early in the process. The CAP conducted five noticed public meetings including a community open house held on October 6, 2011, where over 70 participants attended. Two stakeholders have actively participated in the process: Vornado Real Estate (Lido Marina Village), and Fritz Duda Company (Via Lido Plaza). At a noticed public hearing held on October 20, 2011, the Planning Commission reviewed the draft Guidelines and unanimously voted to recommend approval. The Planning Commission minutes are included as Attachment B. On October 27, 2011, the CAP voted to recommend adoption of the Design Guidelines and on December 15, 2011, the Ad -Hoc Neighborhood Revitalization Committee voted to recommend Council adoption of the final Guidelines attached to this report. Design Guidelines Chapter 1 provides a brief introduction, describes the location, and summarizes the objectives of the Guidelines . Chapter 2 provides a more detailed overview of the area and identifies four cornerstones that are used throughout the document: Unification, Visual Appeal, Flexibility, and 5usfainability. These cornerstones are the guiding principles that shaped Lido Village Design Guidelines (PA2011-148) January 10, 2012 Page 3 the document and they are goals the document strives to achieve. The Lido Village Area is broken down into five smaller geographic areas: Lido Marina Village, Via Lido Plaza, City Hall Site, Lido Triangle, and the Newport Boulevard Shops. Design goals for each area are included. Edge conditions (Street -focused, Buffer edge, Waterfront edge, and Service edge) for each design area are identified and described. Guidelines for improved pedestrian connections, including a potential improved waterfront promenade, a bridge to Mariner's Mile, and open spaces are also identified. Chapter 2 concludes by providing guidance on sustainability practices. Chapter 3 provides architectural Guidelines for the following: building orientation and site planning, building form and massing, facade treatments, storefronts and street interface, roofs, materials and applications, material wrapping, door treatments, windows and glazing, shading and awnings, building signage, architectural lighting, parking structures, and back of house treatments. The document identifies "Coastal" and "Mediterranean" architectural styles as being preferred. The key to the understanding of these styles is not in simply applying the names, but rather it is in the use of materials and applications indicative of these styles. It should also be noted that the these styles can be modified and combined to ensure design flexibility provided they are done well, consistent with other architectural Guidelines, and harmonious/compatible with the vision for the area as articulated within the Design Guidelines. Chapter 4 provides landscape Guidelines that not only apply to plantings, but also identify hardscape, plazas, site furnishings, monumentation and signage, screening elements, water features, public art, and irrigation Guidelines . Significant attention is paid to streets, the waterfront, pedestrian connections, and links to surrounding neighborhoods. The Guidelines include a strong preference for "California Friendly" plantings that have low watering requirements that are also compatible with the climate, soils, and setting. Landscaping and future improvements within the public right-of-way will serve as the primary unifying element that will link the Village together. The Design Guidelines would be used to guide the design of future capital improvement projects and beautification efforts (budget permitting). Chapter 6 addresses implementation. The narrative emphasizes that the Design Guidelines are to be used as a design manual for private development and public spaces. An excerpt of Zoning Code Section 20.16.020 is provided to reinforce the fact that the Zoning Code requires compliance with Council -adopted Design Guidelines. The Design Guidelines do not use the word "shall", but instead use the word "should". Within this framework, flexibility will be preserved while establishing a clear statement of design intent that property owners, designers, and decision -makers will need to follow. With the City Council's adoption of the Design Guidelines by resolution, the Guidelines will not have the weight of an ordinance, and no Variance process would be required for non-compliance with the various design provisions. The Guidelines will be applied by Lido Village Design Guidelines (PA2011-148) January 10, 2012 Page 4 staff during the review of administrative permits and they will also apply to discretionary development applications with the Zoning Administrator, Planning Commission, or City Council acting as the review authority depending upon the application type. Chapter 5 also includes a brief discussion of incentive based programs where the City could offer assistance or relief from development standards in exchange for additional open space or other elements of public benefit. The public expressed a need to provide a clear menu of the potential incentives to reference. Any future incentive program beyond what the Zoning Code currently authorizes would require separate City Council authorization. The following incentives are listed although others could be developed: • Reduced permit processing fees. • Design assistance for improvements in the public right-of-way • Public partnership in improvements within the adjacent right-of-way(s). • Commercial rebate program or City funded concept design for facade improvements. • Low -interest rate loan program for commercial rehabilitation. • City funded replacement of aged infrastructure and a sign removal and replacement program. Staff is requesting feedback and direction to develop these programs for future authorization and budgeting. General Plan The Land Use Element of the General Plan notes that Lido Village is primarily developed with commercial uses and City Hall. Lido Marina Village has experienced a high number of building vacancies and many retail stores are underperforming. Parking is limited and multiple property ownerships have traditionally inhibited cohesive and integrated development. As a result, several new policies were adopted to provide the framework for a future revitalization. LU 6.8.1 Urban Form Establish development patterns that promote the reinforcement of Balboa Peninsula's pedestrian scale and urban form as a series of distinct centers/nodes and connecting corridors. Lido Village Design Guidelines (PA2011-148) January 10, 2012 Page 5 LU 6.8.5 Quality of Place/Streetscapes Develop a plan and work with property owners and businesses to fund and implement streetscape improvements that improve Balboa Peninsula's visual quality, image, and pedestrian character. This should include well- defined linkages among individual districts, between the ocean and Bay, and along the Bay frontage, as well as streetscape and entry improvements that differentiate the character of individual districts. LU 6.8.6 Historic Character Preserve the historic character of Balboa Peninsula's districts by offering incentives for the preservation of historic buildings and requiring new development to be compatible with the scale, mass, and materials of existing structures, while allowing opportunities for architectural diversity. LU 6.8.7 Property Improvement Provide incentives for and work with property owners to improve their properties and achieve the community's vision for the Balboa Peninsula. The Lido Village Design Guidelines were developed with each of these policies in mind. The application of the design principles to new private development and future public improvements will lead to unified and more appealing pedestrian -oriented environment over time. Next Steps Aside from applying the Design Guidelines to new development, which will commence immediately upon adoption, the next steps include the development, authorization and implementation of the incentive program(s) as discussed above. ENVIRONMENTAL REVIEW: Staff recommends the City Council find this action is not subject to the California Environmental Quality Act ("CEQA") pursuant to Sections 15060(c)(2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment) and 15060(c)(3) (the activity is not a project as defined in Section 15378) of the CEQA Guidelines , California Code of Regulations, Title 14, Chapter 3, because it has no potential for resulting in physical change to the environment, directly or indirectly. The adoption of the Design Guidelines does not authorize any specific development or project and the Guidelines only provide non -regulatory design guidance for future projects that would be subject to CEQA. ri Lido Village Design Guidelines (PA2011-148) January 10, 2012 Page 6 NOTICING: Notice of this meeting was mailed to property owners within the planning area as well as those within 300 feet of the area. Additionally, notice was mailed to nearby homeowners associations and interested parties that have participated in the process. Notice was also published in the Daily Pilot and this item as appeared on the agenda for this meeting that was posted in accordance with the Ralph M. Brown Act. Lastly, notice was provided on the City's website. Submitted by: Kimberly Brandt, AOP Director Attachments: A. Resolution and Design Guidelines (Exhibit A to the Resolution) B. Planning Commission Minutes City Council Attachment A Resolution and Lido Village Design Guidelines 1 Intentionally Blank 9 RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH ADOPTING THE LIDO VILLAGE DESIGN GUIDELINES (PA 2011-148) THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. The City Council Ad -Hoc Neighborhood Revitalization Committee, with full City Council support, has initiated and fostered the preparation of architectural and landscape design guidelines that would be applied to properties within the Lido Village area. 2. The Lido Village area is generally bounded by Newport Boulevard, 32"d Street and Newport Harbor. The planning area was expanded to include the commercial shops on the west side of Newport Boulevard north of 32"d Street and the parking lots on the south side of 32"d Street between Villa Way and Lafayette Avenue. 3. The Lido Village Design Guidelines are intended to be used by property owners and designers to help unify the village and create a dynamic sense of place for the village. They would also be used by the City to design future capital improvement projects. 4. The Ad -Hoc Neighborhood Revitalization Committee created a six -member Citizens Advisory Committee (CAP) to guide the development of the design guidelines and encourage public participation early in the process. The CAP has conducted a total of five noticed public meetings held on July 27, 2011, September 1, 2011, September 15, 2011, October 6, 2011, and October 27, 2011. At the conclusion of the meetings, the Lido Village CAP recommended City Council adoption of the Lido Village Design Guidelines. 5. The use of four Cornerstones (Unification, Visual Appeal, Flexibility, and Sustainability) serve as the guiding principles of the Design Guidelines and will promote a unifying theme for Lido Village and will foster the enhancement of gathering spaces and connectivity throughout the village. 6. The Lido Village Design Guidelines establish architectural guidelines focusing on building orientation and site planning, building form and massing, facade treatments, storefronts and street interface, roofs, materials and applications, material wrapping, door treatments, windows and glazing, shading and awnings, building signage, architectural lighting, parking structures, and back of house treatments. Application of these architectural guidelines to future development will promote district unity and enhanced visual appeal in a flexible and sustainable way. 7. The Lido Village Design Guidelines establish landscape guidelines that not only apply to plantings, but also identify hardscape, plazas, site furnishings, monumentation and signage, screening elements, water features, public art and irrigation guidelines. Significant attention is paid to streets, the waterfront, pedestrian connections, and links 0 Resolution No. 2012- 2of4 to surrounding neighborhoods. Landscaping and public improvements will serve as a unifying element that will link Lido Village together. 8. The Lido Village Design Guidelines implement Land Use Element Policies LU 6.8.1 Urban Form, LU 6.8.5 Quality of Place/Streetscapes, LU 6.8.6 Historic Character, and LU 6.8.7 Property Improvement as the Design Guidelines: 1) promote and reinforce Lido Village's pedestrian scale and urban form as a series of distinct centers and connecting corridors, 2) provide a framework to implement property and streetscape improvements that improve Balboa Peninsula's visual quality, image, and pedestrian character including well-defined linkages among the various properties, districts, between the ocean and Bay, and along the Bay frontage, 3) provides incentives for the preservation of historic buildings and will ensure that new development will be compatible with the scale, mass, and materials of existing structures, while allowing opportunities for architectural diversity. 9. The Planning Commission conducted a public hearing on October, 20, 2011, in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting. At the conclusion of the hearing, the Planning Commission voted unanimously to recommend adoption of the Lido Village Design Guidelines (Planning Commission Resolution No. 1858). 10. The City Council Ad -Hoc Neighborhood Revitalization Committee conducted a public meeting on December 15, 2011, in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. At the conclusion of the meeting, the Ad -Hoc Neighborhood Revitalization Committee voted unanimously to recommend adoption of the Lido Village Design Guidelines to the full City Council. 11. A public hearing was held on January 10, 2012, in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the City Council at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. This action is not defined as a project and does not require environmental review under the California Environmental Quality Act (CEQA) because it involves general policy and procedure making activities not associated with a project and does not have the potential for resulting in a direct physical change in the environment or a reasonably foreseeable indirect physical change in the environment (Section 15378 of the CEQA Guidelines). The adoption of design guidelines does not authorize any specific development or project and would only provide non -regulatory design guidance for future projects that would be subject to CEQA. Tmplt: 03/08/11 ID Resolution No. 2012- 3 of 4 NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Newport Beach does hereby adopt the Lido Village Design Guidelines, which is attached as Exhibit "A" of this Resolution. The Design Guidelines shall apply to all property within the Project Area Boundary as depicted on Page 2-1 of the guidelines. ADOPTED this 101h Day of JANUARY, 2012. MAYOR ATTEST: CITY CLERK Tmplt: 03/08/11 l� Resolution No. 2012- Exhibit "A" Lido Village Design Guidelines 4 of 4 Tmplt: 03/08/11 z LIDO VILLAGE Iry 7t jr • dew Dedication: The following Design Guidelines for Lido Village were crafted in a collaborative working environment. Through the efforts of City of Newport Beach Staff, the Citizens Advisory Panel (CAP), local landowners, and business people, these Design Guidelines capture a future vision for the rebirth of Lido Village. It is through their concerted efforts that this document was created. Citizens Advisory Panel: Hugh Helm, George Schroder, Bill Dunlap, Roberta Buchanan, Craig Batley, and Richard Luehrs. 10 LIDO VILLAGE Newport Beach, California County of Orange Prepared By: T.C. Collins & Associates, Inc. William Nezmalhalch Architects, Inc. Fuscoe Engineering, Inc. IMA Design Prepared For: City of Newport Beach DECEMBEQ 2011 DESIGN GUIDELINES 2010233 © 2011 WILLIAM HEZMALHALCH ARCHITECTS, INC. 1-7 TABLE OF: CONTENTS Preface................................ iv Chapter 1 - Introduction .......................... 1-1 1.1 Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 1.2 Summary and Objective . . . . . . . . . . . . . . . . . . . . . . . . 1-2 Chapter2 - Overview .... .. .. .. ..... .. .. .. ... 2-1 2.1 The Lido Village Overview . . . . . . . . . . . . . . . . . . . . . . 2-1 2.2 Village Cornerstones .................. . . . . . . . . 2-2 2.3 Design Areas ..................... . . . . . . . . . 2-3 Lido Marina Village . . ... . . . ... . . . ... . . . ... . . . ... 2-3 Via Lido Plaza .. . . . ... . . . ... . . . ... . . . ... . . . ... 2-4 CityHall .................................... 2-4 Lido Triangle ................................. 2-4 Newport Boulevard Shops . . . . ... . . . ... . . . ... . . . ... 2-5 2.4 Village Edges and Boundaries .................... 2-5 Overall Edge Conditions . .. . . . . .. . . . . .. . . . . .. . . . . . 2-6 Key to Edge Condition Criteria . . . . . . . . . . . . . . . . . . . . . . 2-6 Lido Marina Village Edge Conditions ................... 2-8 Key to Edge Condition Criteria . . . .. . . . . .. . . . . .. . . . . . 2-8 Via Lido Plaza Edge Conditions . . . .. . . . . .. . . . . .. . . . . . 2-10 Key to Edge Condition Criteria . . . . . . . . . . . . . . . . . . . . . . 2-10 City Hall Edge Conditions ......................... 2-12 Key to Edge Condition Criteria . . . .. . . . . .. . . . . .. . . . . . 2-12 Lido Triangle Conditions . .. . . . . .. . . . . .. . . . . .. . . . . . 2-14 Key to Edge Condition Criteria . . . . . . . . . . . . . . . . . . . . . . 2-14 Newport Boulevard Shopkeeper Conditions .............. 2-16 Key to Edge Condition Criteria . . . .. . . . . .. . . . . .. . . . . . 2-16 2.5 Pedestrian Connections and Open Space . . . . . . . . . . . . . 2-18 2.6 Sustainability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-20 Sustainable Concepts . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-20 LIDO VILLAGE DESIGN GUIDELINES l DECEMBER 204- Chapter 3 - Architectural Design Guidelines .......... 3-1 3.1 3.2 3.3 Introduction . .............................. 3-1 Architectural Guidelines ....................... 3-2 Building Orientation and Site Planning .. . . . ... . . . ... . . . . 3-3 Building Form and Massing . .. . . . . .. . . . . .. . . . . .. . . . . 3-3 Facade Treatments . . . . . .. . . . . .. . . . . .. . . . . .. . . . . 3-4 Storefronts and Street Interface ..................... 3-4 Roof Considerations . . . ... . . . ... . . . ... . . . ... . . . . 3-5 Materials and Applications . .. . . . . .. . . . . .. . . . . .. . . . . 3-5 Material Wrapping .. . . . . .. . . . . .. . . . . .. . . . . .. . . . . 3-6 Door Treatments ... . . . ... . . . ... . . . ... . . . ... . . . . 3-6 Windows and Glazing . . . ... . . . ... . . . ... . . . ... . . . . 3-7 Shading and Awnings . . . . .. . . . . .. . . . . .. . . . . .. . . . . 3-7 Building Signage . .. . . . . .. . . . . .. . . . . .. . . . . .. . . . . 3-8 Architectural Lighting . . . ... . . . ... . . . ... . . . ... . . . . 3-8 Parking Structures .. . . . ... . . . ... . . . ... . . . ... . . . . 3-9 Back of House Treatments . .. . . . . .. . . . . .. . . . . .. . . . . 3-9 Architectural Styles .......................... 3-10 Coastal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-11 Mediterranean . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-11 Combining Styles and Progressive Applications .. . . . . .. . . . . 3-12 Chapter 4 - Landscape Design Guidelines ............... 4-1 4.1 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-1 4.2 General Landscape Character ............... . . . . . 4-2 Universal Landscape Guidelines .. . . . ... . . . . .. . . . . .. . 4-2 Conceptual Monumentation. . . .. . . . . .. . . . . . . . . . . . . . 4-4 4.3 Arrival Gateway Intersection . . . . . . . . . . . . . . . . . . . . . 4-6 4.4 Intersection Hierarchy . . . . . . . . . . . . . . . . . . . . . . . . . 4-7 4.5 Streetscape Hierarchy and Identity . . . . . . . . . . . . . . . . . 4-8 'Green Streets' . . . . . .. . . . . . . . . . . .. . . . . . . . . . . . . . 4-8 Newport Boulevard ............................. 4-9 Via Lido . . ... . . . ... . . . ... . . . . .. . . . ... . . . ... . 4-10 32nd Street . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-12 Via Oporto and Via Malaga . . . .. . . . . .. . . . . . . . . . . . . . 4-13 Central Avenue . . . . .. . . . . .. . . . . .. . . . . .. . . . . .. . 4-14 4.6 Waterfront . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-15 4.7 Open Space Network & Connectivity . . . . . . . . . . . . . . . . 4-16 Open Space- Plazas and Courtyards . . . . .. . . . . . . . . . . . . . 4-16 Pedestrian and Bicycle Connectivity ................... 4-18 4.8 Village Features and Amenities . . . . . . . . . . . . . . . . . . . 4-19 Site Furnishings . . . . .. . . . . .. . . . . .. . . . . .. . . . . .. . 4-19 Hardscape and Paving .. . . . . .. . . . . .. . . . . .. . . . . .. . 4-20 Pottery. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-21 Outdoor Lighting .............................. 4-21 Monumentation and Signage. . . . . . . . . . . . . . . . . . . . . . . . 4-22 Screening and Wall Treatments . .. . . . . .. . . . . .. . . . . .. . 4-22 Water Features . . . . .. . . . . .. . . . . .. . . . . .. . . . . .. . 4-23 Pubic Art . ... . . . ... . . . ... . . . ... . . . ... . . . ... . 4-23 4.9 Irrigation Guidelines . . . . . . . . . . . . . . . . . . . . . . . . . . 4-24 4.10 Landscape Plant Palette . . . . . . . . . . . . . . . . . . . . . . . . 4-25 LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 �9 Chapters - Implementation . .. ....... .. .. ..... . 5-1 5.1 Implementation . .. . . . . . . . . . . . . . . . . . . . . . . . . . . 5-1 5.2 Incentive Considerations . . . . . . . . . . . . . . . . . . . . . . . 5-2 Chapter 6 - Appendix ........................... A-1 A.1 Planning Authority / Stakeholder Roles ............... A-1 A.2 Concept Plan Development ..................... A-2 A.3 Existing Zoning and General Plan .................. A-4 Zoning Districts ... . . . . .. . . . . .. . . . ... . . . ... . . . . A-4 Zoning Notes . . . .. . . . . .. . . . . .. . . . . .. . . . . .. . . . . A-4 General Plan Land Use Policies . . . . .. . . . . .. . . . . .. . . . . A-4 A.4 Adopted Concept Plan ........................ A-6 A.5 References . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A-7 A.6 Glossary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A-7 *Disclaimer: The renderings and section sketches contained within are artistic representations and are by no means the final designs for the Village. The City of Newport Beach maintains the right to review and comment architectural design improvements and landscape design matters within public and private lands in accordance with applicable regulations and policies. Final design and implementation directives will be addressed in the future with individual private project approvals or future capital improvement programs. LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 20;)-D PREFACE T IN 7 15 Newport Beach has been visited by millions Of people for over a century. Those who have been here, cherish a vivid memory of the Newport Beach experience — its stunning setting amid the beach, the bluffs, and the bay; the charming costal character; and the outdoor lifestyle. Over time, Newport Beach's character has been shaped by dreams, memories, and experiences. The planning effort for these guidelines focused on ways in which properties could be put to their highest and best use. This effort will continue beyond the adoption of this document as the City of Newport Beach administers the future design character of Lido Village and improvements that will take shape. By applying the collaborative recommendations of land owners, staff, CAP members, and the design team, the Village will redefine itself. These Guidelines are to be used by owners who intend to renovate or rehabilitate existing structures, are planning for new construction, or have decided to make significant exterior or site improvements to property, or by the City while reviewing plans for approval. The City of Newport Beach intends to complement private land owners with public realm improvements that could include streetscape design, signage, lighting, hardscape and landscape elements. It is the hope that participants draw inspiration from this document to improve their properties, while enhancing the Newport Beach and Lido Village experience. LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 2-1 N T R 0 D U C �.� Location Lido Village is located on the Pacific Coast of Orange County, California, in the western portion of the City of Newport Beach. It is situ- ated on just under 17 acres of property at the beginning of Balboa Peninsula, east of Newport Boulevard, south of the Arches Bridge, adja- cent to the West Lido Channel, and north of 32nd Street. The setting is unique because of its waterfront exposure along Newport Harbor and proximity to the Pacific Ocean. Regional access to Lido Village is provided by State Route 55, which terminates in Costa Mesa and becomes Newport Boulevard, and by Pacific Coast Highway, located on the north side of the Lido Channel. Primary access to the site is provided by Via Lido, Newport Blvd, and 32nd Street. This multi -modal Village is not only accessed by pedestrians and vehicles, but also by residents and visitors who use watercraft and bicycles as common modes of transportation. Lido Village encompasses the site of the current Newport Beach City Hall (to be relo- cated in late 2012), the iconic Lido Theater and Via Lido Plaza, the Lido Marina Village, St. James Anglican Church, the First Church of Christian Scientist, as well as several retail and office properties. CHAPTER °q �3 QUPPER NEWPORT BAY sr � ibluff Perk tE 4 J I \ Ecological L \—f L Preserved ' l!! `i \�.J h arinen P0.1NE a R o \ NEWPORT / I Pa SHORES\/ Ily - ` I L RD �)/�� �� �✓ o Wqy ¢ e e w a FASHION o NEsIS ISLAND ,00 " F< M1 S ISLAND q o a° a sul.a rveyp°N s sf 3 ti r LIDO ISLAN �`"i ISLE IsLANIo NEWPORT BALBOA ISLAND Fun Zone Pavilion °HANNE< Pa BALBOA PIER F PACIFIC OCEAN A= `UaDn WEDDE m BIG / CORONA Mari Vicinity Map LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 20-ff?-2 0 • '~ r .76 1.2 Summary and Objective The vision for the area is to create a vibrant gateway Village in the heart of historic Newport Beach's Balboa Peninsula. A synergy of uses with boutique retail, office, entertainment, residential, and public use elements will be thoughtfully assembled into a unique Coastal California Destination. The efforts undertaken to create the Lido Village Design Guidelines seek to provide a memorializing document offering guidance and inspiration for area -wide improvements. The objective of these Guidelines is to provide owners with strong posi- tive images and a design vocabulary for the renewal of Lido Village. These Guidelines are intended to streamline the design and approval process by requiring property owners to adhere to the contents within. Special considerations or incentives may be provided for projects that provide enhanced amenities or public benefit, at the discretion of City officials. (Please refer to section 5.2 for considered incentives). LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 2S a 0 114 Lido Vil '� k LIDO VILLAGE DESIGN GUIDELINES I DECEMBEP 20W4 The Guidelines are intended to be specific enough to describe elements that create a unifying "sense of place" while considering the economic realities of market conditions for owners and tenants various business needs. These Guidelines are not retroactive but rather provide guidance for future improvements. They are not meant to discourage unique or inventive design solutions. All entitlers of property within Lido Village will be able to refer to this document for design guidance with the assurance that others who follow will be held to the same or similar unifying set of standards. While this document is intended to establish Guidelines for the visual character and aesthetic quality within Lido Village, it is important for property owners to be aware that all improvements are subject to appli- cable regulations and permitting processes imposed by, but not limited to, the following: the City of Newport Beach General Plan, Zoning Code, and Ordinances; California Environmental Quality Act (CEQA); California Building Code and Energy Efficiency Standards (Title 24); Local Coastal Plan; and California Coastal Commission. Co NJ JL, USE L'-•1C[ALIRFern,-._ - Renovations Underway within Lido Village 0 LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 25 OVERVIEW 2.1 The Lido Village Overview Lido Village serves as the primary thematic gateway for Newport Beach's Balboa Peninsula. The Village provides local and regional destination retail, entertainment, and mixed -use services. Similar to other retail villages along the Peninsula, Balboa's Main Street and historic McFadden's Landing/Newport Pier, Lido Village has experienced numerous cycles Of growth and protraction. The vision is to revive Lido Village as a vibrant destination, and mixed -use entertainment hub for surrounding neighbor- hoods such as Lido Island, West Newport, Balboa Peninsula, and Greater Newport Beach. A thoughtful approach, coupled with attractive and distinctive architecture and landscape elements, will ensure timeless execution as the Village evolves. Special considerations should be made for future tenant mixes that better serve visitors without neglecting resi- dents' needs. Lido Village is composed of 5 distinctive Design Areas: Lido Marina Village, Via Lido Plaza, City Hall, Lido Triangle, and Newport Boulevard Shops. (Refer to exhibit on page 2-3). Each one of these Design Areas is made up of multiple ownerships with varying degrees of intensity, use, and economic vitality. The primary focus for these Guidelines is to reinforce the built envi- ronment while respecting physical building forms and functional uses as they relate to the pedestrian experience within the Village. Style and character are secondary elements that will help contribute to the overall aesthetic placemaking of Lido Village. Landscape architecture recommendations serve as key unifying elements, linking the Village together by reinforcing the public realm (i.e. street right-of-ways, sidewalks, travel lanes, on -street parking, street trees, etc), pathways, view corridors, and outdoor spaces. It is within the public realm where the City of Newport Beach intends to provide guidance for landscape improvements that could enhance the overall vision for the Village as well as provide the greatest public benefit. CHAPTER 2 LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 20;�_o 2.2 Village Cornerstones The Design Guidelines for Lido Village feature four unique Cornerstones. References to these Cornerstones will be made throughout this document and identified by the symbols highlighted in the Cornerstone icons below. Land owners are encouraged to maximize the applications of these prin- ciples when considering property improvements. ® Unification - Creating a Sense of Place Present a unifying theme for Lido Village. • Define and enhance gathering spaces. • Promote connectivity throughout the Village. • Improve way -finding. 13 Apply Coastal and Mediterranean architecture as the two base styles for the future of the Village. • Illustrate vision for art, architecture, and landscaping. • Create an attractive Gateway Village. • Maximize view corridors and scenic opportunities. ■� Flexibility - Builder/Owner Friendly • Offer various options for achieving common goals. • Allow for individual ownerships to make improvements independently and accommodate early entitlers. • Grant regulatory weight to the guidelines as a design process is and Environmenta • Encourage environmentally sustainable practices. • Conserve water resources and design for energy efficiency. • Celebrate California friendly landscapes. • Consider economic realities and viability. LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 2.3 Design Areas & Goals Lido Village is divided into five distinct Design Areas having unique phys- ical attributes and design influences. Improvements should be inspired by improving physical interface of buildings, landscape, and circulation within each design area. It is also important to address the surrounding or adjacent land uses to ensure compatibility with form, function, and programming. Lido Marina Village At the northern point of Lido Village, the Lido Marina Village is the most visible gateway to the Balboa Peninsula. This Design Area is currently occupied by an eclectic mix of building typ - cial office buildings, retail storefronts, parking structure, and pedestrian-oriente - businesses on the northern portion o Via Oporto and fronting onto the harbor Development should strive to improve th edge conditions along major streets an improve the pedestrian experience alon the waterfront, thereby attracting ne tenant mixes to revitalize the Village. Lido Marina Village Goals: Respect and complement existing taller buildings and massing. Implement quality building design and the use of authentic materials to influence design solutions. Improve edge conditions with Newport Harbor, Newport Boulevard, and Via Lido, reinforcing the gateway element. Use high quality materials for public space improvements that reinforce Village character. • maximize promenaae and waterfront access to improve the public/ visitor experience. • Encourage the upgrade of dock and ramp systems with the reorganization of docks further away from pedestrian boardwalk to maximize views of the access to the harbor. LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 201;2-2 0 Via Lido Plaza Via Lido Plaza is an existing mixed -use retail entertainment, and commercial center with a anchor supermarket, supporting retail, theater � .1� restaurants, and office uses. A series of smal pedestrian friendly courtyards and walkway create a positive internal pedestrian experience Improvements within this design area should se retail along Via Lido as well as improve pedestrian connectivity to adja- cent properties. Careful attention should be paid to Newport Boulevard, ensuring retail visibility, pedestrian safety, and vehicular access. Via Lido Plaza Goals: f { +� p0lr T r 111, �41t15 f City Hall Enhance retail, dining, and entertainment experiences within Via Lido Plaza. Complement secondary tenant retail mix by creating diverse fagade treatments that encourage pedestrian & storefront interaction. Complement the unique design qualities of the Lido Theater and Griffith Building. Introduce quality materials in fagade treatments, hardscape and softscape applications. Enhance pedestrian connectivity to other Design Areas. The relocation of the current City Hall site to new state-of-the-art facility opens up a unique opportunity for redevelopment at a key intersec tion in Newport Beach. The site has a strong visua impact on the Village with connection to the beacl along 32nd Street. Improvements should feature enhanced public spaces with a pedestrian focus Major roadways should be improved, reinforcin€ pedestrian connectivity to the rest of the Village New buildings should also relate to the mix of use: of the surrounding parcels. City Hall Goals: Provide quality outdoor spaces that are publicly accessible. Improve the Newport Boulevard and 32nd Street interfaces to create a secondary gateway. Provide for increased building heights on the City Hall Site with emphasis on mixed use zoning. Incorporate a dynamic tenant mix that maximizes value without compromising existing owners and their tenant mixes. Balance residential needs with visitor services. Use appropriate architectural styles with historic references in the design elements of new buildings. Provide emphasis for pedestrian connections and public space. Lido Triangle Lido Triangle contains the Lido Building, the St James Anglican Church, and the First Churcl of Christian Scientist. These institutions, alon€ with existing residential homes, have a distinc yet understated presence within the Village. An improvements need to address the delicate inter face with residents and church parishioners. Lido Triangle Goals! Improvements should be sensitive to the less - intensive existing land uses of worship and residential sites. Traffic calming devices should be incorporated into Via Lido to promote safe street environments for residents and patrons. Building massing should be more horizontal in form, reinforcing the pedestrian interface. Pursue added joint parking opportunities. LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 S Newport Boulevard Shops This area within Lido Village includes a va of storefronts facing Newport Boulevard on the west. A mix of retail shops and restaurants with offices on the second floor make up this stud area. Included within this strip of commer- cial uses is the only gas station on the Balbo Peninsula. The southernmost property in thi design area backs onto the Rivo Alto Canal. of Newport Boulevard traffic, pedestrian safety to be considered. Storefront architecture and signage improvements combined with landscape design, enhanced pedestrian crossings, fixtures, and furnishings have the ability to transform this row of shops into a more vibrant corridor, framing the gateway to the Balboa Peninsula. Goals: Complement Via Lido Plaza and City Nall Design Areas. Improve pedestrian experience and safety. Incorporate quality tenant mix that complements other Newport Boulevard parcels. Design building massing and storefront improvements to be more horizontal in form, reinforcing the pedestrian interface. W4Seek opportunities to incorporate view corridor access to the Rio Alto Canal into future design efforts when appropriate. 2.4 Village Edges and Boundaries Lido Village is defined by distinctive edges that are made up of different elements with varying degrees of pedestrian and vehicular access and visual corridors. To the north and east, Newport Harbor defines Lido Marina Village down to Cannery Village. Newport Boulevard defines the western boundary of Lido Village, separating the shops from the rest of the Village. 32nd Street, to the south, separates Lido Village from Cannery Village. All of these edges represent opportunities to unify and link the surrounding areas to Lido Village. For example, proposing an iconic pedes- trian bridge connection from the Village to PCH and Mariner's Mile. LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 20 :�D Edge Condition Criteria The Design Guidelines for Lido Village are intended to improve the urban experience. Key to this success is understanding and defining critical edges that make up the various study areas. The following section aims to provide guidance for improving the urban experience by addressing the pedestrian and building interface with additional internal pedestrian circulation, monumentation, and gathering places or nodes. Because there are multiple ownerships and varying tenant mixes, addressing the public/private interfaces is critical for improving the Village. Architectural styling and detailing are important, however, that is not the primary focus of these Design Guidelines. Styles come and go, but good urban form stands the test of time. The waterfront is a valued asset to the Village; however, there currently is limited accessibility to the waterfront for patrons and visitors. The design suggestions and applications presented in this section seek to provide property owners with the ideas and building blocks to enhance the visi- tor's experience and attract new tenants, patrons, and residents by paying careful attention to the treatment of visible edges and views. Street Focused Ed • Image -defining fagades with street orientation. • Strong building/pedestrian interface. • Unifying theme and character along street segment. • Attractive entry and storefront features allowing indoor to outdoor transparency. -Buffer Edge . Limited pedestrian and vehicular access. Achieve softening between uses of differing intensities. Promote landscape solutions with vertical emphasis. Encourage fagade enhancements that are visually attractive. Waterfront Edge • Create strong pedestrian water interface, maximizing accessibility. • Encourage visual corridors promoting water experience. • Restrict back of house and service conditions. • Image -defining fagades with transparent pedestrian interface. The following series of diagrams are intended to depict the critical Service Edge edges within each of the sub areas. It is important that critical edges Back of ho are defined and support positive future development patterns within the Encourage Village. It should be noted that locations of certain landmarks/ monu- Limited pe mentation and nodes are not fixed and should be considered with site specific improvements. �rimary Pedestrian Corridor use or service conditions. special screening applications. destrian access. Located along waterfront promenade and primary roadways. Encourage pedestrian -friendly safety measures. Enhance landscape elements. =Secondary Pedestrian Corridor • Located along secondary streets and off-street corridors. • Limited vehicular access. • Private and public conditions that encourage multi -modal use. • Taxi and bus drop zones, charter boat transfers, bicycle racks etc. M LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 S-1 i .y .i. x9 L d > AU 2-7 Lido Marina Village Edge Conditions Key Edge Condition Criteria Lido Marina Village is one of the signature study areas within the Village. The primary focus of this study area should be improving the pedestrian experience along its edges while improving internal connectivity and expo- sure to the harbor. Key improvement points should consider the following: • Including complementary landmark or monumentation improvements consistent with Via Lido Plaza at the corner of Newport Blvd. and Via Lido. • Creating better connectivity and interface with the harbor edge along bulkhead. • Establishing creative node or outdoor living room conditions within the study area. • Addressing Newport Blvd. edge conditions north of Via Lido, thereby improving arrival and way -finding within the Village. • Enhancing the pedestrian experience along Via Lido • Relocating / redesigning the dock to improve views of the harbor. -Street Focused Edge • Image -defining facades with street orientation. • Create strong building/pedestrian interface. • Unifying theme and character encouraged along street segment. -Buffer Edge • Limited pedestrian and vehicular access. Achieve softening between uses of differing intensities. Promote landscape solutions with vertical emphasis. Encourage fagade enhancements that are visually attractive. - Waterfront Edge Create strong pedestrian water interface, maximizing accessibility. • Encourage visual corridors promoting water experience. • Restrict back of house and service conditions. • Image -defining fagades with transparent pedestrian interface. - Service Edge Back of house or service conditions. • Encourage special screening applications. • Limited pedestrian access. Key Map: Lido Marina Village ,� LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 SS = rimary Pedestrian Corridor • Located along waterfront promenade and primary roadways. • Pedestrian -friendly safety measures. • Enhanced landscape elements. Secondary Pedestrian Corridor • Located along secondary streets and off- street corridors. • Limited vehicular access. • Private and public conditions that encourage multi -modal use. • Taxi and bus drop zones, charter boat transfers, bicycle racks, etc. Lido Marina andrr Opportunity elements, way finding, and orientation. WNode Opportunity orma and informal people places, outdoor living room, plazas, or building massing relief. LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 20W ` • Via Lido Plaza Edge Conditions Key Edge Condition Criteria Via Lido Plaza is a dynamic mixed use retail entertainment parcel situated in the heart of the Village. The primary focus of this study area is improving pedestrian circulation and tenant exposure to major thoroughfares. Key improvement points should consider the following: • Improving pedestrian connectivity within the parcel. • Including Complementary landmark ormonumentationimprovements consistent with Lido Marina Village at the corner of Newport Blvd. and Via Lido. • Providing adequate signage and exposure for tenants and way finding. • Establishing creative node or outdoor living room conditions within the Design Area. • Enhancing the pedestrian experience along Via Lido. Street Focused Edge Image -defining fagades with street orientation. Create strong building/pedestrian interface. Unifying theme and character encouraged along street segment. - Buffer Edge • Limited pedestrian and vehicular access. • Achieve softening between uses of differing intensities. • Promote landscape solutions with vertical emphasis. • Encourage fagade enhancements that are visually attractive. - Service Edge Screened back of house or service conditions. • Encourage special screening applications. • Designated service vehicle corridors. is Via Lido Plaza Design Area Edges and Corridors 2-1 O LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 S5 Lido Plaza Design Area Edges and Corridors Primary Pedestrian Corridor • Located along primary roadways. • Encourage pedestrian -friendly safety measures. • Enhanced landscape elements. mSecondary Pedestrian Corridor • Located along secondary streets and off- street corridors. • Limited vehicular access. • Private and public conditions that encourage multi -modal use. andmark O ortunit elements, way finding, and orientation. P-MNode Opportunity ormPa and informal people places, outdoor living room, plazas, or building relief. LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 20�� City Hall Edge Conditions Key Edge Condition Criteria The City Hall Site anchors the Village at the southwestern boundary, serving as the gateway and connection point to West Newport and the Pacific Ocean. The primary focus of this study area should promote Beach to Bay connectivity, public open space, and complementary tenant mixes within the area. Key improvement points should consider the following: • Improving pedestrian connectivity within the parcel connecting the Beach to the Bay. • Building and massing should address 32nd Street and complement the existing building forms. • Incorporating public or civic spaces for people gathering and events. • Include Village -wide landmark or monumentation improvements. • Minimizing vehicular access along Newport Blvd. and 32nd Street to mitigate pedestrian & vehicular conflicts. • Improving the pedestrian experience along Newport Blvd. and 32nd Street. Street Focused Edge • Image -defining facades with street orientation. • Create strong building/pedestrian interface. • Unifying theme and character encouraged along street segment. - Buffer Edge =Primary Pedestrian Corridor Limited pedestrian and vehicular access. • Located along primary roadways. • Achieve softening between uses of differing intensities. • Encourage pedestrian -friendly safety measures. • Promote landscape solutions with vertical emphasis. • Enhanced landscape elements. • Encourage facade enhancements that are visually attractive. Service Edge • Back of house or service conditions. • Encourage special screening applications. • Limited pedestrian access. mSecondary Pedestrian Corridor • Located along secondary streets and off-street corridors. • Limited vehicular access. • Private and public conditions that encourage multi -modal use. LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 37 andmark Opportunity • Vertical elements, way -finding, and orientation, WNode (Opportunity orma and informal people places, outdoor living room, plazas, or building relief. LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 20"2 Lido Triangle Conditions Key Edge Condition Criteria The Lido Triangle parcel is a transitional piece between more active retail uses, worship sites, and residential areas on Lido Island. The primary focus of this Design Area should continue to reinforce these transitional zones while improving vehicular and pedestrian circulation. Key improvement points should include the following: • Improving the pedestrian experience along Via Lido, Via Oporto, Via Malaga, and 32nd Street. • Including internal pedestrian connectivity from Via Oporto to the Bay. • Providing creative node or outdoor living room conditions within the Design Area. • Addressing service needs within Via Lido Plaza without sacrificing improvement opportunities. Street Focused Edge • Image -defining facades with street orientation. • Create strong building/pedestrian interface. • Unifying theme and character along street segment. = Buffer Edge • Limited pedestrian and vehicular access. • Achieve softening between uses of differing intensities. • Promote landscape solutions with vertical emphasis. • Encourage facade enhancements that are visually attractive. = Service Edge • Back of house or service conditions. • Encourage special screening applications. • Limited pedestrian access. Key Map: Lido Triangle Lido Triangle Area Edges and Corridors LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 S9 Lido Triangle Design Area Edorridors MM Primary Pedestrian Corridor • Located along primary roadways. • Pedestrian -friendly safety measures. • Enhanced landscape elements. mSecondary Pedestrian Corridor • Located along secondary streets and off- street corridors. • Limited vehicular access. • Private and public conditions that encourage multi -modal use. Node Opportunity I and informal people places, outdoor living room, plazas, or building relief. LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 20114 D 0 Newport Boulevard Shopkeeper Conditions Key Edge Condition Criteria The Newport Boulevard Shopkeeper parcels on the west side of the Boulevard play a crucial roll in defining the western edge of the property. Stretching the length of two other Design Areas, the buildings and uses for the area help reinforce the future theme and character of the Village. The primary focus for this Design Area should seek to improve pedestrian safety without sacrificing tenant exposure. Key improvements points should include the following: • Providing an improved pedestrian experience along Newport Boulevard. • Improving building interface with public streets. • Improving service conditions along back alley and residential areas. • Seeking to leverage Pivo Alto Canal as a visual amenity. Street Focused Edge Image -defining facades with street orientation. • Create strong building/pedestrian interface. • Unifying theme and character encouraged along street segment. -Buffer Edge • Limited pedestrian and vehicular access. • Achieve softening between uses of differing intensities. • Promote landscape solutions with vertical emphasis. • Encourage facade enhancements that are visually attractive. Waterfront Edge • Create strong pedestrian water interface, maximizing accessibility. • Encourage visual corridors promoting water experience. • Restrict back of house and service conditions. • Image -defining facades with transparent pedestrian interface. -Service Edge • Back of house or service conditions. • Encourage special screening applications. • Limited pedestrian access. Newport Boulevard Shopkeepers Design Area Edges and Corridors 2-16 LIDO VILLAGE DESIGN GUIDELINES I DECEMBEP 2011 41 �4 } r ti i I Newport Boulevard Shopkeepers Design Area Edges and -Primary Pedestrian Corridor • Located along primary roadways. • Pedestrian -friendly safety measures. • Enhanced landscape elements. mMecondary Pedestrian Corridor • Located along secondary streets and off- street corridors. • Limited vehicular access. • Private and public conditions that encourage multi -modal use. Landmark Opportunity • Vertical elements, way -finding, and orientation. Node Opportunity • Aorma' and informal people places, outdoor living room, plazas, or building relief. Boulevard Sh /� LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 20114 2 Activated Pedestrian Connection 2.5 Pedestrian Connections and Open Space Because Lido Village is situated along Newport Harbor and within a short distance to the beach, it is important that these Guidelines promote the enhancement of that connectivity. Public improvements will be coordi- nated with land owners to ensure quality and continuity during the design process. Land owners will be encouraged, where needed, to incorporate clearly defined pedestrian pathways and nodes that encourage walkability and people places within the Village. Landscaping paired with hardscape treatments are intended to reinforce the area's maritime influences. Streets offer vehicular and pedestrian circulation that reinforce the visual recognition of the location within the Village. Streets are a fundamental component of the public realm and are not just for vehicular conveyance. For example, Via Lido could be modified by increasing sidewalks, intro- ducing angled parking and eliminating the existing landscape median (see below for proposed concept street section). Any street improvements within the Village should be designed with the pedestrian in mind. Because there are major roadways and high volume streets, pedestrian safety is of utmost concern. Typical Street Cross -Section 0 LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 ` S erg'-00010 I LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 4 0 2.6 Sustainability Consideration for the environment and sustainable building practices is a cornerstone of the Lido Village Design Guidelines. It is important to note that these sustainability components are to be realistic and imple- mentable and not a burden to existing land owners. This document will outline varying degrees of applications and practices that could be incor- porated into property improvements, offering the land owner different options for accomplishing energy efficient and resource -conscious designs. These design elements will be highlighted throughout the docu- ment in the form of sustainable practices and will be easily identified with the following symbol: Sustainable Concepts Implement environmental policies established by the City of Newport Beach (CNB) and identify incorporation strategies to improve the quality of the Village. Please refer to CNB Municipal Code section 14.17 for landscape strategies and water consumption. Also refer to CNB Municipal Code section 14.36 for water quality standards. Additional information is also provided within the City of Newport Beach General Plan. • Improve indoor/outdoor air quality and improve energy efficiencies within buildings. • Promote use of alternative transportation, thus reducing dependence on the automobile (i.e. attractive bus stops, bike racks, and bike storage). kII1 !: • Decrease the urban heat index by incorporating design elements that reduce the heat island effect. • Enhance the environmental quality of the site by reducing pollution of waterways, controlling and treating runoff, and maintaining mature trees and native vegetation. 0 LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 45 ARCHITECTURE 3.1 Introduction The intent of the architectural objectives of the Design Guidelines is to create a framework for future development that assists in imple- menting the future vision of Lido Village. The Guidelines provide design and implementation goals and standards based upon existing conditions and local context. Because the Village is comprised of ngori Beach CHAPTER 3 5 individual design -areas that could be a stand-alone project unto themselves, the full potential of delivering a quality project can only be accomplished through an integrated design approach. The following section seeks to establish a "Go Forward" strategy that addresses reinforcing the urban experience within the Village. 224 / West Coast Hwy LIDO VILLAGE DESIGN GUIDELINES I DECEMBER i 3 3.2 Architectural Guidelines Building forms and massing define and create dynamic urban spaces. Future building design and improvement components of Lido Village struc- tures can be broken down into the simple design elements of base, body, and roof. By respecting these simple elements and utilizing the following architectural styles, new improvements will create a strong architectural theme and character for the Village. Application of good design principles that are sensitive to scale, proportion, identity, lighting, colors, texture, and landscape are expected. Below are a series of elements and applications that should be considered when designing for new construction or rehabil- itation within the Village. An integrated approach using modern construc- tion practices and authentic materials will ensure quality and continuity. Roof Body Base Fief .1 - The following bullets represent building elements that landowners and or tenants should consider when improving properties within the Village. • Building orientation and site planning. • Form and massing. • Facade. • Storefronts. • Roofs. • Materials. • Doors. • Windows. • Shading. • Signage. • Lighting. • Parking. • Back of house treatments. The architectural Design Guidelines that follow address each of these elements, and draw references back to the four Village Cornerstones through use of these bullet -point symbols: Unification n Flexibility Visual Appeal Sustainability Roof Body Base LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 47 Building Orientation and Site Planning The arrangement of buildings on a site influences the quality of the urban environment and should create opportunities for public gathering spaces, encourage outdoor living, and invite patronage. Buildings and sites should be oriented as follows: Create a unified and consistent alignment of building facades that define and address the street. Oriented to Intersection Oriented to Boardwalk Oriented to Courtyard Oriented to Waterfront Plaza Arrange buildings to create outdoor spaces including plazas, squares, eating areas, arcades and open spaces. Orient and design buildings, parking and walkways to foster and serve pedestrian connectivity. Orient building entry orarchitecturaI statements toward major street frontages or intersections. Where possible, configure parking to allow the building to be closer to the street to improve pedestrian accessibility. Orient buildings to maximize view opportunities while minimizing the visual impact of the building on existing viewsheds. © Orient buildings to maximize sunlight exposure. Position buildings to take advantage of prevailing winds. Consider passive solar design when locating building openings, windows, and overhangs. Building Form and Massing Building form and massing play a critical role in framing urban environ- ments. Buildings within the Village should support and enhance the public realm by addressing the following criteria: • Taller or large single -tenant buildings should use articulation to create visual interest in the building and reduce the overall mass. Articulation should include one or more of these variations: • Vertical offsets - Horizontal offsets - Usage of more than one material- Entry/corner elements. n Massing at street intersections should include one or more of the following: • Feature a prominent design element to engage corridor views - Step -down massing elements to interface with the streetscape- • Provide a built -out and simple unified design statement. Is Prominent Intersection Massing Tower Highlighting Entry Variation in Wall Planes Building forms should be aesthetically designed and well- proportioned, resulting in a balanced composition of elements. Layering of wall planes and volumes are encouraged to provide rhythm, dynamic building forms, and shadows. Building massing should consist of a mix of heights, within or between buildings, to add visual interest to the streetscape. Buildings should articulate the line between the ground and upper levels with a cornice, canopy, balcony,arcade, or other architectural feature. Towers and other vertical/prominent building features may be used to accentuate key elements such as building entries, pedestrian nodes, plazas, or courtyards. 1� Q LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 20114 2 Facade Treatments Building facades should respect the public realm edge by controlling and/ or limiting encroachments that could impede pedestrian connectivity and retail exposure. Building designs will be required to support and activate the public realm, and plazas and encourage accessibility. n Projections, overhangs, and recesses should be used sparingly to enhance shadow articulation and scale to building facades. Such elements include, but are not limited to the following: • Small awnings (cloth, metal, wood). • Minimal overhanging balconies. • lave or cantilevered overhangs. • Tower elements. • Window/door surrounds. Articulation of Structural Rhythm Projections and Recesses 11 Ground Floor Definition Monolithic buildings of a single form and height should be articulated with layered wall planes, banding, architectural details, and/or materials. Variety in hue and texture further help to avoid an undesirable monotony. Horizontal definition between uses, generally between the first - and second -story, is encouraged. For residential uses balconies and/or sill treatments are encouraged on upper stories to articulate the facade. Underlying structure of buildings should relate to the rhythm of column bays, storefronts, pilasters, fenestration, as well as material and color applications. Storefronts and Street Interface Well -designed storefronts should be incorporated to add vitality to the streetscape, encouraging pedestrian as well as vehicular traffic. n The quality of the pedestrian environment should be activated by archi- tecturally vibrant storefronts featuring one or more of the following: • Planter walls. • Outdoor seating and dining spaces. • Enhanced trellises. • Accent or festive lighting. • Awnings or canopies. • Large transparent windows. • Recessed openings and entry ways. Buildings should have a unified design theme along pedestrian or major corridor elevations. Festive Lighting I i� Natural Material Emphasis at Ground Architectural elements that create sheltered pedestrian areas are encouraged. Buildings should have articulation along auto and pedestrian corridors to generate pedestrian scaling and visual interest along the streetscene. Ground floors should have storefront design with large windows and entries encouraging indoor and outdoor retailing. Authentic building materials such as brick, stone, tile, wood, and concrete should be used at ground level while synthetic materials such as stucco, simulated stone, plastic, and foam can be used for upper levels. LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 WN Roof Considerations Roofs should be designed for functionality while enhancing and complementing the overall architectural design of the building. Vertical roof plane breaks, changes in building/ridge height, or other accent roof forms are encouraged. Form and materials should be integrated into the overall design vocabulary of the building. Variation in Roof Planes Wrapped Parapet Integrated Solar Panels Roof Garden Fascia elements should be consistent with the primary design style. Parapets, when used, should be contiguous and incorporate side/rear elevation returns to eliminate false front and or unfinished appearance. For small additions or remodels, the roof materials should be compatible with the existing roofing. © Consider installation of skylights or solar tubes on rooftops. © Utilize reflective cool roof systems; however, the reflectivity of the roof should be tempered if the roof can be viewed from above. © Landscaped green roofs, roof gardens, and rooftop terraces are encouraged. © Installation of solar panels is encouraged and should be integrated into the roofing system where feasible. Materials and Applications Select building materials and colors that will positively complement the proposed styles of the Village and other buildings on the same street as well as surrounding areas. Appropriate exterior facades should include authentic materials such as wood, brick, stone, steel and glass, and smooth finish stucco. Do not use more than two primary materials for any one structure. Other materials can serve as accents. If primary facade building materials are to be painted, shades of white and muted tones reminiscent of the sky, sea, and sand (browns, grays, greens, blues) are preferred. Additional colors can be used as an accent for trims, doors, shutters, etc. Brick Smooth Stucco Stone Veneer Siding Accent colors for trim and small areas of color should be complementary to the building color. Varying accent colors should be used to create variety. © Building materials that are accessible in the region or are manufactured using regionally -available materials are encouraged. Use of materials having recycled content are encouraged. © The use of low-VOC paints, finishes, sealants, and adhesives are encouraged to help support air quality. © Oil -based products or those containing formaldehyde should be avoided. LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 20t�5_D Material Wrapping Because Lido Village is an urban setting, nearly all sides of buildings are exposed. All building elevations should use materials consistent with those on the primary facade if visible from public streets or neighboring proper- ties and should be carefully designed with similar detailing, comparable quality, and compatible materials. Materials and horizontal elements such as trim, banding, and balconies should wrap around building corners along highly visible edges. Parapets, when used, shall be contiguous and wrap building sides to reduce the "false front" appearance. P Detailing on All Visible Edges Primary Materials Wrapping Balconies Wrapping Door Treatments As one of the most important parts of the facade, the main entrance should be easily identifiable. Architectural detail should be incorporated into the ground -floor facade to create a welcoming entrance. Doors and entryways should be compatible with the architectural style of the structure. * Entrances should address the primary street or pedestrian pathway. Glazing used in doors should be reflective for office entrances and transparent for retail or business entrances. Residential doors should reflect more of a sense of privacy with opaque glazing or solid door treatments. Retractable or roll -up doors used on a storefront or business are encouraged. Retractable Doors on Restaurant From Left to Right: Office, Retail, and Residential Door Treatments 3-6 LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 151 Windows and Glazing * Windows should be consistent in style across the fapade. Transparent glazing is preferred to smoked or reflective glazing in storefront window designs. Office and residential glazing can incorporate greater degrees of opacity and privacy. To the extent possible, upper -story fenestration should be vertically aligned with the location of windows and doors on the ground level. © Install energy -efficient windows using low -emitting and double - paned glass. © Operable windows are encouraged, not only for visual appeal, but also to promote ventilation and invite natural sea breezes. Day lighting should be promoted by taking advantage of indirect, northern light, particularly through use of skylights and clerestory windows below the roofline. Retractable Storefront Window Upper Clerestory Window From Left to Right: Retail, Residential, and Office Window Treatments Shading and Awnings Awnings that are functional for shade or shelter from the elements are encouraged. Awnings should fit the shape and scale of the window or door they are sheltering and should be designed to be compatible with and complementary to building signage and design. Opaque Glass Diffuses Light Metal Awning Shelters Entrance Light Shelves Diffuse Daylight Canvas Awnings in Unified Theme ❖ The use of multiple awnings along a building facade should be of similar scale and material. Awnings along a continuous row of buildings should create a unifying theme along that particular street. Deep overhangs, cantilevers, trellises, and/or shade trees on south- and west -facing elevations should be incorporated to control solar heat gain through windows. J Use of light shelves or fins to bounce and diffuse natural light entering indoor spaces, should be considered to increase energy efficiency. Creative Use of Shade Devices LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 201��_2 0 Building Signage Signage should be appropriately scaled to the building or surface onto which it is placed, should not obscure important architectural features, and should be readable by both pedestrians and drivers approaching the site. All Signage should be compliant with the minimum standards estab- lished by the City of Newport Beach. * Integrate signage with the design and scale of the architecture. In buildings with multiple storefronts, a coordinated approach to signage throughout the building is particularly important. Use signs of similar size, proportion, and materials on each store. Design building identification signs that are durable in the maritime climate, legible, and artful. * Use mounting methods that are `� permanent and sturdy. Artful Use of Lettering Visible to Pedestrian and Driver Examples of Modern Metal Signs Avoid signs with interchangeable copy unless a permanent mounting method is used for the surround. Avoid signs that incorporate flashing, motion, exposed neon, or spotlights. Enhance Village way -finding, with sign artwork and themed directories. OUTDOOR Architectural Lighting Select pedestrian -scaled light fixtures appropriate to building type and location. Use soft, even lighting fixtures for illuminating entries and signage to avoid harsh shadows and high contrast. Choose durable materials such as powder -coated or galvanized steel. Use energy efficient lighting fixtures such as LEDs and compact fluorescent (CFL) bulbs. Reduce excessive use of outdoor flood lighting by shielding fixtures or directing light downward. J Install solar -powered fixtures are where practical. Consider use of photocell fixtures to detect dusk and dawn. Examples of Gooseneck Fixtures Rod a P.30 ode LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 15S Parking Structures Parking garages should be screened from the public right-of-way when- ever possible. Structures that cannot be screened should then incorpo- rate decorative screening, greenscape, artistic murals, or application of stylized fagades. • Parking garage design shall complement the design vocabulary of the attached or adjacent buildings. • Incorporate form, materials, color, and details from the attached or adjacent building. • Garages should not exceed the height of the attached or adjacent building. • Roof/parapet/fascia treatment should match or complement the attached or adjacent building. Creative Use of Wood Planks Use of Architectural Screening W I JML 1� �+ , EU 0 4 Use of Landscaped Screening Parking structures should have the visible edges articulated with landscaped screening and/or change in materials. Exterior materials should incorporate a degree of transparency to permit light and visibility into the structure. Interior design elements should promote defensible space safety including warm lighting, ample heights, and clearly -defined pedestrian corridors. Control vehicle headlight and rooftop lighting spill -over. © Incorporate bicycle parking and storage accommodation J Possible Electric Vehicle charging stations Back of House Treatments Back of house treatments should be considered with as much emphasis as storefronts and side elevations. Design solutions for hiding back of house services should be integrated into the architecture without sacrificing day- to-day operation and efficient function. Utilities, waste collection areas, and equipment shall be discreetly located and visually minimized. Accessory buildings should be generally smaller than the principal buildings on site. All accessory buildings and freestanding equipment/or service enclosures must be compatible in color, texture, materials, and style with the principal building. Electrical and utility equipment should be installed below grade or within the interior of a building wherever possible. Otherwise, equipment should be incorporated into the architecture and/or screened with landscaping or decorative enclosures. Roof -mounted equipment should be screened from ground level using parapets or other effective screening methods. Waste disposal and container storage areas should not be located within the public right-of-way or near the building's primary entry. Attractive Alley Condition Trash Enclosure Loading and service areas should be provided for each building/tenant. Loading and service areas should be located to the side or rear of the building. Screening of these areas shall be provided by the use of walls, decorative fencing, or landscaping, limiting views from public streets. Incorporate shared loading docks driveways and common waste collection areas between adjoining commercial sites to the extent practical. Provide attractive secondary building entrances for rear parking. LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 20� ` M 3.3 Architectural Styles For over 100 years, Newport Beach has evolved a style of architecture that is fitting for a world class beach City. Elements of classic American architecture have been used over time in a vernacular that is appropriate to the beach setting Through a collaborative public/private process, two architectural styles emerged to best represent a "go forward" pattern for the Village. While there are mixed styles existing within the surrounding area, the two styles of Coastal and Mediterranean were selected based upon the historic relevance and future vision. Application of these two styles should be authentic in form, function, and material composition. Renovations of existing buildings should maintain, if not optimize, the integrity of the selected styles to ensure architectural continuity. While these styles are based upon historic precedents, they shouldn't neces- sarily be recreated using past techniques. Improvement or new structures, featuring traditional detailing, should implement current construction and design methodologies. The styles and supporting images listed herein represent the future vision for Lido Village. Land owners and designers are encouraged to use the following imagery as inspiration to develop creative solutions. Exact recre- ation of enclosed style applications and buildings is not encouraged. 0 LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 1515 Coastal The City of Newport Beach has a rich and storied past, present, and future with strong ties to the ocean. Both private and industrial maritime uses have shared the harbor for over ioo years. The Coastal style reflects this heritage with its subtle nautical elements and modest utilitarian forms reminiscent of seafront structures in American coastal towns. Examples of this style can be seen along Mariner's Mile in Newport Beach. The conversion of use from industrial to commercial and residential have influ- enced the form and function of the structures over time. The characteristics of this eclectic style include simple gable roofs, tight overhangs/rakes, trellises, and simple block massing. Siding materials may consist of wood siding, board -and -batten, and shingles. Buildings appear to have been designed to withstand coastal conditions and often have a weathered appearance. Standing seam metal roofs or asphalt shingles are appropriate roofing materials. Colors are chosen to blend into the land- scape, with subtle pastel hues. Decorative highlights include painted trim in white or another contrasting color. �f no -ilia : LJ � 0 Mediterranean The Mediterranean Style is a family of architectural styles that originate from southern coasts of European countries. These are not strictly a European vernacular, but rather are an American stylization gathering influences from Spanish, Italian, French, and Andalusian. Broad overhangs, courtyards, and strong connections between indoor and outdoor spaces were easily adapted to the Southern California climate and lifestyle. High, open ceilings with heavy massed facades complement urban settings with retail and commercial users. This style is typically simple and elegant. Rectilinear forms are predominantly symmetrical in composition. Wall panes with clearly defined openings and entry detailing are common with storefront applications. Roof pitches are typically shallower with gabled and shed design reducing the overall height appearance of the building forms. Exterior wall planes are integrated into the building design with simple stucco covering. Warm muted base colors with complementary accent colors are common within the style. Courtyards are integrated within the building forms and are encouraged within the Village. Stone or brick accents and veneers, reminiscent of the Tuscan vernacular, are discouraged within the Village. 1�_Om LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 20, Combining Styles and Progressive Applications. Within Lido Village, there are multiple styles of existing architecture and interpretive vernaculars. As the future vision of the Village evolves, Coastal and Mediterranean styles are intended to become the predomi- nant styles when landowners and their tenants choose to upgrade their properties. Because these styles are unique within their own defini- tions, combining styles should only be done with great consideration and caution. For example, the Monterey style of architecture, with the combi- nation of stucco on the first floor and wood siding on the second, could be a case where the two styles are combined. Any improvements should avoid looking dated and forced. By drawing inspiration from these two styles, progressive applications may be applied to new construction or remodels. Improving parties can and should look for creative design solutions while respecting the heri- tage of the style. Massing, forms, materials, and colors could be used to convey a progressive or modern design interpretation. Nigh quality materials should be used whenever ' possible to ensure authenticity within i;_ ri� .•. the design execution. Coastal and Modern Elements Prairie influences Historic and Modern elements • Avoid mixing different decorative motifs in building ornamentation. • Avoid combining elements of more than two architectural styles. • Use a consistent blend of stylistic treatments throughout all visible building facade. • Chose materials that complement one another. • Pair smoother surfaces with heavily textured materials to create an appealing contrast. • Apply colors, materials, and architectural details strategically to create a visual hierarchy. LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 `J/ LANDSCAPE 4.1 Introduction Lido Village is a significant gateway to the Balboa Peninsula. The land- scape and hardscape elements are fundamental components for revital- izing Lido Village. While architecture is important, the landscape (plants and hardscape materials) will become the unifying elements that tie the Village together to create a true sense of place. Components of the beach, harbor, and California Friendly plants are the predominant themes incorporated into the design aesthetic. This section describes the design intent for the Village gateways, intersec- tions, streetscapes, plazas, gardens, and common areas, both public and private. In addition, auxiliary and service spaces surrounding buildings will be addressed with design solutions. The public realm (i.e. street right-of-ways, sidewalks, travel lanes, on -street parking, street trees, etc), will be a critical component of the landscape improvements within the Village. The intent of the Design Guidelines is to provide design guidance rather than specific applications. The ultimate design and detailing should draw inspiration from this document and even- tually be implemented through proper City improvement directives. It is the intent of the City of Newport Beach to provide the greatest public benefit by improving and utilizing City property to spur revitalization for the Village as a whole. CHAPTER 4 LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 201152 4.2 General Landscape Character The landscape tree rhythms, paving textures, shrub massing are intended to be the unifying element of the Village. A simple palette of palm, ever- green shade trees, and semi -tropical varietals with a simple ground - plane of rich paving materials will provide visitors and residents with an enhanced experience. High quality materials should be used to improve the "sense of place" that recalls the rich and colorful history of Lido Village. Progressive applications with these classic materials should be considered but used appropriately to convey modern and timeless execu- tion. Decorative banners, colorful planters adjacent to storefronts, and lively public and private plazas should be encouraged to improve excite- ment and flair within the Village. Amenity features such as site furnishings, fountains, lighting, and signage will also complement and unify Lido Village. Universal Landscape Guidelines �k Village amenities and features shall have a distinctive character that is both progressive and timeless, serving to strengthen the identity of the district as a cohesive whole. © Landscape transitions between buildings, parking lots, and roadways should be created to encourage pedestrian connectivity, enhance the aesthetics of the development, and facilitate efficient storm water management, both in quality and quantity. These transitions can and should include bio-swales that maximize storm water management benefits. © Impervious surfaces should be limited, favoring planting areas. Where hardscape is necessary, permeable pavers should be considered whenever possible. Where permeable pavers are not an option, light colored concrete with shell aggregate should be considered (see page 4-20 for example). © Shading devices should also be implemented in order to help reduce the urban heat island effect. Strategies for shading may include the use of shade/canopy trees in parking lots and roadways and the use of architectural shading devices such as solar panel arrays, awnings, trellises, shade 'sails', and umbrellas in pedestrian areas. © California Friendly plant species with low watering requirements and characteristics that are compatible with the climate, soils, and setting should compose the majority of the plant palette. © The irrigation systems for the Village's planting areas shall be designed, constructed, managed, and maintained to achieve as high efficiency as possible. © Buildings and landscape elements shoulb be sighted to maximize energy savings through passive techniques such as day lighting, natural ventilation and appropriate use of shade and buffering from the elements. n Due to the geographic location of this district, any future develop- ment should strive to make this as walkable and pedestrian -friendly as possible through the use of bike lanes, wide sidewalks with buffers to roadways, and/or opportunities for alternative modes of transportation. © The preservation of mature trees should be encouraged wherever feasible. © New or renovated planter areas should be a minimum of 5' x 5' whenever possible, allowing for a significant shade or palm tree to be installed. Additionally, all median planters shall include non -planted maintenance strips. LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 ON 11 | 1 L i5-1-7 � [ / � �, k \�[ �$. 43 Conceptual Monumentation As an underlying theme throughout the Village, landscape, hardscape and open space improvements should draw influences from the Coastal and/or Nautical themes. For example, drawing inspiration from the proud sailing heritage of Newport Beach, a series of icon sail elements could be introduced as vertical features within the Village. Much like the different regattas, such as the Newport to Ensenada Race or the Flight of the Snowbirds, the sails should be of varying sizes and configurations. These sails would be light and thematic, made from high-tech weather resistant material that could be transparent during the day and light up at night. Clusters of these sails could be placed throughout the Village replicating the pageantry and excitement of these heralded regattas and the area's maritime heritage. These elements could also serve as the thematic monu- mentation, announcing ones arrival into Lido Village. These concepts are offered in the following character renderings on the facing page to inspire a future vision for the Village. A combination of public art and landscaping elements should be applied on a Village wide basis to ensure continuity and quality. The City of Newport Beach retains the rights to review and comment on landscape design matters within both public and private lands in accordance with these Guidelines and appli- cable zoning and land use regulations and policies. Final design and imple- mentation directives will be addressed in the future with individual private project approvals or future public capital improvement programs. Nistoric Flight of the Snowbirds Regatta Key Map: Study Area Newport to Ensenada Race 0 LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 0-1 MPossible Icon Features LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 20kV in 4.3 Arrival Gateway Intersection A celebratory gateway is envisioned at the intersection of Newport Boulevard and Via Lido in order to provide an identifiable icon of Lido Village and to announce arrival onto Balboa Peninsula. The concept will honor the nautical tradition of Newport Beach and utilize the timeless beauty of rich paving materials and iconic palm trees. Improvements for this gateway should be incorporated and constructed on City property, not burdening private landowners. A series of design elements that unify the Village will become the central theme. Streetlights with graphic banners that announce the seasonal celebration or current festival will be rhythmically sited among a grove of palm trees, punctuating the skyline and creating an iconic scene for Lido Village. Enhanced paving and uniform signage and site furnishings will also contribute to the unification of the Village. Enhanced Paving, A Fan Palm Grove Creates Unity. A series of Design Elements Unifies and Enhances the Village Theme. - 0 LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 os 4.4 Intersection Hierarchy The Arrival Gateway Intersection is a primary focal point for creating a statement and setting the'theme' for Lido Village. Secondary intersections will provide an opportunity to further enhance the pedestrian experience and strengthen the identity of the Village. The three secondary intersec- tions (Via Lido and Via Oporto, Via Lido and 32nd Street and Newport Boulevard and 32nd Street) will feature elements of the Arrival Gateway Intersection, such as enhanced paving and a unified plant palette, only on a smaller scale. These areas also provide an opportunity for way -finding signage, celebration banners and graphics and civic art or water features. Tertiary intersections will also incorporate these themes, but again, on a smaller scale. 14 Colorful Graphic Banners Iconic Patterns Enhanced Paving Thematic Way -finding Signage a " - r RArriva ateway Intersection ewport Boulevard Via Lido M Newport Boulevard & 32nd Street i � J -yam.-` _'__j Key Intersections of Lido Village v; � ► ;,a„ Via Lido & 32nd Street LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 20c",i 0 4.5 Streetscape Hierarchy and Identity The streets within the Lido Village serve a dual purpose: vehicular and pedestrian movement and an aesthetically pleasing environment to the Village as a whole. Scale and the experience between buildings, pedes- trian interfaces, and traffic volumes will be addressed for each level of Streetscape design. Because the Village has evolved organically over time without a cohesive master plan, each of the streets has its own unique character and purpose. By addressing the individual elements that compose a Streetscape, the streets within Lido Village will be different than other districts, thereby informing residents and visitors that this is a unique place. `Green Streets' The City of Newport Beach is committed to sustainable practices and should incorporate "Green Street" methodologies within the public rights - of -way. Green Streets have the ability to reduce runoff, improve water quality of nearby bodies of water, reduce flooding, increase groundwater, improve air quality, and enhance the pedestrian experience. Capture, treat, and infiltrate urban runoff using vegetated filtration techniques such as planters, curb extensions, and curb inlets. © Incorporate pervious pavement surfaces in key locations such as on -street parking spaces, alleys, and/or pedestrian corridors. © Utilize shade trees along streets and in parking lots to reduce the urban heat island effect. ❖ Incorporate traffic calming measures such as roundabouts and pop - outs, and planter islands on local streets to encourage vehicular move- ment while reducing speeds, idling, and congestion. Consideration of bicyclists should be included in the master plan, including dedicated bicycle lanes, parking and storage areas. `Green Street' Bio-swale IS�RKEN6 SMCF 151,f5,tRVE-13 FUR HYBRID VEHICLES ONLY ALL ti0ti•HYBRII] VEHICLE$ rill l BE TOWED AT THE M NrR% E7(PENSC Preferred Vehicle Parking PV Arrays as Parking Lot Shading Planter Islands © Explore the option of installing electric vehicle charging stations in parking structures as an option to better promote alternative transportation. �k Walkability and pedestrian connectivity should be paramount to vehicular mobility, offering pedestrians the best experience possible. © Reduce lighting spillage, glare, and energy demand by converting street lights to LED. LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 05 Newport Boulevard Newport Boulevard serves as the major thoroughfare, providing access to and from Balboa Peninsula. This high volume arterial corridor has a significant impact on the Village in both design and conveyance. Because of its high volume, special attention to the pedestrian safety and vehicular interface needs to be addressed. It is the intent of these guidelines to improve the pedestrian safety along Newport Boulevard while not inter- rupting traffic flows, and trip volumes or restricting retail visibility. One Of the principal aspects Of the concept plan is to create a wide, green buffer on the east (northbound) side of the road. Creating a protected pedestrian space adjacent to the street will provide a much greater sense of place and aesthetic for Lido Village. This buffer will be contained by open space 'bookends': the Arrival Gateway Intersection at Via Lido and the Secondary Intersection at 32nd Street. The west (southbound) side of Newport Boulevard is currently devoid of vegetation and severely lacks pedestrian access. Trees in tree grates are proposed in front of the retail buildings to soften the environment, and enhanced crosswalks should be provided at each intersection to further promote pedestrian access. Tree Grates in an Urban Setting Night Lighting Expressions Amenity Zone & Parallel Bike Sidewalk Parking Newport Boulevard Lan Sidewalk de &e-- A r Tree Grate, Light Pole with Pedestrian Light & Banners Parkway: Arrival Monumentation Light Pole with or Open Space Pedestrian Light & Banners A Rhythm of Washingtonia Palms Parkways create a Safe Pedestrian Experience Section of Proposed Improvements along Newport Boulevard (Looking North) Key Map LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 20c0 0 Via Lido Via Lido is the unifying street the runs through the heart of the Village. While complementing Newport Boulevard, Via Lido sets the theme and character for the Village, serving the mix of uses while delivering residents to Lido Isle. It is imperative that any improvements to the landscape along this street do not impede retail exposure nor restrict pedestrian or vehic- ular movement. As the 'Heart' of Lido Village, Via Lido should be the epicenter of activity and excitement. Extending from the Arrival Gateway Intersection at Newport Boulevard, the enhanced paving and themed planting of Fan Palms should continue in a rhythmic pattern. Evergreen canopy trees will also occur in rhythm, alternating with the palms to provide shade for shoppers and storefronts. The groundplane should remain simple, green, and neatly maintained to provide continuity from building to building and space to space, while the hardscape maintains the patterns and texture of the arrival gateway, adding a soft richness to the setting. Opportunities for lively expression should occur through the use of planters with colorful landscaping, graphic banners on pole lights, public art, water features, and interactive signage. The excitement is slightly reduced South of Via Oporto as the setting transitions to residential and lower density commercial. The tree rhythm and paving, however, will continue to maintain visual and aesthetic continuity. Lively Expression and Rich Texture Iconic Palm Outlines Comfortable and Classic Scene Vibrant Streetscape - Heart of Town Via Lido Streetscape Concept - Shade Trees, Enhanced Paving, Lively Expression 0 LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 07 Lone ac 'a' —.Y Street Tree Y ._.• '• cone aSidewalk Street Tree, Light Pole, Street Tree, Light Pole, Sidewalk Pedestrian Light & Banners Grouping Pedestrian Light & Banners Section of Proposed Improvements along Via Lido - West of Via Oporto Via Lido Amenity I parkway: Zone & Street Tree, Light Pole, Sidewalk Pedestrian Light & Banners Parkway: Sidewalk Street Tree, Light Pole, Pedestrian Light & Banners r Section of Proposed Improvements along Via Lido - East of Via Oporto Key Map / (� LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 201i L' 32nd Street 32nd Street serves as the southern boundary and transitional street between Lido Village and Cannery Village. This street also serves as the principal visual and physical link connecting Lido Village to the beach. This linkage shall be reinforced by widening sidewalks, enhancing crosswalks, and utilizing way -finding graphics and signage. Presently, there is no vegetation on the south side of 32nd Street adja- cent to the commercial buildings. Conceptual improvements may include 'finger islands' that would occur every four parking spaces to create a street -tree rhythm of canopy and palm trees. Head -in, diagonal parking would create an increased driver awareness that, in turn, will slow down vehicular traffic, making the street more pedestrian friendly. The enhanced paving, street tree rhythm, and other thematic elements such as signage, streetscape lighting, graphic banners, and site furnishings will extend between intersections at Newport Boulevard and Via Lido. Future development for 32nd Street to the west of Newport Boulevard should incorporate the same patterns and materials to further emphasize the Bay to Beach linkage. Key Map LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 I Sidewalk Building Landscape Buffer: Street Tree, Light Pole, Pedestrian Light & Banners Angled Parking with Tree Rhythm Enhanced Crosswalks 32nd Street Street Tree Rhythm 'Finger Islands': Street Tree, Light Pole, Pedestrian Light & Banners Section of Proposed Improvements along 32nd Street Sidewalk & Amenity Zone N Via Oporto and Via Malaga Via Oporto and Via Malaga are local streets within Lido Village that provide access to City Hall, Via Lido Plaza, and multiple ownerships within the Lido Triangle Design Area. Via Malaga has similar complementary traits, with, narrow lane configuration and on street parking. Because of both streets narrow rights -of -way and one-way lane configurations, future improve- ments should consider improving pedestrian connectivity. Furthermore, special consideration need to be made for service accessibility to the City Hall site and Via Lido Plaza. Careful attention should be paid to poten- tial pedestrian and service vehicle conflicts and resolved through creative design solutions. The west side of Via Oporto and portions of Via Malaga should be considered for a `pedestrian zone', with a wider sidewalk and planter areas to encourage pedestrian movement and provide better aesthetics to future uses. In line with the Village themes, Via Oporto and Via Malaga will contain the pedestrian -friendly, street tree language of canopy/shade trees, a simple ground plane, enhanced intersections, and Village signage and site furnish- ings. Further analysis and ultimate improvement considerations should be made on these street segments and interactions with adjacent land uses at a later date. Parking Lot or Via Back -of -house Oporto Building Landscape Buffer: Sidewalk Parallel T Sidewalk Street Tree, Light Pole, Parking Pedestrian Light Intimate Street with Rich Texture Pedestrian -oriented Street Screen Undesirable Areas Service -oriented, yet Walkable Section of Proposed Improvements along Via Oporto Key Map LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 20)1-7-0 Central Avenue Central Avenue, adjacent to Newport Boulevard, is another key compo- nent of the Lido Village Arrival Gateway. While providing secondary access to Lido Marina Village, it provides an opportunity to incorporate gateway monumentation, direction to the parking structure, and thematic vertical elements without encumbering private property. Screening or enhancing the large parking structure with green screens planted with vines or graphic signage would enhance the scale of the existing structure while providing an opportunity to further establish iden- tity for Lido Village. a 9 m O 4 ' I QJ � 2 , fi , rr1 1r , f ' 1 1q fF 4�O O Central Avenue is Envisioned as the Main Pedestrian Connection Over the Canal. Parking Garage in Santa Monica, CA Screening at Eye -level Decorative Planter Boxes Central Avenue Parking Garage Screening: Planter Area, Arrival Gateway Monument Sidewalk Graphic Signage, etc. Parkway: Street Tree, Light Pole, Pedestrian Light & Banners Section of Proposed Improvements along Central Avenue LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 71 4.6 Waterfront Waterfront Conditions If Via Lido is the'Heart' of Lido Village, then the waterfront is its'Soul'. The reason this Village exists is due to its proximity to the water's edge and the peaceful, protected bay that is home to watercraft of all shapes and sizes. The improvements proposed should focus on creating a more dynamic and exciting waterfront experience for marina visitors. Considerations for improving the bulkhead and promenade should be encouraged and addressed as a whole and not on an individual improvement basis. Future improvements should include a lively waterfront scene by improving the water edge promenade and introducing a multi -level pedestrian terrace. By introducing multiple levels of pedestrian access, a wide array of retail and entertainment tenants could improve the marina experience. The elevated pedestrian terrace is envisioned to play host to an array of shopping, dining, hospitality, and activity -related businesses. A proposed pedestrian footbridge, connecting Lido Village to Mariner's Mile and Pacific Coast Highway, merits future consideration as well. A reconfiguration of the docks and slips should be considered to improve unimpeded views to the bay and distant harbor. This proposed dock concept should consider various slip configurations to accommodate large and small yachts without sacrificing or detracting from the Newport Harbor experience. Pedestrian Terrace I AL Docks & Boat Access Boardwalk Promenade & Dock Circulation Sights and Sounds of the Harbor MEOW Paving Invokes the Feel of the Water Formal and Exciting Water Edge --i t� 4 Section of Proposed Improvements along the Waterfront Key Map LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 20,2 , 4.7Open Space Network & Connectivity Open Space - Plazas and Courtyards Plazas and courtyards, both public and private, afford the opportunity for community gatherings and a setting for a multitude of events and activi- ties. A Farmer's Market, festivals and cultural celebrations, children's play areas, relaxation spaces for shoppers, patios for dining, and spaces for public art are some of the general programing elements. A large 'Civic Plaza' is envisioned near Newport Boulevard and 32nd Street that will serve as the focal point for pedestrian and Village activi- ties. Multiple, small 'Waterfront Plazas' will serve as features for activities and events relating to the Harbor. The improved streetscape system will be a critical element, serving as passive open spaces and corridors, which will connect the various open space plazas and courtyards throughout Lido Village. Pedestrian connections will be the vital link that will make Lido Village a truly enjoyable destination. Farmer's Market Civic Functions and Gatherings Outdoor Dining Passive Recreation Legend Newport Blvd. N E W P O R T Collector Road BEACH (MAINLAND) Access Road Enhanced Intersection — Waterfront Plazas & Boardwalk Q NEWPOR HARBO 10 LIDO } I L L A J i This Map of Streetscape Hierarchy and Enhanced Intersections Demonstrates the Significance of Individual Streets and Intersections While Providing a Con- textual Planning Framework for the Community. 4-16 LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 7S Legend Primary Pedestrian Connection `Civic Plaza' and Secondary Pedestrian Connection oncep A Map of the Open Space Network, & Pedestrian Connections Highlights f Vital Linkages Between Open Spaces and to Areas Beyond. IT{ LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 20)"T Pedestrian and Bicycle Connectivity Pedestrian and bicycle connectivity is key to a healthy, livable urban community. Visible and safe circulation routes will encourage pedestrian and bicycle activity within the Village. To reinforce pedestrian and non - vehicular movement, an appropriate system is planned consisting of five primary components: sidewalks, off street pathways, a pedestrian bridge, and designated on -street bike lanes where feasible. All streets will be designed to create a safe and pleasant pedestrian experience. �k Landscape elements, canopies, and other structures that provide shade to pedestrian spaces are encouraged. ❖ Pedestrian passageways, where feasible, should be provided on each block between commercial buildings, from parking areas to the street/ commercial frontage. © Bicycle racks should be sited at key locations around the Village to encourage non -vehicular transportation and to provide for secure bicycle storage. © Provide ample bike parking and storage facilities. Connectivity to and From Mariner's Mile. Comfortable Pedestrian Sidewalks Ample and Artistic Bicycle Storage Engaging the Waterfront Dedicated Bike Lanes Interesting and Dynamic Passageways Pedestrian -oriented Streets A Retail Paseo LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 715 4.8 Village Features and Amenities The Village Features and Amenities section includes all of the proposed site furnishings and amenities around Lido Village. In keeping with the concept that the landscape elements will be the unifying theme of this district, all of the features will follow the guidelines of being modern, time- less, and simple. Forms will be clean and refined, with materials being consistent throughout. Materials and resources used throughout Lido Village should seek to lessen the development footprint of any future development by adhering to the following: Encourage the use of materials and products that are either salvaged, refurbished, reused, or recycled. Examples may include using demolished concrete as road base aggregate or buying furnishings made of post -consumer content. © Use local materials and products whenever possible, taking into consideration the location for the raw materials, the manufacturing location and the use of a local company for installation/sourcing. © Use wood products from the Forest Stewardship Council's (FSC's) approved list of products and manufacturers, which regulates environmentally responsible forest management. © Use only high -quality products; designed to endure heavy public use and marine climatic conditions. Certified Sustainable, Recycled or Recyclable and Local Products and Materials greatly reduce the 'footprint' of a development. Site Furnishings Benches, waste receptacles, drinking fountains, tables, chairs and umbrellas should compose the majority of site furnishings around Lido Village. These elements will be of a consistent 'family' that incorporates the same forms and materials in its design. These features shall be strategically placed to offer pedestrians with the amenity that would best suit the location, i.e. benches under shade trees; and tables, chairs and umbrellas in plazas and waste receptacles in plazas and at intersections. All site furnishings shall be constructed of durable materials and designed for minimum maintenance with coastal climate conditions in mind. All furnishings must be tough enough to stand the test of time in an urban, public setting while the forms must be simple, and classic and easily adapt- able to the changes of fashions and styles. Coated metals or other suitable materials are preferred over wood and plastics as they are more durable and resistant to vandalism and heavy use. Simple designs, instead of ornate decorations, will be preferred for their timeless appeal and ability to be incorporated within the Village architectural style. - Classic, Modern Bench Durable Tables, Chairs & Umbrella r owl -.00 Timeless Site Furnishings LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 20jf-0 • Hardscape and Paving The hardscape elements of Lido Village will be limited in variety to better maintain a constant aesthetic throughout the Village. The clay brick pavers that are used throughout the Village today are a great example of a timeless and rich material. These guidelines honor this tradition by incorporating a rich clay paver that complements the existing pavers. Some pavers may need to be replaced or removed to create a cohesive design. Patterns of the pavers will dictate the use of the space; Herringbone pattern may signify vehicular use, while a Running Bond pattern may indicate the space is for pedestrians. In areas that do not warrant the detail of a clay paver, permeable inter- locking concrete pavers would be the next best alternative as they still create an aesthetically -pleasing pattern while serving to function with the stormwater management program. Asphalt and standard concrete should be used only in areas of high traffic volume and service areas unseen by the average resident or visitor. Order of Preferred Paving Options Vehicular - Enhanced Pedestrian - Sidewalks and Public Intersections and Crosswalks Open Spaces 1. Clay or Concrete Pavers 1. Clay or Concrete Pavers (Permeable is preferred where applicable.) (Permeable is preferred where applicable.) 2. Integral Colored Concrete (Using Scofield or Davis Color) 3. Asphalt 2. Concrete with Shell Aggregate 3. Integral Colored Concrete (Using Scofield or Davis Color) 4. Standard Concrete Note: No stained or stamped concrete shall be used in any area as non - integral colored concrete quickly fades and stamped patterns become unsightly and unrecognizable over time. di _ . - •+. � i ..;tip+ ;�.,.. '�;j�'4� Shell Aggregate Concrete Mother -of -Pearl Aggregate Concrete Enhanced Crosswalk Vehicular Pavers and Striping Paving Patterns and Textures Crosswalk in Herringbone Pattern Enhanced Paving in `Wave' Pattern 1 0 LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 77 Pottery Pottery should be used throughout the project to provide additional thematic atmosphere and to provide 'green' where integrated planting areas would not be practical. All of the pottery's form, material, color, and finish shall complement the aesthetic of the project but does not have to be congruous throughout the site. Timeless, classic, and modern forms and colors should be the dominant theme of all pots. All pottery shall be integrated into the irrigation system whenever possible (hard -piped). Additionally, pottery should be sourced from vendors and locations within the United States, preferably within California, in order to mitigate excess cost and environmental impacts due to shipping overseas. Bold, Architectural pots Simple, Clean and Elegant Modern pot with interesting plants Outdoor Lighting Lighting within Lido Village is intended to enhance and complement the architecture and landscape design elements. It also provides an addi- tional level of safety and security during evening activities. Fixtures and applications should be incorporated for specific uses while incorporating uniformity with design theme and character. Light poles should include fixtures for banners or seasonal decoration and options for pedestrian - scale lighting as well. Interactive displays or thematic lighting could be incorporated in the core of the Village to add liveliness and energy. Lighting should be provided within plazas, courtyards, street scenes, gate- ways, entries, pedestrian paths, water elements, and building accents. Street Light Poles with Banners Enhanced Pedestrian/Retail Lighting Waterfront Safety Lighting LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 20:1n Monumentation and Signage Signage and monumentation will exist throughout the Village to serve several purposes: Announcing arrival, way -finding, interaction, celebration, historical significance, and seasonal decorations. The most important, or most visible, monument would be a feature that announces one's arrival onto Balboa Peninsula and into Lido Village. This is envisioned to be a statement at the Arrival Gateway Intersection at Newport Boulevard and Via Lido. Vertical monumentation should be integrated using nautical and coastal themes as its inspiration. While monumentation announces arrival, it should not block visibility of existing retail or commercial buildings. Monumentation elements should be translucent to transparent during daylight hours and enhanced at night with decorative thematic lighting. The use of palms to add height and a visual cue is a principal component of the arrival statement. Graphic banners could be affixed to light poles to celebrate the arrival into the community. Way -finding signs would occur at key intersections in order to direct and inform travellers of potential destinations and traffic orientation. Placards and signage could also help tell the'story' of Lido Village and its role, presently and historically, in Newport Beach. For the City Zoning Code infor- mation regarding signage please see section A.5 in the Appendix. Graphic Banners create Visual Cues Timeless Way -finding Signage Screening and Wall Treatments In some locations, screening and wall treatments shall be required to hide service -area views or back -of -house operations. Preferably, planter areas with masses of trees and shrubs would be able to achieve the desired screening, but in cases where insufficient space exists for planting, the following are examples of preferred treatments: • A modular trellis panel with vines can act as a living fence • In situations where walls are required for safety or decoration, the use of low (less than 48" high) or open fencing should be implemented to preserve desired views • Use decorative solid walls or fencing where privacy or screening is desired, such as storage areas, mechanical equipment and waste bins • Wood, metal, concrete, brick and stone are appropriate materials for screen walls and privacy fences • Trash enclosures should consider an optional cover to manage marine bird attraction. Dense Screen Trees - Podocarpus Vines on Stucco or CMU Block Green Screen Trellis with Vines LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 M Water Features Fountains are the centerpieces of many plazas, courtyards, and visual corridors throughout the world. Water is a life-giving element and should be treated as such by creating dynamic, functional, and classic features at key locations throughout Lido Village. As water features are one of the most costly landscape elements to install and maintain, care should be given to any feature's placement and intended use. Potential functions of water features may include the following: pop -jet fountains for display and interaction, a riparian zone or bio-swales that informs visitors of the importance of abundant, clean water; civic fountains that serve as a focal or gathering point; and features that create back- ground noise to provide the users of the space with a more serene and relaxing setting. Intimate, Lively Outdoor Seating Area Water Feature Edge Detail Water Providing White Noise Interactive Pop -Jet Fountains Public Art Public art will play an important role within Lido Village. Art pieces should provide a positive contribution to the enhancement of the Village. Individual pieces should reflect the Beach to Bay nature of the Village, complementing the rich history of the City of Newport Beach. Varying levels of public interaction should be incor- porated into the design, maximizing public exposure to the individual pieces. Examples of public art could include statues, murals, interactive fountains and iconic monuments emblematic of coastal influences and nautical themes. Land owners and tenants within Lido Village are not required, as a condition of approval, to incorporate public art as an element when improving their properties; however, owners wishing to do so should consider appropriate designs that are consistent with the future vision of the Village. All artwork will be reviewed by the City of Newport Beach to ensure quality and continuity with existing Public Art Council policies. For the City Council Policy Manual regarding Public Art and Donations please see section A.5 in the Appendix. Central Plaza Fountain 'Show' Functional and Aesthetic Mural LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 20leo 4.9 Irrigation Guidelines With new regulations being enacted at all levels, the costs and implica- tions of using excess water for irrigation will become greater and more expensive. With that in mind, irrigation systems for Lido Village shall be designed, constructed, managed, and maintained to achieve as high an overall efficiency as possible. The following is a list of strategies prop- erty owners and the City should undertake to ensure optimum irrigation efficiency: © All of the plant species selected for this project have a low to medium water usage rating and shall be planted with like species according to their respective Water Use Classifications of Landscape Species (WUCOLS) plant factor in order to prevent excess water use. © The amount of water used for irrigation shall be calculated in accordance with California Assembly Bill 1881 that mandates a 70% reduction from the baseline evapotranspiration rate for Newport Beach. © Turf grass should be used sparingly throughout the Village. Even in these cases, artificial -turf or other alternatives should be explored. © All irrigation systems on the site shall be designed to prevent runoff, over -spray, low -head drainage, and other similar conditions where water flows off the intended planting area. © Irrigation systems shall include a 'smart' (ET) irrigation controller, which automatically adjusts the frequency and/or duration of irrigation events in response to changing weather conditions. © On -site irrigation should be either a drip -line or point-to-point drip irrigation system with low precipitation rate heads/nozzles in turf areas and low -flow bubbler emitters at all tree locations. © The City of Newport Beach should consider studying the costs and associated benefits of implementing a municipal reclaimed water system for use in landscape irrigation. © Use of future reclaimed water system should be mandatory if such a system is implemented and available to the site. Bubblers to be used at tree locations A clear edge' to aid in maintenance and minimize over -spray Drip -line emitter Sprayers to be used only in turf areas 0 LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 21 4.1 0 Landscape Plant Palette The general Plant Palette for public spaces and private property in Lido Village will further reinforce the design concepts of modern, timeless, and simple. California -friendly plant species have been selected for their dura- bility, resistance to disease, low water use requirements, for their historical and current use around Newport Beach. The landscape, as mentioned, will be the unifying element that ties together the Village and creates a sense of place for residents and visitors. The groundplane will be simple and bold, consisting of multiple 'tiered' layers of plants to provide depth and continuity throughout the Village. By limiting the overall palette and creating a noticeable rhythm with the plants, the character and image of Lido Village will be emphasized and remembered as a specific destination, and a special place in Newport Beach. Trees Brachychiton spp. Bottle Tree Callistemon citrinus Lemon Bottlebrush Cassia leptophylla Gold Medallion Tree Ligustrum lucidum Glossy Privet Lophostemon confertus Brisbane Box Metrosideros excelsa New Zealand Christmas Tree Quercus virginiana Southern Live Oak Palms Brahea edulis Guadalupe Palm b4owea forsterana Kentia Palm Phoenix dactylifera Date Palm Phoenix reclinata Senegal Date Palm Washingtonia filifera California Fan Palm Washingtonia robusta Mexican Fan Palm Trees Quercus virginiana Lophostemon confertus Phoenix reclinata 4 M Washingtonia robusta Brahea edulis Cassia leptophylla LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 20102 , Shrubs & Groundcover Agave spp. Aloe spp. Arctostaphylos spp. Baccharis spp. Carex spp. Carissa `Boxwood Beauty' Carissa `Tuttle' Lantana spp. Ligustrum japonicum Muhlenbergia spp. Myrtus communis Nerium oleander Pennisetum spp. Phormium spp. Pittosporum tobira Rhaphiolepis indica Rosa spp. Salvia spp. Succulents Yucca spp. Agave species (Spine -less vars.) Aloe species Manzanita species Coyote Bush species Sedge species Natal Plum Natal Plum Lantana species Wax -leaf Privet Deer Grass species Myrtle Oleander Ornamental Grasses Flax species Mockorange Indian Hawthorne Rose species Sage species Succulents Yucca species Notes: The Shrub and Groundcover species listed above are acceptable for all public and private areas of Lido Village; however, preference should be given to species that are native, drought tolerant, and require little mainte- nance, such as grasses and succulents. All species selected are: (1.) Approved by the Orange County Fire Authority as being a non-combustible material; (2.) Proven by The Water Reuse Foundation's Salinity Management Guide as being tolerant to salt spray and soil salinity, (3.) and are approved by the California Coastal Commission by being listed, at most, as a 'limited' threat on the California Invasive Plant Council's Southwest Plant Inventory. Shrubs & Groundcover Salvia Ca rex Agave with Succulents Pittosporum Baccharis Phormium 6X:j_. Succulents TV IL, Ornamental grasses 0 LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 R_:� IMPLEMENTATION rj.1 Implementation These Design Guidelines have been prepared to assist those proposing new development or redevelopment in the Lido Village study area. These Design Guidelines will provide a basis for the evaluation and review of the applications by property owners or tenants to the City of Newport Beach. These Guidelines are intended to be a component of the existing develop- ment review process that the City already has in place. The Design Guidelines apply to the modification of existing structures or new structures within the Lido Village boundaries. These could include fagade modifications and building footprint changes for commercial and residential buildings. The Design Guidelines will serve as a design manual to which improving parties can refer. Within the City of Newport Beach's Zoning Code, there are requirements for development and new land uses to adhere to Design Guidelines. Section 2o.16.020, paragraphs C - E require land owners to follow Design Guidelines or criteria as a condition of approval. The City of Newport Beach City Council may update and revise the Design Guidelines from time to time as Lido Village evolves and building technol- ogies/best practices change. The Community Development Department also has the authority to make staff level decisions regarding interpreta- tion of the Design Guidelines. CHAPTER 5 City of Newport Beach Zoning Code 20.16.020 C. Development Standards. Use and/or structures shall comply with all applicable development standards of this Part, the provisions of Part 3 (Site Planning and General Development Standards), Part 4 (Standards for Specific Land Uses), and other adopted criteria, guidelines, and policies adopted by the City related to the use and development of land. D. Conditions of Approval. Uses and/or structure shall comply with all condi- tions imposed by a previous permit and other regulatory approvals (Design Guidelines). Failure to comply with imposed conditions shall be grounds for revocation of the permit in compliance with Chapter 20.68 (Enforcement). E. Other Development Criteria, Guidelines and Policies. The City may adopt criteria, guidelines, and policies separate from the Zoning Code that may affect the use and development of /and. 4I1 applicable standards, criteria, guidelines, policies, and procedures related to development there on file with the Department shall apply when appropriate as determined by the applicable review authority. LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 20W ` 0 5.2 Incentive Considerations Incentives may be granted to owners/tenants for physical improvements that provide enhanced amenities (e.g., pedestrian connections, enhanced architectural detail, enhanced landscaping, open space, plazas, and court- yards) and/or incorporate additional elements of public benefit (e.g., view sheds, enhanced coastal access, and enhanced landscaping and paving improvements within the public right-of-way). Depending on the types of enhanced amenities and/or public benefit improvements provided beyond what would normally be required, the City may grant the following incentives: • Expedited entitlement and permit processing. • Increases in building height from the base height limit of 26 feet for flat roofs and 31 feet from sloped roofs to the maximum height limit of 35 feet for flat roofs and 40 feet for sloped roofs, as specified in Section 2o.3o.o6o (Height Limits and Exceptions) of the Zoning Code. • Adjustments or deviations, where necessary and justifiable, to all applicable development standards (e.g. setbacks, parking, landscaping, signage, etc.) identified in the Zoning Code, with the approval of a Planned Development Permit pursuant to Section 20.52.060 of the Zoning Code. In addition to the incentives discussed above for enhanced amenities and/ or public benefit improvements, financial incentives may be considered for all development that significantly implement the Design Guidelines and to encourage rehabilitation of existing buildings. Development and implementation of future programs for financial incentives will require further consideration and approval from the City Council and may include incentives such as the following: • Reduced permit processing fees. • Design assistance for improvements in the public right-of-way • Public partnership in improvements within the adjacent right-of-way (s). • Commercial rebate program or City funded concept design for fagade improvements. • Low -interest rate loan program for commercial rehabilitation. • City funded replacement of aged infrastructure and a sign removal and replacement program. LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 F40 APPENDIX A.1 Planning Authority / Stakeholder Roles On January 25th 2011, The City of Newport Beach adopted the Lido Village Concept Plan Alternative 5B. This preferred alternative was the culmina- tion of a collaborative planning and visioning effort, undertaken by a multi- disciplinary team of consultants, with input from land owners and members of the community. The City of Newport Beach spearheaded these efforts with the support of other major stakeholders: Via Lido Partners, (The Fritz Duda Co.), Vornado Realty Trust, and Marshall Property & Development. Other minor stakeholders and land owners were also involved in the process, providing valuable insight and thoughtful contribution. Recognizing the importance of Lido Village to the residents of Newport Beach, the design team continued an active engagement with the public. By engaging a Citizens Advisory Panel (CAP) and through public outreach, the Design Guidelines for Lido Village are the result of a collaborative and Vision CHAPTER 6 effort. Outreach efforts included multiple meetings and workshops with the CAP as well as a public Open House. At these outreach opportuni- ties, participants voiced opinions and recommendations for the Village re- vitalization. It is through this collaborative approach that the Lido Village Design Guidelines represent the concerted effort of a successful public - private partnership work effort. Responsibility of Design review and project implementation will be the City of Newport Beach Community Development Department. Adherence to General Plan and Zoning policies and regulations will outline requirements specific to individual parcels while the Design Guidelines will influence theme and character. The following is a graphic history of the development of the concept plan: CITIZENS ADNd50RY PANEL (CAP) Focus Graup -Citizens` Input A STAKEHOLDERSDESIGN TEAM - City of Newpor{ - Project Beacb Management - Property Owners Design - Dacurnrnkstion LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2019 k El r.�,�-._.....-,�.I Ar _ Op - it T.kMK r r` T u'�rTa�.ro� •. �. Ce�naSr MTw,kw�. � 1' - 4 A-2 Approved Alternative 5B Approved Alternative 5B Massing Models tatus Report from 50% 11 /9 ity Council Study Session 11 /23 Final Presentation 1 /25/11 _ 50% omplete RevVew City Hall Re -Use 1 /11 /11 November Dece January Market / Finance reasibility Refinements of 4 Plans to 2 1 Professional Presentati LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 201, '0 A.3 Existing Zoning and General Plan During the development of Concept Plan Alternative 5B, issues surfaced relating to deficiencies within the Village including parking, mix of tenants, antiquated buildings, and circulation. While the plan addresses these issues to a degree, additional studies and strategy plans are recommended to address specific issues not covered within this document. While this document provides design standards or guidelines for improve- ment, underlying zoning and regulation will determine the ultimate uses and mixes within the Village. The following City of Newport Beach regula- tions apply to the land use and intensity of development for properties located within Lido Village. Zoning Districts Multi -Unit Residential MUM2 Mixed -Use Water Related MU -CV Mixed -Use Cannery Village (South of 32nd Street) CC Commercial Corridor Commercial General Commercial Recreational/Marine Visitor Serving Commercial Private Institution PF Public Facilities Zoning Notes Residential Districts: A number following a residential district symbol indicates the minimum site area per dwelling unit. Example: PM (2178) Nonresidential Districts: A number following a non-residential district symbol indi- cates the maximum floor area ratio (FAR). Example: CG 0.5 FAR refers to floor area ratio. This is a regulatory equation to determine the maximum amount of square footage permitted per parcel or designated area. General Plan Land Use Policies Multi -Unit Residential MUM2 Mixed -Use Water Related MU -CV Mixed -Use Cannery Village (South of 32nd Street) CC Commercial Corridor Commercial General Commercial Recreational/Marine Visitor Serving Commercial Private Institution PF Public Facilities General Plan Land Use Policies A Mixed Uses, Visitor -Serving and Retail Commercial, Overnight Lodging Facilities B Multi -Family Residential C Mixed -Use permitted in any location and required at street intersections, Multi - Family Pesidentia I and Town -homes permitted atany location except intersections; Intersections require Mixed -Use or Commercial D General and Neighborhood Commercial X 4 LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 9 N PF UPDATED EXHIBITS TO BE PROVIDED BY THE CITY OF NEWPORT BEACH CG 0.7v ffia 32ND STREET S �MU-AU'1-5TH,ST City of Newport Beach Zoning Map, Adopted October 26, 2070 FM 2178) CM 0.3 55 d 42 m� �PF TURNING v u- BASIN L ST A W m CC MU-W2 0.5 D I RM VE CG 20/AC 7 VE 0.75 PI CM C PF 0.75 _ 0.3 0. VIA M_ AL'AGA PI 0.75 3 QTREET _ C H- , D � Q 31ST STREET City of Newport Beach General Plan Map, Adopted JUly25, 2006 LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 0 0 A.4 Adopted Concept Plan Through collaboration among stakeholders and the commu- nity, a consensus plan was created. On January 25th, 2011, the City of Newport Beach City Council approved an initial concept plan for the Lido Village study area. During this process, key design elements and land uses were incorpo- rated into the plan. Today Lido Village is challenged with providing sufficient and well -located parking for the various tenants. An addi- tional study is recommended to address the deficiencies and quality of parking facilities within the Village. Associated with this future study, emphasis needs to be placed on pedestrian circulation and connectivity. Neither one can be addressed without the other. Concept Plan Alternative 5B encompasses the following design objectives that were universally envisioned during the master planning process: • Create people places or outdoor living rooms for pedestrians throughout the Village. • Encourage the use of iconic architectural buildings as way - finding elements. • Re -tool Lido Marina Village to incorporate visitor -serving retail, entertainment, and boutique hospitality components. • Incorporate mixed -use, residential, and civic land uses within the City Nall site. • Redevelop Via Lido Plaza with a new anchor tenant building location and consolidation of smaller format shops. • Provide green space or open space elements within the City Nall site, featuring fountains a and plaza for events and public gatherings. • Increase residential units within the Lido Triangle area and other waterfront ownerships. • Maintain existing circulation element and traffic flows of public streets. uary 25, 2011 0 LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 9-1 A.5 References City of Newport Beach General Plan http://www.newportbeachca.goy/index.aspx?page=173 City of Newport Beach Zoning Code http://www.newportbeachca.gov/index.aspx?page=1689 City of Newport Beach Water Efficient Landscape Ordinance http://www.newportbeachca.gov/Modules/ShowDocument. aspx?documentid=7710 Chapter 20.42 of the City's Zoning Code: Signage http://www.codepubI is hing.com/CA/NewportBeach/htmI/ NewportBeach2o/NewportBeach2o42.html#20.42 California Building Standards Commission http://www.bsc.ca.gov/default.htm California Coastal Commission http://www.coastal.ca.gov/ California Environmental Quality Act (CEQA) http://ceres.ca.goy/ceqa/summary.html City of Irvine Sustainable Travelways Guidelines http://www.cityofirvine.org/cityhall/cd/housing and_redevelopment/rede- velopment/sustainable_travelways.asp City Council Policy Manual: Art in Public Places http://www.newportbeachca.gov/Modules/ShowDocument. aspx?documentid=2445 City Council Policy Manual: Donation of Art to the City http://www.newportbeachca.gov/Modules/ShowDocument. aspx?documentid=2443 City of Los Angeles Green Infrastructure http://www.lastormwater.org/Siteorg/program/green.htm U.S. Green Building Council - Orange County Chapter http://www.usgbc-oc.orp,/ A.6 Glossary Awning: A roof -like cover extending over a door or window as a shelter. Arcade: A range of arches supported on columns. Articulation: Changes in building surfaces and detailing. Cantilever: A horizontal plane or beam that is anchored at one end. Clerestory: A band of windows located just below the roofline. Column: A supporting post found on storefronts, porches, and balconies. Cornice: A horizontal treatment at the uppermost portion of a wall. Eave: The part of the roof which extends beyond the side wall. Facade: The face of a building, especially the principal face. Fascia: A horizontal surface at the outer edge of a roof. Fenestration: The arrangement of windows and other openings in a wall. Gable Roof: A roof that consists of two sloping planes that meet at the ridge or peak. The planes are supported at their ends by triangular walls. Glazing: Glass or transparent material used for windows. Massing: The combined effect of the arrangement, volume and shape of a building or group of buildings. Also called bulk. Molding. An ornamental strip used to decorate a surface, especially an upper wall. LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 201,2 0 Parapet: The portion of an exterior wall that rises entirely above the roof. Public Right -of -Way: Includes the street, curb and sidewalk area in front of private property at the front lot line. Storefront: The front side of a store or store building. Trellis. An overhead open framework used for vines and climbing plants. Vernacular: Architectural language common to a specific place and time. Viewshed: An area that is visible to the human eye from a specific vantage point. VOC: Volatile organic compound; chemicals that easily evaporate from materials that are dangerous to human health and/or the environment. 0 LIDO VILLAGE DESIGN GUIDELINES I DECEMBER 2011 9S 94 City Ccundl Attachment B Planning Commission Minutes 01,5— Intentionally Blank 616 NEWPORT BEACH PLANNING COMMISSION MINUTES 10/20/2011 NkgiQ.n made by Commissioner Toerge and seconded by Commissioner Ameri, and carried (6 — 1) to revs the decis a Zoning Administrator and adopt a Resolution to reverse the Lot Merger No. LM2 Commissioner Hillgren expr upport for the motion and felt that merging th s inconsistent with the intent of the pattern of development. The motion carried as follows: AYES: Ameri, Hawkins , Myers, Toerge, and ABSTAIN: / None. noted the appeal period for this item is ten (10) days. ITEM NO. 5 Lido Village Design Guidelines (PA2011-148) Guidelines would affect future projects within the Lido Village area generally bounded by Newport Boulevard, 32nd Street and Newport Harbor Principal Planner James Campbell provided an introduction to the draft of the Lido Village Design Guidelines. He stated that the City Council Ad -Hoc Neighborhood Revitalization Committee, with full City Council support, initiated and fostered the preparation of architectural and landscape design guidelines that would be applied to properties within the Lido Village area. He reported hiring a project manager and architects and noted that staff has gone through an extensive public participation process. Project Manager Tim Collins provided a PowerPoint presentation addressing history and background, reassertion of the purpose of the design guidelines and community outreach, and involvement. In response to Commissioner Hawkins's inquiry Mr. Collins explained the use of public rights -of -ways as a unifying theme. Todd Larner reviewed details of the format, content of the guidelines, key elements, next steps, and consideration of on -going feedback. Commissioner Toerge commended consultants for the promptness in developing the design guidelines. He inquired regarding efforts for the waterfront in terms of staging of passengers of cruise ships or charter boats noting the issue severely impacts pedestrians and people visiting Lido Village. He took exception to a sentence in the design guidelines stating that the Lido Village was an emotional gateway to Newport Beach. Discussion followed regarding the timeframe for the potential rebuild of the marina and planning for the staging of passengers of cruise ships or charter boats and accommodating all users in the evolution of the plans. It was noted this is a multilayer process and that the design guidelines are just one component. In response to a comment by Chair Unsworth, it was noted the guidelines will be incorporated to the City's existing review process. Commissioner Toerge referenced a typographical error on the agenda report. Chair Unsworth opened the public hearing. George Schroeder reported he was one of the six (6) residents appointed to serve on the Citizens Advisory Panel, attended all of the meetings, and noted they were well -attended. Mr. Schroeder spoke in support of the guidelines and the plan. Page 13 of 16 NEWPORT BEACH PLANNING COMMISSION MINUTES 10/20/2011 Commissioner Hawkins expressed his appreciation to Mr. Schroeder for his participation in the Citizens Advisory Panel. Steve Flanders opposed the pedestrian bridge illustrated in the Concept Plan, expressed concern regarding safely of boat maneuverability, encouraged provision of ample parking, addressed decaying sea walls, and disagreed with the use of large nautical designs. Dan Purcell opined that there is no sense in installing another pedestrian bridge, and commented positively on the architectural guidelines of creating no sides or backs to buildings. Chair Unsworth closed the public hearing. Motion made by Commissioner Toerge and seconded by Commissioner Hawkins, and carried (7 — 0) to recommend adoption of the design guidelines to the City Council. AYES: Ameri, Hawkins, Hiilgren, Kramer, Myers, Toerge, and Unsworth NOES: None. ABSENT(RECUSED): None. ABSTAIN: None. NO.6 Pizzeria Mozza - (PA2011-139) 11� 800 West Coast Highway Melinda an, Assistant Planner, provided a PowerPoint presentation noting the applicant proses a Minor Use Permit to end existing Use Permit 3542 to allow an upgrade to the existing Type 41 -Sale Beer and Wine ABC licens a Type 47 On -Sale General (Beer, Wine & Distilled Spirits) ABC Li se and reduce the allowed hours of ope ' n for the interior of the restaurant from 12:00 midnight, daily to .00 p.m., daily. Allowed hours of the outdoor di area would remain 10:00 p.m., daily. NZub to the existing restaurant operations are proposed or uested. Ms. Whelan referenced approval he Zoning Administrator and an ay the Hawkins as outlined in the staff report. Commissioner Hawkins' inquired as to the 76kson for closing at 11:00 p.m. without amending the UNPer Conditions of Approval relative to the hours of ope 'l Planning Manager Ramirez added that the change in hour. nslhe Use Permit to reduce the hours instead of response, Ms. Whelan stated that changing the res and amendment to the Use Permit and Acting the requested by the applicant to close at an earlier At the request of Chair UnsZstatus ning Manager Ram reported the noticing requirements for a Use Permit and for a Minor Use l. Discussion followed regardotential revisions to the Zoni Code. Included was changing the review authority for all alcohts from the Zoning Administrator t e Planning Commission. Chair Unsworth openhe public hearing. Brett EngstrorqKof Art Rodriguez and Associates, on behalf of Pizzeria Mozza, reported that y are requesting the abilityupgrade their ABC license to implement the alcohol beverage offering to its patrons a consistent with th pe of restaurant they operating. Mr. Engstrom addressed the change of hours stressing the not want to r a bar, but rather a full -service restaurant. Mr. Engstrom stated that the on -site parking satisfies code r quirements and that off -site parking is availble to accommodate the restaurant's busier times of day Page 14 of 16 0 A I st Ca N GUIDELINES OVERVIEW Z="wal; I IF, 1 1 DT •MTI ■ ■ W: Tim Collins T. C. Collins & Associates 0 .e�__ e 4 F Background • Outgrowth from Concept Plan 1/25/11 • Could proceed without final City Hall reuse plan • Needed readiness for "Early Entitlers" • Preserve needed pedestrian connectivity between ownerships • Development of the Concept Plan: Adoption of Plan 5B 7.25.11 Major Stakeholder Meeting Initial Team Selection ­,, T.A.P. Workshop Minor Stakeholders Meeting Public Outreach Ad- Hoc�Review � October 2070 � Lid r t+ � i s r4 iCr�. Y Status Report from 50% 11 /9 _ity Council Study Session 11/23 Final Presentation 1/25/1 50 Complete Revi City Hall Re -Use 1/11/11 Z November December January Plan Adoption i — 50% Complete Ri�view J Market / Finance Feasibility ' . 1. a1 DT •MTI ■ ■ W: Background • Completed a strong public outreach process and after spirited debate on theme, character and vision. Reached a consensus with citizens, stakeholders and CAP team. • Fully vetted draft document with City Staff and three major village stakeholders. • High volume of public comments. • Collaborative process concludes tonight: 16 month process. Jai owe A Purpose of Design Guidelines • Started with village Cornerstones - Guiding Principles • Unification of Village relies upon public leadership and improvements in public spaces and right -of -ways (ROW'S) - plus long term maintenance program support • Incentive based (See section 5.2 within document) • Document is "Image Heavy" to give sense of place while allowing flexibility and creative design solutions Need for regulatory weight for enforceability when applied with other CNB planning codes and ordinances. (General Plan, Municipal Code, etc.) Unification - Creating a Sense of Place Flexibility - Builder /Owner Friendly • Present a unifying theme for Lido Village. Offer various options for achieving common goals. Define and enhance gathering spaces. Allow for individual ownerships to make improvements Promote connectivity throughout village. independently and accommodate early entitlers. Improve way - finding. Grant regulatory weight to the guidelines as a design Public areas key to implementation. process tool for property improvements. Sustainability - Economic and Environmental I Visual Appeal - Create an Identity for the Village Encourage environmentally sustainable practices. • Define Architectural Styles. Conserve water resources and design for energy • Illustrate vision for art, architecture, and landscaping. efficiency. • Create an attractive Gateway Village. Celebrate native landscapes. • Maximize view corridors and scenic opportunities. Consider economic realities and viability. J PT •MTI ■ ■ W: Todd Larner William Hezmalhalch Architects (WHA) owe A Format and Content • Provide future design continuity as the Village begins its revitalization. • Provide guidance without hindering creative design solutions. • Focus on improving the urban form and function of the Village. • Limit weight of architectural statements. Continuity of style to establish a sense of place. • Provide a landscape framework that unifies the Village theme and character. • Inspire future improvements. A Ire r T. °t r I Rol 014 7 owe A Chapter 2: Overview • Establish the urban form and setting. • Identify study areas and recommendations. • Critical edge analysis. • Pedestrian Connectivity. Landmark Opportunity Node Opportunity • Vertical elements, wav finding- Formal and informal people and orientation, places, outdoor living room, plazas or building relief. owe A Chapter 3: Architecture • Building Form and Function. • Creating and enhancing people places. Establishing the "Outdoor Living- room" • Design Elements; Orientation, Massing, facade Treatments, Street Interface (cont.) Roof Nei ra ME DT •MTI ■ ■ W: Chapter 3: Architecture • Design Elements; Roof Considerations, Materials and Applications, Door Treatments, Windows, Awnings, Signage, Lighting, Parking Treatments, Back of House. • Emphasis on pedestrian entry and ground floor attraction. Oriented to waterfront plaza TM..�. Ground floor definition 311117k .. y' -. I .... 4 • - , Will �w Festive lighting t.10 Retractable doors on restaurant .9i Wrapped parapet Canvas awnings in unified theme Siding Detailing on all visible edges Yu Lido Via Lido is the unifying street the runs through the heart of the Village While complement ng Newport Boulevard Via Lido seta the theme and character far the Village serving the mix of uses whhe delivering residems to Lido Isle. It is mperetive that any improvements to the d p along this street do net impede retail exposure nor restrict pedestrian or who than movement As the Head of Ldo Village, Via Lido should b the p t of ani and excitement. Extending train the Arrival G t y Intersection at Newport Boulevard the h d davi, and Tamil dinefing of Pan Palms should continue in a rhythmic pattern. E g py trees will also occur in rhythm, It ti g with the palms to provide h d for inhoposs. ad storefronts Th firoundidismis should ' ' simple g 'd and neatly maintained t provide f building g d space to apacen while the hardcmpe maintains the patterns and texture of the arrival gateway, adding a soft richness to the setting Opportunities for lively expression should occur through the use of planters with colorful landscaping, graphic banners on pole lights, public art, water features, and interactive signage. The excitement is slightly reduced South of Via Oporto as the setting transitions to residential and lower density commercial, The tree rhythm and paving, however, will continue to maintain visual and aesthetic continuity. Jwly Expression and Rir6 Taafure Imvic palm Outlives 4f 4 * 0 I Z• Vloort Sdooscon, Heartd To.o I Is Litlo Jlreelseapa GpncepI-JFada Irea. k nhar-I us,,o r Lrva ly Iaa—a do DRAFT to. Vuuog Dongs Gumsures I Ocraegp sam 4e7 Open Space Network St Connectivity Open Specs - Plazas and Ceurtya ida Places and courtyard., both public and private, afford the opportunity for community gatherings and a setting for a muletude of events and activi- ties A Farmers Market , frstivus and cultural celebrations, childrens play publirelaxation spaces for shoppers, pedos for dining and spaces for c art are some of the general programing elements. A large 'Civic aza' is enviconed necar Newport Boulevard and 3und Street that will the local .,of f pecieel:an e no V'llg voin. nes Mlfid 'i smill W.t@,fr.ht Pl ill serve as features for t f s and events reatim, to the Harbor The proved sfreetscape system ill be a drical bernerm, serving as passive open spaces and Scirril which will cement the va:ou pen space plazas and mudyards throughout Lido Village. Pedestrian connections will be the vital link that will make Lido Vdkge a truly enjoyable deetinetion. air•, Pp Sli all se all - C,ioaacaam and Grin—, Pascoe Reoaalfon Shrubs IS Groundcover Shrubs & Goivabover All spp. Agave Species(Spin. I.E. wrat Aloespp Aloespecies L` ad Armtron A loss Minandias Nv..o=.r III P Y PP Pedea cei•na, e• Care, spp. Sedge species M eE ni c11r oae.. wa.a Cesysa't3-- .dBeauty' Natal Plum Es..raa ..e.. Carissup Tuff ' Natal Plum L r w Lanbnes Laot...s �(I 55m,e.,nl =r= PP' pe °ee Snelilna regmee Caveramanocarpa I Ligusfrumpponicum We. leaf Privet Muhlenberlasoo. Deer Gme—pearse dary cammder Myrtle Nenum oleander Oleander Penniselumspp Ornamental Grasses Sharma. spp Entrance. .r Pittosporum hobira Mockerange Cara, phormium P"Phoup-drica Indian Hawthorne Rasa spp. Rosespeciea Strelifzlaregmae Bird -of Paradise Succulents Succulents Yuc-E,, Yuccaspecies uPO La Nobs The Shrub and Gromdcover species listed are acceptable for all of public ngava wttn suralenfs surmwenes areas of Lido Village. However, preference should beg'ven to speoea that annative, ive, draught bleentand require little maintenance, such as gran d succulents. Allsp k t d Approved eythe0 g County Fire Authority a hour, b tble mi E. Pr by Th. W t P- Pordations Salinity M nagement Guide as b g tolerant t If spray ll and s'I Salinity and areEpprownd by the California Coastal C n = M J1 by beglstad,at most as limited threat on the California Invorrvis Plant pinnsporum C- Surerfalgrawas Council's Southwest Plant Inventory ui archheyand GnanredInner lions Pemovh ;es d a1r51r_ l dllersalies WFlla pr,idine C. n� DR4CT LIpo NLL4G6 DESIGN GYip5LIN651 OGiOBEP Sm1 owe A Chapter 5: Implementation • Use as a tool for development review. • Provide incentives for improving properties. • Reference the Guidelines for future projects 5, 10 - 15 years out. First step in improving the Village. Ed [.lender subKr1Ce to Rows R q Marts tA Conlat CITY OF Calendar 4uharlbq A. Rnwr ■ Al.'" FAQ. contact Wr Newport Beach �� CITY OF = °° • 1 1 Newport Beach IFW -.a- c.,...• w � wwd� M v i8 'nevia) rre4lLCVn. RR Yx CLa W Nvn Ip rtmw nlvnrvem ab a Y,N le a::ive.. mxtnd rneesM. Remwrl Fa,-tas upon. KIrFWood For So pl_li . s.w. salf d up ee. oel .Qs I v:cdn..ea/,syrerrear : -. orwrmd r, :m P MEETINGS & EVENTS / $NCO MV Ne[lhb LMd'Anrp4eay. heaE�mann adsvnr Fantt[uPi FSerteru s: vyu asm.rs tN / 'dtWrNitipsrrMt 6wpnRer -.I —,0 -1 AGENDAS It MI NOTES BUDGET t SALARY IN FORMATIOM JOBS MAPS NBTV ONLINE PAYMENT$ PROJECTS B ISSUES RECREATION CLASSES SERY'ICE R EQUESTS STAFF DIRECTORY CURRENT PROJECTS &ISSUES Ely duxa�rs. •x+J Tiw Gay of PJ w R h rrur caA, .•. a nunher ci Imprrtav 1n[uar sod Ms. rrswW largs { jo . plms W Or Y%5 r (1.4, WV d(N1911 g, e.' N gLLAA" 0114 onweanon, C antlr&NrPo. Fteam W! If= M IM IM To kbn msre rtecR so, N Ne amW prgenu,. sod". Awns] Calrcvrxd .beat Oe1RC IrtgCCU reWed is rsedwvY � 7<a�an ur rnnMenolMes iln Glr of IkrvYSrt eead� rnnl.v. m w_ n am �wd6 Gals' Ss M ynavei plwmabon am [anW w[nen 1.eo)em'a,A� a: xhudule':, budaN, ar.1 rAn m m¢ wafi �r�oic or �errc. NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that on Tuesday, January 10, 2012, at 7:00 p.m., a public hearing will be conducted in the City Council Chambers (Building A) at 3300 Newport Boulevard, Newport Beach. The City Council of the City of Newport Beach will consider the following: Lido Village Design Guidelines — Adoption of architectural and landscape design guidelines for the Lido Village /City Hall area of Newport Beach that is generally bounded by Newport Boulevard, the Newport Bay, and 32nd Street. The proposed action is not defined as a project and does not require environmental review under the California Environmental Quality Act (CEQA) because it involves general policy and procedure making activities not associated with a project and does not have the potential for resulting in a direct physical change in the environment or a reasonably foreseeable indirect physical change in the environment (Section 15378 of the CEQA Guidelines). All interested parties may appear and present testimony in regard to this project. If you challenge this project in court, you may be limited to raising only those issues you or someone else raised at the public hearing (described in this notice) or in written correspondence delivered to the City, at, or prior to, the public hearing. The agenda, staff report, and documents may be reviewed at the City Clerk's Office (Building B), 3300 Newport Boulevard, Newport Beach, California, 92663 or at the City of Newport Beach website at www.newportbeachca.gov on the Friday prior to the hearing. For questions regarding details of the project please contact Jaime Murillo, Associate Planner, at (949) 644 -3209 or by e -mail at Imurillo(a�newportbeachca.gov. Project File No.: PA2011 -148 �g �Leilani (''Brown City Clerk City of Newport Beach NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that on Tuesday, January 10, 2012, at 7:00 p.m., a public hearing will be conducted in the City Council Chambers (Building A) at 3300 Newport Boulevard, Newport Beach. The City Council of the City of Newport Beach will consider the following: Lido Village Design Guidelines — Adoption of architectural and landscape design guidelines for the Lido Village /City Hall area of Newport Beach that is generally bounded by Newport Boulevard, the Newport Bay, and 32nd Street. The proposed action is not defined as a project and does not require environmental review under the California Environmental Quality Act (CEQA) because it involves general policy and procedure making activities not associated with a project and does not have the potential for resulting in a direct physical change in the environment or a reasonably foreseeable indirect physical change in the environment (Section 15378 of the CEQA Guidelines). All interested parties may appear and present testimony in regard to this project. If you challenge this project in court, you may be limited to raising only those issues you or someone else raised at the public hearing (described in this notice) or in written correspondence delivered to the City, at, or prior to, the public hearing. The agenda, staff report, and documents may be reviewed at the City Clerk's Office (Building B), 3300 Newport Boulevard, Newport Beach, California, 92663 or at the City of Newport Beach website at www.newportbeachca.gov on the Friday prior to the hearing. For questions regarding details of the project please contact Jaime Murillo, Associate Planner, at (949) 644 -3209 or by e -mail at Imurillo aC�newportbeachca.00v. Project File No.: PA2011 -148 fG/ 'Lei ani I. Brown City Clerk City of Newport Beach NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that on Tuesday, January 10, 2012, at 7:00 p.m., a public hearing will be conducted in the City Council Chambers (Building A) at 3300 Newport Boulevard, Newport Beach. The City Council of the City of Newport Beach will consider the following: Lido Village Design Guidelines — Adoption of architectural and landscape design guidelines for the Lido Village /City Hall area of Newport Beach that is generally bounded by Newport Boulevard, the Newport Bay, and 32nd Street. The proposed action is not defined as a project and does not require environmental review under the California Environmental Quality Act (CEQA) because it involves general policy and procedure making activities not associated with a project and does not have the potential for resulting in a direct physical change in the environment or a reasonably foreseeable indirect physical change in the environment (Section 15378 of the CEQA Guidelines). All interested parties may appear and present testimony in regard to this project. If you challenge this project in court, you may be limited to raising only those issues you or someone else raised at the public hearing (described in this notice) or in written correspondence delivered to the City, at,. or prior to, the public hearing. The agenda, staff report, and documents may be reviewed at the City Clerk's Office (Building B), 3300 Newport Boulevard, Newport Beach, California, 92663 or at the City of Newport Beach website at www.newportbeachca.gov on the Friday prior to the hearing. For questions regarding details of the project please contact Jaime Murillo, Associate Planner, at (949) 644 -3209 or by e -mail at Imurillo(a)newportbeachca aov. Project File No.: PA2011 -148 eil i Brown, City Clerk City of Newport Beach Tmplt: 07 -25 -11 NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that on Tuesday, January 10, 2012, at 7:00 p.m., a public hearing will be conducted in the City Council Chambers (Building A) at 3300 Newport Boulevard, Newport Beach. The City Council of the City of Newport Beach will consider the following: Lido Village Design Guidelines — Adoption of architectural and landscape design guidelines for the Lido Village /City Hall area of Newport Beach that is generally bounded by Newport Boulevard, the Newport Bay, and 32nd Street. The proposed action is not defined as a project and does not require environmental review under the California Environmental Quality Act (CEQA) because it involves general policy and procedure making activities not associated with a project and does not have the potential for resulting in a direct physical change in the environment or a reasonably foreseeable indirect physical change in the environment (Section 15378 of the CEQA Guidelines). All interested parties may appear and present testimony in regard to this project. If you challenge this project in court, you may be limited to raising only those issues you or someone else raised at the public hearing (described in this notice) or in written correspondence delivered to the City, at, or prior to, the public hearing. The agenda, staff report, and documents may be reviewed at the City Clerk's Office (Building B), 3300 Newport Boulevard, Newport Beach, California, 92663 or at the City of Newport Beach website at www.newportbeachca.gov on the Friday prior to the hearing. For questions regarding details of the project please contact Jaime Murillo, Associate Planner, at (949) 644 -3209 or by e -mail at jmurillo(c)newportbeachca.gov. Project File No.: PA2011 -148 eil i Brown, City Clerk City of Newport Beach Tmplt: 07 -25 -11 Easy Peel Labels uo i o bee msiruaion bneet i pa, 4N, Use Avery® TEMPLATE 51600 M dFeed Paper for Easy Peel Feature BALBOA COVES COMM. ASSOC. MARINERS MILE BUSINESS BOYD MANAGEMENT OWNERS ASSO 27758 SANTA MARGARITA PKWY 410 424 E. 16TH ST MISSION VIEJO, CA 92691 COSTA MESA, CA 92627 LIDO MARINA VILLAGE 1400 QUAIL ST 195 NEWPORT BEACH, CA 92660 NEWPORT TOWERS HOMEOWNERS ASSOC NO INFORMATION PROVIDED WEST NEWPORT BEACH ASSN. 2901 NEWPORT BLVD NEWPORT BEACH, CA 92663 Etiquettes faciles a peler A Utilisez le gabarit AVERYO 51600 Sens de chargement WAVE91YO51600 d Additional Labels PA2011 -148 LIDO VILLAGE MARINA 240 Labels Consultez la feuille www.avery.com d'instruction 1- 800 -GO -AVERY ta5y Feel Labels r.� 1 — ® for Easy Peel F ature i �[/ol �AVERY05160 Use Avery® TEMPLATE 5160a m AFeed Paper for Easy Peel Feature t��Yl�ll ® R 423 383 07 JACK E CLIFFORD 302 33RD ST NEWPORT BEACH, CA 92663 423 383 11 DANIEL W TRAPP 45 MAINSAIL DR CORONA DEL MAR, CA 92625 423 383 14 JAEWOOK CHUNG 811 MADERA PL FULLERTON, CA 92835 423 38403 CAROL ANN FREEMAN 3309 MARCUS AVE NEWPORT BEACH, CA 92663 423 384 16 LOUISE DEPUTRON 10 NARANJA WAY PORTOLA VALLEY, CA 94028 932 550 78 PASQUALE 900 E BALBOA BLVD NEWPORT BEACH, CA 92661 939 840 02 CRAIG S WHALEY 1031 SAINT VINCENT PL SANTA ANA, CA 92705 939 840 25 TIEN -SHENG HSU 698 W 24TH ST UPLAND, CA 91784 423 383 09 COLL - RANKIN 2956 ROUNSEVEL TER LAGUNA BEACH, CA 92651 423 383 12 RONALD R & JANIS C SOTO 25435 GALLUP CIR LAGUNA HILLS, CA 92653 423 383 16 GREG SMITH 122 37TH ST NEWPORT BEACH, CA 92663 423 38414 WALTER MACORITTO 16258 MARILYN DR GRANADA HILLS, CA 91344 423 384 17 JACOB K FETTIG 315 33RD ST NEWPORT BEACH, CA 92663 423 383 10 MARICHELLE STOPPENHAGEP 303 32ND ST NEWPORT BEACH, CA 92663 423 383 13 RENGANATHANI SR. 2432 MICHIGAN DR CLAREMONT, CA 91711 423 383 17 BANK OF AMERICA 315 32ND ST NEWPORT BEACH, CA 92663 423 384 15 GREGORYFARLEY 311 33RD ST NEWPORT BEACH, CA 92663 932 550 13 JANICE F CLARIDGE 1663 CALERA CREEK HEIGHTS DR MILPITAS, CA 95035 932 840 86 933 94003 32ND ST INVESTORS L P RICHARD C FARRELL 42 BLUE HERON 3324 VIA LIDO IRVINE, CA 92603 NEWPORT BEACH, CA 92663 939 840 21 STEVEN L MILLS 600 36TH ST NEWPORT BEACH, CA 92663 939 840 28 BRUCEJVANDEMAN 6085 CLUBHOUSE AVE NEWPORT BEACH, CA 92663 Owner Labels Created: 10/5/2011 939 840 23 HAROLD KATZ 602 36TH ST NEWPORT BEACH, CA 92663 939 840 32 ANTHONY E FOLLICO 206 BALBOA BLVD E NEWPORT BEACH, CA 92661 PA2011 -148 LE DO VILLAGE MARINA ttiquettes faciles a peler® ® A Consultez la feuille www.avery.com Utilisez le gabarit AVERY 5160 Sens de chargement d'instruction 1- 800 -GO -AVERY tasy reel Labels uo i ® See Instruction Sheet; « Use Avery® TEMPLATE 51600 ts IFeed Paper for Easy Peel Feature' AVERY 05160 1 047 021 33 FLORENCE FAINBARG 613 LIDO PARK DR NEWPORT BEACH, CA 92663 047 031 20 ENCUMBRANCE CORP OCRC 7 CORPORATE PLAZA DR NEWPORT BEACH, CA 92660 047 032 03 LADORNA E EICHEN13ERG 1 COLLINS ISLE NEWPORT BEACH, CA 92662 047 032 06 LEWIS 216 VIA DIJON NEWPORT BEACH, CA 92663 047 032 12 MATTHEW SMITH 1599 SUPERIOR AVE #A3 COSTA MESA, CA 92627 047 032 22 BANTA INVESTMENT PARTNERS 517 30TH ST NEWPORT BEACH, CA 92663 047 032 25 KWOCK 509 30TH ST NEWPORT BEACH, CA 92663 047 032 28 JOHN RUSSELL WELBOURN 3301 PALOS VERDES DR N PALOS VERDES ESTATES, CA 90274 047 041 06 BALBOA CORONA LTD 348 DAHLIA PL CORONA DEL MAR, CA 92625 047 041 12 THIRTY FIRST STREET LLC 415 30TH ST NEWPORT BEACH, CA 92663 047 021 34 RICHARD F JO BUCCOLA 615 LIDO PARK DR NEWPORT BEACH, CA 92663 047 031 22 WARDENS RECTOR 3209 VIA LIDO NEWPORT BEACH, CA 92663 047 032 04 CHARLOTTE L JACKSON 510 31ST ST NEWPORT BEACH, CA 92663 047 032 07 WESTREM 1006 E BALBOA BLVD NEWPORT BEACH, CA 92661 047 032 19 CANNERY LLC 1901 13AYADERE TER CORONA DEL MAR, CA 92625 047 032 23 JAMES M PETERS JR. 3 SAN JOAQUIN PLZ #215 NEWPORT BEACH, CA 92660 047 032 26 MARK SCHATTINGER 507 30TH ST NEWPORT BEACH, CA 92663 047 032 29 ROBERT L BEERS 310 S LINHAVEN CIR ANAHEIM, CA 92804 047 041 07 TIMOTHY MICHAEL HAROLD 3116 NEWPORT BLVD NEWPORT BEACH, CA 92663 047 041 17 JON A SHEPARDSON PO BOX 2971 NEWPORT BEACH, CA 92659 047 031 03 KERRAGEOUSILLC 9701 WILSHIRE BLVD #1115 BEVERLY HILLS, CA 90212 047 031 25 HERMAN GULEZYAN 1630 ANTIGUA WAY NEWPORT BEACH, CA 92660 047 032 05 RUSSELL E FLUTER 2025 BALBOA BLVD W NEWPORT BEACH, CA 92663 047 032 08 31 ST STREET -LIDO LLC 4 UPPER NEWPORT PLZ #100 NEWPORT BEACH, CA 92660 047 032 21 THOMAS N BENJAMIN 519 30TH ST NEWPORT BEACH, CA 92663 047 032 24 MARK A SCHATTINGER 511 30TH ST NEWPORT BEACH, CA 92663 047 032 27 B E FRANCOIS 4200 CHEVY CHASE DR FLINTRIDGE, CA 91011 047 041 05 NEWPORT BEACH ALANO CLL 414 32ND ST NEWPORT BEACH, CA 92663 047 041 08 LARRY RAM MAR 16585 ENSIGN CIR HUNTINGTON BEACH, CA 926 047 041 18 MERIAM BRASELLE 536 POPLAR ST LAGUNA BEACH, CA 92651 Etiquettes faa a peter Consultez la feuille VVWW.avecom Utilisez le gabari rit AVERY® 51600 Sens de chargement - ryd'instruction 1- 800 -GO -AVERY tasy reel Eaneis �vu�v�I f — o fee Easy Peel F sneer i CAI ❑AVERY ®5160 Use Avery® TEMPLATE 5160® M� v Feed Paper for Easy Peel Feature' � ® ® � d 047 041 20 JOHN NEWCOMB 3103 VILLA WAY NEWPORT BEACH, CA 92663 047 041 25 PATRICK CHAMBERLAIN 1080 SALINAS AVE COSTA MESA, CA 92626 047 041 35 W & H CLOSE 1915 BAYADERE TER CORONA DEL MAR, CA 92625 047 042 01 430 31 ST STREET LLC 430 31ST ST NEWPORT BEACH, CA 92663 047 042 07 POLIQUIN LTD 18951 NEWTON AVE SANTA ANA, CA 92705 047 042 17 BRIAN WESLEY RAY 425 30TH ST #10 NEWPORT BEACH, CA 92663 047 042 22 JACKSON 418 31ST ST NEWPORT BEACH, CA 92663 047 042 26 WESTFORK RANCH LLC 412 31ST ST NEWPORT BEACH, CA 92663 047 042 32 A & C PROPERTIES INC 427 30TH ST NEWPORT BEACH, CA 92663 049 110 01 MARIANNE C BROOKS 2223 PASEO NOCHE CAMARILLO, CA 93012 047 041 21 MAE MARIES LLC 415 30TH ST NEWPORT BEACH, CA 92663 047 041 31 32ND STREET PARTNERS II 3310 MARCUS AVE NEWPORT BEACH, CA 92663 047 041 36 CANVIL LLC 2549 EASTBLUFF DR #321 NEWPORT BEACH, CA 92660 047 042 02 THOMAS DIXON 428 31ST ST NEWPORT BEACH, CA 92663 047 042 09 RENE BARGE 408 31ST ST NEWPORT BEACH, CA 92663 047 042 20 VINCENT C TAORMINA PO BOX 485 CORONA DEL MAR, CA 92625 047 042 23 JENNY M GILCHRIST 41031ST ST #A NEWPORT BEACH, CA 92663 047 042 27 MARY ANNE TURLEY -EMETT 25 BAY ISLAND NEWPORT BEACH, CA 92661 047 041 24 OCCUPANT 425 31ST STREET NEWPORT BEACH, CA 92663 047 041 32 MICHAEL CARSON 3110 NEWPORT BLVD NEWPORT BEACH, CA 92663 047 041 37 SUZANNE FINAMORE 419 31 ST ST #A NEWPORT BEACH, CA 92663 047 042 04 SURVIVORS MARSHALL 810 BAY AVE W NEWPORT BEACH, CA 92661 047 042 10 BARRY INC 605 VIA LIDO SOUD NEWPORT BEACH, CA 92663 047 042 21 C -SAND LLC 812 VIA LIDO NORD NEWPORT BEACH, CA 92663 047 042 25 GUY E MINER 365 VIA LIDO SOUD NEWPORT BEACH, CA 92663 047 042 28 FUNDING SOUTHERN 419 30TH ST NEWPORT BEACH, CA 92663 047 060 01 047 060 12 THERESA CAGNEY MORRISON CATELLUS NEWPORT LLC 1953 SAN ELIJO AVE 4202 66 FRANKLIN ST #200 CARDIFF BY THE SEA, CA 92007 OAKLAND, CA 94607 049 11029 3300 PROPERTY L P 2025 NEWPORT BLVD #200 COSTA MESA, CA 92627 049 13007 EARLSPARTNERSLLC PO BOX 19068 IRVINE, CA 92623 Etiquettes faciles A peter A Consultez la feuille www.avery.com Utilisez le gabarit AVERY 51600 Sens de chargement d'instruction 1- 800 -GO -AVERY Use AveryO TEMPLATE 51600 veeo Paper for Easy Peel Feature' 049 13009 049 130 10 DICKS DOCK LLC GROUP LARSON 209 AVENIDA FABRICANTE #200 2717 COAST HWY W SAN CLEMENTE, CA 92672 NEWPORT BEACH, CA 92663 049 130 12 NEWPORT TOWERS LLC 3121 COAST HWY W ORANGE, CA 92869 049 13021 DSC PROPERTIES INC 3131 COAST HWY W NEWPORT BEACH, CA 92663 049 15005 CG ENTERPRISES GROUP LLC 177 E RENO AVE #G3 LAS VEGAS, NV 89119 049 150 27 PCH RESTAURANT & MARINA LLC 2607 COAST HWY W NEWPORT BEACH, CA 92663 423 041 39 JOSIE V STEVENS 61 BALBOA COVES NEWPORT BEACH, CA 92663 423 041 42 CAROL D HOUCHINS- DROBOT 1048 IRVINE AVE #487 NEWPORT BEACH, CA 92660 423 041 45 JOHN F & ANN J OFLYNN 67 BALBOA CVS NEWPORT BEACH, CA 92663 423 082 01 BONNIE H GLUSMAN 601 36TH ST NEWPORT BEACH, CA 92663 423 082 04 KENT DONNER SMITH 607 36TH ST NEWPORT BEACH, CA 92663 049 130 14 NEWPORT BEACH WATERFRONT 2895 ROYSTON PL BEVERLY HILLS, CA 90210 �84F91EUSY1�5160� i d 049 130 11 PCH RESTAURANT & MARINA LLC 1 RIM RDG NEWPORT COAST, CA 92657 049 130 18 B JAKOSKY PO BOX 3977 PALM DESERT, CA 92261 049 13023 049 13025 COUNTY OF ORANGE GOLDEN HILLS PROPERTIES 400 W CIVIC CENTER DR 233 S BEAUDRY AVE #1110 SANTA ANA, CA 92701 LOS ANGELES, CA 90012 049 15006 049 150 24 T A PEDERSEN NORMAN & P GOODIN PO BOX 8764 PO BOX 2736 MONTEREY, CA 93943 NEWPORT BEACH, CA 92659 049 15029 VMA MARINER'S MILE LLC 2439 COAST HWY W NEWPORT BEACH, CA 92663 423 04140 HOA Q NGUYEN 62 BALBOA COVES NEWPORT BEACH, CA 92663 423 041 43 LEGADO DE ALVARADO LLC PO BOX 40366 DENVER, CO 80204 423 041 46 THEODORE BARRY 409 HOLMWOOD DR NEWPORT BEACH, CA 92663 423 08202 RAY ELLIS TRIGGS 603 36TH ST NEWPORT BEACH, CA 92663 423 082 07 DAVID KALISH PO BOX 15127 NEWPORT BEACH, CA 92659 Etiquettes faciles a peler A, Utilisez le gabarit AVERYO 51600 Sens de chargement 423 04138 RAY LEE TAYLOR 301 N SALTAIR AVE LOS ANGELES, CA 90049 423 041 41 IHAB EMIL HAWARY 62 BALBOA COVES NEWPORT BEACH, CA 92663 423 041 44 NOSTRATOLA DABIR - VAZIRI 66 BALBOA COVES NEWPORT BEACH, CA 92663 423 04148 COVES COMM ASSN BALBOA PO BOX 1224 NEWPORT BEACH, CA 92659 423 08203 DELBERT LENK CHESEBRO 605 36TH ST NEWPORT BEACH, CA 92663 423 08208 OCCUPANT 613 36th Street NEWPORT BEACH, CA 92663 Consultez la feuille WWW.avery.com d'instruction 1- 800 -GO -AVERY Use Avery® TEMPLATE 5160 �' Feed Paper ® for Easy Peel Feature AVERY 051600 423 082 09 423 082 10 423 082 11 LYNNE RIDDLE LARRY L CHAZAN RONALD TAYLOR 5 DEL REY 81319 ULRICH DR PO BOX 193 IRVINE, CA 92612 LA QUINTA, CA 92253 CORONA DEL MAR, CA 92625 423 082 12 OCCUPANT 621 36th Street NEWPORT BEACH, CA 92663 423 08301 H VICTOR SUCHER JR. 2584 MCCORMICK BLVD BULLHEAD CITY, AZ 86429 423 083 06 RICHARD A WILLIAMS 612 CLUBHOUSE AVE NEWPORT BEACH, CA 92663 423 083 09 ANN PLATZER 4205 CARNEY CT RIVERSIDE, CA 92507 423 083 14 BAILEY 610 CLUBHOUSE AVE NEWPORT BEACH, CA 92663 423 082 13 MIKE D ROUSE 3626 TIOGA WAY LAS VEGAS, NV 89169 423 083 02 RALPH U LAREDO 7335 GAINFORD ST DOWNEY, CA 90240 423 083 07 DANIEL A TEITACHEID 3808 RIVER AVE NEWPORT BEACH, CA 92663 423 083 10 SELMA FOR STERN 540 N ALTA VISTA BLVD LOS ANGELES, CA 90036 423 08402 ADAM WAYNE MILLER 604 36TH ST NEWPORT BEACH, CA 92663 423 084 04 423 084 05 CKL LLC ELIZABETH A GRECH PO BOX 91504 42 BALBOA COVES CITY OF INDUSTRY, CA 91715 NEWPORT BEACH, CA 92663 423 08407 JACK CHESHIRE 617 CLUBHOUSE AVE NEWPORT BEACH, CA 92663 423 084 10 ROGENE D CLARK 601 CLUBHOUSE AVE NEWPORT BEACH, CA 92663 423 08509 SANDRA I FELDMAN, 2800 PLAZA DEL AMO #49 TORRANCE, CA 90503 Etiquettes faciles a peler Utilisez le gabarit AVERY0 51600 423 084 08 JERI BRANNON 605 CLUBHOUSE AVE NEWPORT BEACH, CA 92663 423 08507 FAYTHE N PARKS 512 36TH ST #A NEWPORT BEACH, CA 92663 423 085 10 FERN A STEIGERWALD 856 PORTER WAY FALLBROOK, CA 92028 A Sens de chargement 423 082 14 THOMAS G TUPMAN 609 36TH ST NEWPORT BEACH, CA 92663 423 083 03 JULIAN GARCIA 1621 PASEO CARMEL SAN DIMAS, CA 91773 423 083 08 PETER F WELLS 616 CLUBHOUSE AVE NEWPORT BEACH, CA 92663 423 083 12 GARRETT INVESTMENT GROU LLC 626 CLUBHOUSE AVE NEWPORT BEACH, CA 92663 423 084 03 SHANKS 606 36TH ST NEWPORT BEACH, CA 92663 423 084 06 LAWRENCE J LEIFER 3706 CHANNEL PL NEWPORT BEACH, CA 92663 423 084 09 LOIS M IRWIN 1802 OCEAN FRONT W NEWPORT BEACH, CA 92663 423 08508 BEN C ANDERSON 17780 FITCH #120 IRVINE, CA 92614 423 085 12 GERALD W GANZ 2618 N LOS COYOTES DIAGON LONG BEACH, CA 90815 Consultez la feuille wWW.avery.com d'instruction 1- 800 -GO -AVERY Use Avery® TEMPLATE 51600 �n AFeed Paper ® for Easy Peel Feature' 423 085 13 423 085 14 JOSEPH GROTHUS ROSEMARIE HILL 419 BELVUE LN 513 35TH ST NEWPORT BEACH, CA 92661 NEWPORT BEACH, CA 92663 423 085 17 JANE M OWEN 709 CHARBONNE PL LAS VEGAS, NV 89145 423 085 18 ZACHARY ZEISLER 1100 3RD ST SAN RAFAEL, CA 94901 423 091 03 423 09104 MARGARET J MARTIN PAUL A MARSHALL 880 MORNINGSIDE DR #MI24A 1420 KINGS RD FULLERTON, CA 92835 NEWPORT BEACH, CA 92663 423 091 06 JANICE S SHALLIN 3214 SEASHORE DR NEWPORT BEACH, CA 92663 423 091 09 HELEN A CONOVER 501 34TH ST NEWPORT BEACH, CA 92663 423 091 12 ROBERT WAYNE BROWN JR. 507 CLUBHOUSE AVE NEWPORT BEACH, CA 92663 423 09605 RANDALL A GRIEGORIAN 2747 E CHAPMAN AVE ORANGE, CA 92869 423 097 02 WALTER C TALLEUR JR. 3311 FINLEY AVE NEWPORT BEACH, CA 92663 423 097 05 BELLAVIA SAVOY M 3313 FINLEY AVE NEWPORT BEACH, CA 92663 423 10104 STEVEN I FLANDERS PO BOX 3593 NEWPORT BEACH, CA 92659 423 09107 SHARON L MUSGROVE 3995 ROBLAR AVE SANTA YNEZ, CA 93460 423 091 10 NORMAN C MANZ 2745 SANDPIPER DR COSTA MESA, CA 92626 423 096 03 RICHARD L GLASIER 3409 FINLEY AVE NEWPORT BEACH, CA 92663 423 09606 LAWSON HUGHES 5316 TOPEKA DR TARZANA, CA 91356 423 09703 ERIK BLOCK 409 CLUBHOUSE AVE NEWPORT BEACH, CA 92663 423 09706 STEVEN HUNT 11321 EAGLE VIEW DR SANDY, UT 84092 423 10105 WORLD OIL CO 9302 GARFIELD AVE SOUTH GATE, CA 90280 Etiquettes faciles h peler A Utilisez le gabarit AVERY® 51600 Sens de chargement 1�1AVERY051600 ; t� A 423 085 16 BETTY J DAVIDSON 509 35TH ST NEWPORT BEACH, CA 92663 423 09101 TIM L EDGAR 516.5 35TH ST NEWPORT BEACH, CA 92663 423 091 05 CARMEN ZENAIDA REYNOLD! 16291 COUNTESS DR #305 HUNTINGTON BEACH, CA 926 423 091 08 CHARLOTTE S MILLS 500 35TH ST NEWPORT BEACH, CA 92663 423 091 11 P H PRATO 505 CLUBHOUSE AVE NEWPORT BEACH, CA 92663 423 09604 CLIFFORD PAUL MICKOOL 11001 OSO AVE CHATSWORTH, CA 91311 423 096 07 CHARLES ETTENSPERGER 2540 S 10TH AVE ARCADIA, CA 91006 423 097 04 GEE LAN TO- RAASIG 405 CLUBHOUSE AVE NEWPORT BEACH, CA 92663 423 10103 NEWPORT LIDO LLC PO BOX 17448 ANAHEIM, CA 92817 423 10107 STEVEN TAGGART 504 CLUBHOUSE AVE NEWPORT BEACH, CA 92663 Consultez la feuille wvvvv.avery.com d'instruction 1- 800 -GO -AVERY Use Avery® TEMPLATE 51600 Feed Paper fee Easy Peel F ature i qyl A for Easy Peel Feature' 423 10108 423 10109 SMITH JP MORGAN CHASE BK 2404 CLIFF DR 7255 BAYMEADOWS WAY NEWPORT BEACH, CA 92663 JACKSONVILLE, FL 32256 423 101 12 JOHN NEPP 8 MALLARD IRVINE, CA 92604 423 101 16 M E KOFFORD JR. 105 VIA ORVIETO NEWPORT BEACH, CA 92663 423 10123 SHERI NINOMIYA PO BOX 1185 PLEASANTON, CA 94566 423 10203 LIDO PACIFIC LLC 441 N BEVERLY DR #207 BEVERLY HILLS, CA 90210 423 10207 OCCUPANT 402 CLUBHOUSE AVENUE NEWPORT BEACH, CA 92663 423 102 11 BRUCE ROBERT BECKMAN 304 HELIOTROPE AVE CORONA DEL MAR, CA 92625 423 111 04 503 32ND STR LLC 503 32ND ST #200 NEWPORT BEACH, CA 92663 423 11202 CHURCH 1 ST CHRIST 3303 VIA LIDO NEWPORT BEACH, CA 92663 423 12204 PAUL HARRIGAN PRATO 2235 FARADAY AVE #0 CARLSBAD, CA 92008 Etiquettes faciles a peter Utilisez le gabarit- AVERY® 5160® 423 101 13 OCCUPANT 516 CLUBHOUSE AVENUE NEWPORT BEACH, CA 92663 423 101 18 BELL PAC 3421 NEWPORT BLVD NEWPORT BEACH, CA 92663 423 10201 PORT PROPERTIES INC PO BOX 485 LAGUNA BEACH, CA 92652 423 10205 SUZANNE B SCOFIELD 400 CLUBHOUSE AVE #A NEWPORT BEACH, CA 92663 423 10208 ROBERT J BREWER 404 CLUBHOUSE AVE NEWPORT BEACH, CA 92663 423 102 12 SCOTT E SMITH 410.5 CLUBHOUSE AVE NEWPORT BEACH, CA 92663 42310111 FREDERICK L SMITH 512 CLUBHOUSE AVE NEWPORT BEACH, CA 92663 423 101 15 BELL PO BOX 85 TRABUCO CANYON, CA 92678 423 10122 JULIE S CHAMBERS 500 CLUBHOUSE AVE NEWPORT BEACH, CA 92663 423 10202 KWON 69 FRANCES CIR BUENA PARK, CA 90621 423 10206 GWEN Y HASS 400.5 CLUBHOUSE AVE NEWPORT BEACH, CA 92663 423 10209 LARRY KIRSCHENBAUM 406 CLUBHOUSE AVE NEWPORT BEACH, CA 92663 423 111 01 LIDO PARTNERS 3425 VIA LIDO #250 NEWPORT BEACH, CA 92663 423 111 07 423 11201 CHURCH RECTOR WARDENS & FAINBARG I LP 3209 VIA LIDO 129 W WILSON ST #100 NEWPORT BEACH, CA 92663 COSTA MESA, CA 92627 423 11203 423 12106 BAYFRONT HOLDINGS LP WRFC LIDO VENTURE LLC 9500 TOLEDO WAY #110 PO BOX 6187 IRVINE, CA 92618 PROVIDENCE, RI 2940 423 12207 DOUGLAS W DREYER 519 MARIGOLD AVE CORONA DEL MAR, CA 92625 0 Sens de chargement 423 12208 JONATHAN BIRER 3410 VIA LIDO NEWPORT BEACH, CA 92663 Consultez la feuille www.avery.com d'instruction 1- 800 -GO -AVERY Use AveryO TEMPLATE 51600 Ln i' Feed Paper 423 12209 A SQUARE LLC 845 VIA LIDO NORD NEWPORT BEACH, CA 92663 423 12303 KSNB LLC 3450 VIA OPORTO NEWPORT BEACH, CA 92663 423 123 08 WYPARK INVESTMENTS INC PO BOX 250 TETON VILLAGE, WY 83025 ... "Ivirucuon sneet 7 �,,qy� for Easy Peel Feature M 423 12210 SZABO 308 HOLMWOOD DR NEWPORT BEACH, CA 92663 423 12304 CALVIN G ROHRS PO BOX 6187 PROVIDENCE, RI 2940 423 123 12 PAMELA L WHITESIDES 3322 VIA LIDO NEWPORT BEACH, CA 92663 423 123 15 423 123 16 ATLANTIS LIDO INC LOS ADOBES INC 1640 S SEPULVEDA BLVD #515 180 N MESA HILLS DR LOS ANGELES, CA 90025 EL PASO, TX 79912 423 123 18 MICHAEL A MATTHEWS 542 HARBOR ISLAND DR NEWPORT BEACH, CA 92660 423 38103 PATRICK B CUNNINGHAM 11839 BELLAGIO RD LOS ANGELES, CA 90049 423 38106 GREGORY WATERS 3302 MARCUS AVE NEWPORT BEACH, CA 92663 423 38202 ROGER DEAN BEHRENS 4611 E SOLANO DR PHOENIX, AZ 85018 423 383 01 MAUREEN DOWNEY 314 33RD ST NEWPORT BEACH, CA 92663 423 383 04 RICHARD L DEWBERRY 2724 WOODACRE ST BREA, CA 92821 Etiquettes faciles a peler Utilisez le gabarit AVERYO 5160® 423 38101 NEWPORT ONE INC 680 ROUTE 211 E #313-358 MIDDLETOWN, NY 10941 423 381 04 OCCUPANT 3306 MARCUS AVE NEWPORT BEACH, CA 93663 423 38107 MICHAEL MAHONEY 3300 MARCUS AVE NEWPORT BEACH, CA 92663 WAVE $Y®5160® A 423 12302 B &PO OF ELKS LODGE #1767 3456 VIA OPORTO NEWPORT BEACH, CA 92663 423 12305 MARJORIE A TREVISANI PO BOX 6187 PROVIDENCE, RI 2940 423 123 14 NORMAN J REST 736 CANYON VIEW DR LAGUNA BEACH, CA 92651 423 123 17 CHARLES H HOFGAARDEN 3340 VIA LIDO NEWPORT BEACH, CA 92663 423 381 02 NAM S LEE 3310 MARCUS AVE NEWPORT BEACH, CA 92663 423 38105 RICHARD TAKETA 3304 MARCUS AVE NE WPORT BEACH, CA 92663 423 38201 DONJAC PROPERTIES NO 4 PO BOX 477 SURFSIDE, CA 90743 423 38203 423 382 04 THOMAS A TERICH PHILIP W CYBURT III 201 MIDDLEFIELD RD 3206 MARCUS AVE BELLINGHAM, WA 98225 NEWPORT BEACH, CA 92663 423 383 02 PAUL F BELNA PO BOX 3585 NEWPORT BEACH, CA 92659 423 383 05 JAMES C FORD 306 33RD ST NEWPORT BEACH, CA 92663 0 Sens de chargement 423 383 03 JAMES B BRACHMAN 310 33RD ST NEWPORT BEACH, CA 92663 423 383 06 WILLIAM ARTHUR BROWN 304 33RD ST NEWPORT BEACH, CA 92663 Consultez [a feuille vvvvvv.averycom. d'instruction 1- 800 -GO -AVERY PROOF OF RECEIVED 2012 ,JAN - 9 AN 10: 3 I o�, I THE Ci STATE OF CALIFORNIA) CITYC ) SS. COUNTY OF ORANGE ) I am a citizen of the United States and a resident of the County of Los Angeles; I am over the age of eighteen years, and not a party to or interested in the notice published. I am a principal clerk of the NEWPORT BEACH /COSTA MESA DAILY PILOT, which was adjudged a newspaper of general circulation on September 29, 1961, case A6214, and June 11, 1963, case A24831, for the City of Costa Mesa, County of Orange, and the State of California. Attached to this Affidavit is a true and complete copy as was printed and published on the following date(s): Saturday, December 24, 2011 I certify (or declare) under penalty of perjury that the foregoing is true and correct. Executed on January 4, 2012 at Los Angeles, California 1