HomeMy WebLinkAbout01 - Chapter 6_Architectural Design GuidelinesARCHITECTURAL DESIGN GUIDELINES
6.1 Purpose and Intent
The purpose of this chapter is to provide conceptual plans and elevations, dimensions and
architectural character studies, and statistical descriptions for the residential, resort, and
commercial structures within the Project Site and to provide the architectural design guidelines
and criteria to assist the City during the review of construction -level architectural plans submitted
as part of Site Development Review, Subdivision Review and any other development applications
as required.
These Design Guidelines are illustrative in nature and intended to allow for flexibility in order for
the design of the Project to accommodate changes in market and economic conditions over time.
This chapter includes exhibits and text describing and illustrating the general architectural design,
character, and scale for land use types within the Project Site, including the following:
1. Exhibits depicting typical plotting and character elevations for each residential housing type
included in the Project;
2. Text and exhibits depicting architectural footprints, massing, and character architecture for
the visitor - serving resort/residential uses included in the Project;
3. Exhibits illustrating the concept and character for vertical mixed use/residential uses included
in the Project; and
4. Master Color Palette for the all development included in the Project, including accent and
trim colors.
Newport Banning Ranch 6 -1
mdp chapter 6, architectural design guidelines 08.19.11 final. docx•August 19,2011 August 19,2011
MASTER DEVELOPMENT PLAN
6.2 Organization of Architectural Design Guidelines
The conceptual architectural plans described in this chapter correspond to the project
development plans described in Section 3.6, Villages and Colonies Project Development Plans, in
particular Exhibit 3 -10, "Villages and Colonies Development Plan," and Exhibit 3 -11, "Villages
and Colonies Development Table."
Exhibit 6 -1, "Architectural Summary Matrix," provides a statistical description of the single - family
detached homes and multi - family attached homes allowed within the North and South Family
Villages and portions of the Resort and Urban Colonies, and describes lot sizes, square footages,
stories, heights, and ranges of bedrooms and garage spaces consistent with the NBR -PC Land Use
and Development Regulations for each housing type allowed within the Project Site.
Section 6.3 describes the architectural concept plans for the five types of detached single - family
homes provided within the Project. Section 6.4 describes the three types of multi - family homes
allowed within the Project. Section 6.5 describes the architectural concepts for vertical mixed -
use/residential and commercial development in the Urban Colony. Section 6.6 describes the
architectural concepts for the Resort Inn in the Resort Colony. Section 6.7 describes the Master
Color Palette for all residential, resort, and commercial buildings within Newport Banning Ranch.
6 -2 mdp chapter 6, archRectural design guidelines 08.19.11 final.docx -August 19,2011
ARCHITECTURAL DESIGN GUIDELINES
Exhibit 6 -1
ARCHITECTURAL SUMMARY MATRIX
Newport Banning Ranch
HOUSING DESCRIPTION
PRODUCTTYPE
Type of Hone
Plan
No.
Nominal
Lot Size "'
Number
of Units
Unit living Area
Square Footageo
Bedrooms °'
Garage
Spaces
Single-Family Detached Residential
42-,tu,y32'
Traditional Homes
(Dual Front Side Yard)
3,900 t0 4,150 s.f.
1
45'x90'
1B
3,900
34
3
2
45'x9)°
3,750
4
2
3
45'x9)
is
3,850
4
Z
4
45'x90'
'1,
4.150
34
3
2stw,
32'
Coastal Homes
(Side Yard SFD)
2,550 to 3,750 s.f.
1
36'x85'
'6
2,550
3
2
2 -story with
3-stn elements
36'
2
Wass-
'r'
3,000
3
2
2 -story with
3sto elements
36'
3
Wass-
1 °'
3,500
3
2
2 -story with
3-story elements
36'
4
36'x05'
1B'
3,730
4
2
2-um, with
36'
Subtotal
71
Beach Cottages
(Z -Lot SFD)
2,250 to 2,500 s.f.
1
39' -4i x75'°
2,250
4
_
2 -story
32'
2
39'- 45'x75-
2,300
4
_
2 -story
32
3
3943x75'
'^
2,500
4
_
2-s1op
32'
Subtotal
53
Motor Court Homes
(Cluster Courtyard SFD)
2,200 to 3,000 s.f.
1
Condo I PL (3)
'6'
2,200
3
2
2smry
32'
2
Condo PLO (3)
°'
2,6s0
3
2
2-,mry
32'
3
Condo) PLD OI
"
3,000
3
2
2 -sm,
32'
Sulawal
ft
Carden Court Homes
(Cluster Courtyard SFD)
1,650 to 2,050 s.f.
1
Condo t PLO 11,
1,610
2
L
2- ,tors
32'
2
Conran /PLD(3)
16
1,aoo
z
2
2story
32
3
Condo /PLDOI
n,
2,050
3
2
2 -sory
32'
4
Endo /PLD13)
'^
2,130
3
2
2 -slop
32'
Subtotal
161
Single- Family Detached Residential Subtotal
423
I. Nominal lot sizes and unit living area square footages are approximate and may be refined by up to 20% in conjunction with
the review of architectural construction drawings and: specifications as part of Site Development Review, provided the number
of bedrooms and garage spaces remains in constant relationship within each type of home.
2. The number of bedrooms varies in some models, depending upon how many rooms are finished and furnished.
3. Motor Court Homes and Garden Court Homes may be developed as condominiums on fee lots (i.e., individually -owned
residential lots with common area lots for landscape, driveways, courtyards, etc.).
4. Multi - family Attached Residential will be development as condominiums or apartments.
5. Living Area of units is exclusive of the garages and similar non - living areas.
6. The number of each floor plan will be determined as part of the Site Development Review as provided for Chapter 14.
Newport Banning Ranch 6 -3
MASTER DEVELOPMENT PLAN
Exhibit 6 -1
ARCHITECTURAL SUMMARY MATRIX (continued)
Newport Banning Ranch
HOUSING DESCRIPTION
PRODUCT TYPE
Type of Home
Plan
No.
Nominal
Lot Size O1
Number
of Units
Unit Living Area
Square Footage of
Bedrooms''
Garage
R
Spaces
Stories
Maximum
Height
Multi4amily Attached Residential
Village Flats
(Stacked Flat Residential District MFA)
1, 900 to 2, 100s.f.
1
Condo /Apt"
°'
1,900
2
z
t-story
43
2
Condo /Apt
i6'
2,000
2
2
4 -story
45'
3
Condo/Apt
2,000
2
2
4story
45'
4
Condo/ Apt
2,100
2
2
4story
45'
Subtotal
135
Resort Flats
(Stacked Flat Visitor - Serving MFA)
1,900 to 2,100 s.f.
1
Condo /Apt "'
"'
1 9pp
p
2
Stepped/Tenaced
-to +story
50'
2
condo /Apt
2,000
2
2
Stepped/Terraced
2- to 4 -story
50'
3
Condo /Apt o'
1.
2,000
2
2
Stepped/Terraced
2- to 4 -story
50'
4
Condo /Apt"'
'^'
2,100
2
2
Stepped /Terraced
2- to 4-story
50'
Subtotal
87
Urban Flats
(Stacked Flat Mixed -Use MFA)
1,150 to 1,550 s.f,
1
Condo /Ap'°'
1,150
1
1 -2
4to5 -sorry
60
2
Condo / Apt ` °'
"'
1,20p
1
2 -2.
+to 5-smry
60'
3
Condo /Apt 1 °'
'61
1,550
2
3 -2
+to 5 -story
60'
4
Condo / Apt "'
's'
1,550
2
4 - 2
4 to 5.story
60'
-
Condo /Api "'
"'
2,100
3
4 -2
4to5 -story
60'
Subtotal
738
Multi- Family Attached Residential Subtotal
952
TOTAL
1,375
1. Nominal lot sizes and unit living area square footages are approximate and maybe refined by up to 20% in conjunction with
the review of architectural construction drawings and specifications as part of Site Development Review, provided the number
of bedrooms and garage spaces remains in constant relationship within each type of home.
2. The number of bedrooms varies in some models, depending upon how many rooms are finished and furnished.
3. Motor Court Homes and Garden Court Homes may be developed as condominiums on fee lots (i.e., individually -owned
residential lots with common area lots for landscape, driveways, courtyards, etc.).
4. Multi family Attached Residential will be development as condominiums or apartments.
5. Living Area of units is exclusive of the garages and similar non - living areas.
6. The number of each floor plan will be determined as part of the Site Development Review as provided for Chapter 14.
6 -4 mdp chapter 6, architectural design guidelines 08.19.11 final.docx -August 19,2011
ARCHITECTURAL DESIGN GUIDELINES
6.3 Single - Family Detached Homes
6.3.1 Traditional Homes Designs (SFD)
1. Number, Location, and Character
Traditional Homes are single - family detached homes situated
on 40- foot -wide by 90- foot -deep lots and are the largest homes
in the Project. A total of 52 Traditional Homes are allowed
with 16 dwellings in the South Family Village adjacent to
South Bluff Park and 36 dwellings in the North Family Village
adjacent to Scenic Drive.
Traditional homes are designed with two front elevations so
the design can be flexibly used in two site planning
conditions. In the North Family Village, 36 Traditional Homes
are situated at a higher elevation than Scenic Drive to
maximize resident views of the adjacent North Bluff Park. In
this condition, the homes are rear - loaded to minimize public
views of garages and eliminate driveways from Scenic Drive.
Access to the garage is from an alleyway at the rear; however,
the rear elevation is designed to resemble a fully - articulated
front elevation. In the South Family Village, 16 Traditional
Homes are situated along an internal local street with garage
access provided from this street and with the fronts of homes
immediately adjacent to South Bluff Park.
The concept of open air living to the street should be created
in the design of these homes through the use of porches, Architectural Character
courtyards, second -floor decks, balconies, and covered passages. The architectural character
should fall within a "Beach House style' aesthetic, which is typified by steep roof pitches,
staggered roof massing, dormers, and wood feature details. The elevations shall be fully
articulated and composed on all four sides.
Architectural Character
2. Typical Plans and Elevations
Exhibit 6 -2a, "Traditional Homes Adjacent Scenic Drive — Typical Plans and Elevations," and
Exhibit 6 -2b, "Traditional Homes Adjacent South Bluff Park — Typical Plans and Elevations,"
illustrate the typical plotting of the Traditional Homes. These homes should range in size from
approximately 3,750 to 4,150 square feet, exclusive of the 2- or 3 -car attached garages.
Exhibits 6 -2a and 6 -2b also provide typical front and rear elevations for the Traditional Homes.
3. Building Height
Traditional Homes may be two stories, with a maximum height of 32 feet.
Newport Banning Ranch 6 -5
Typical Elevations Adjacent Scenic Drive
®0E
11 7
Typical Elevations Adjacent Alley
Typical Plan (Footprints and Plotting Concept)
Private Garden /Patio Area (incorporates reciprocal side yard easement)
A Primary Entrance Exhibit 6 -2a
,Y� Traditional Homes Adjacent Scenic Drive
NEWPORT BANNING RANCH Typical Plans and Elevations
MASTER DEVELOPMENT PLAN WSFNtA
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Typical Elevations Adjacent Bluff Park
RUE
17
Typical Elevations Adjacent Local Street
Typical Plan (Footprints and Plotting Concept)
Private Garden /Patio Area (incorporates reciprocal side yard easement)
Primary Entrance Exhibit 6 -2b
,Y Traditional Homes Adjacent South Bluff Park
NEWPORT BANNING RANCH Typical Plans and Elevations
MASTER DEVELOPMENT PLAN I I I I I I I r5SENLA Fl7RN{1
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MASTER DEVELOPMENT PLAN
6.3.2 Coastal Homes Design (SFD)
1. Number, Location, and Character
Coastal Homes are single - family detached dwellings situated on
36- foot -wide by 100 - foot -deep lots. A total of 71 Coastal Homes
are allowed within the North Family Village.
The design of these homes incorporates usable courtyards by
using a "zero lot line" side yard on one side of the lot, and a
minimum 10- foot -wide side yard with an expanded courtyard on the other side of the home.
Utilizing reciprocal sideyard easements, this arrangement allows for increased open space and
livability between units and creates greater privacy and sense of identity for each residence.
Architectural Character
From the street, the appearance of the Coastal Homes resembles a row of cottages designed as a
collection of individual dwellings distinguished from the street by varied roof forms, covered
porches, decks, and balconies. Together, they should reflect a type of "Beach Craftsman"
aesthetic, through the use of wood, siding, or brick to identify the architectural features, and by
collectively embracing the idea of open air living. The overall atmosphere created is one of
casual comfort with a welcoming street presence.
2. Typical Plans and Elevations
Exhibit 6 -3, "Coastal Homes Typical Plans and Elevations,"
illustrates the typical plotting for the Coastal Homes. Home
sizes should range from approximately 2,550 to 3,750 square
feet, exclusive of the 2- or 3 -car attached garages.
Exhibit 6 -3 also illustrates the architectural character of the
typical front elevations for the Coastal Homes. Homes are
primarily separated by their associated side courtyards.
3. Building Height
Coastal Homes may be two and three stories high, with a
maximum height of 36 feet.
Architectural Character
6 -8 mdp chapter 6,archHectaral design guidelines 08.19.11 final.docx -August 19,2011
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Typical Front Elevations
LOCAL STREET
Typical Plan (Footprints and Plotting Concept)
Private Garden /Patio Area
Q Primary Entrance Exhibit 6 -3
,-V7�� Coastal Homes
NEWPORT BANNING RANCH Typical Plans and Elevations
MASTER DEVELOPMENT PLAN I I I I I I I Robert Hidey Architects AFUSCOE
City of Newport Beach - California o 45'
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MASTER DEVELOPMENT PLAN
6.3.3 Beach Cottages Design (SFD)
1. Number, Location, and Character
The Beach Cottages are single - family detached
homes on lots with a minimum of 100 feet in depth
and a varying width of between 39 to 45 feet. A
total of 53 Beach Cottages are allowed within the
North Family Village.
Beach Cottage homes are plotted as a type of "Z" lot Architectural Character
home to create more usable yards through the use of
reciprocal side yard easements in complementary sequences of floor plans generally as 3 -pak
modules, approximately 126 feet wide and 74 feet deep. This type of plotting results in a more
efficient use of exterior space among the home sites.
The architectural design of the Beach Cottages should provide dramatic variety in garage location
and orientation, creating a diverse and visually interesting streetscape. All of the homes will have
two -car garages, some of which may be front - loaded and conventionally set back from the street,
some located at the midway on the lot, and some with side -on garages with a minimum 10 -foot
setback from the street.
2. Typical Plans and Elevations
Exhibit 6 -4, "Beach Cottages Typical Plans and Elevations," illustrates the typical plotting for the
Beach Cottages. Usable living areas should range from 2,250 to 2,500 square feet, exclusive of
the 2 -car attached garages. Exhibit 6 -4 also illustrates the front architectural elevations for the
Beach Cottages, which may be expressed with attractive variations in color palettes for building
and roofing materials.
3. Building Heights
The Beach Cottages may be two stories, with a maximum height of 32 feet.
6 -10 mdp chapter 6,archHectuml design guidelines 08.19.11 final.docx -August 19,2011
Typical Front Elevations
31'
I ff!
LOCAL STREET
311-6° 1,
Typical Plan (Footprints and Plotting Concept)
Private Garden /Patio Area (incorporates reciprocal side yard easement)
Primary Entrance Exhibit 6 -4
Beach Cottages
NEWPORT BANNING RANCH Typical Plans and Elevations
MASTER DEVELOPMENT PLAN WSFNtA
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MASTER DEVELOPMENT PLAN
6.3.4 Motor Court Homes Design (SFD)
1. Number, Location, and Character
The Motor Court Homes are single - family detached
homes, organized in modules of two, four, or six
homes that share a common driveway access to the
individual attached garages for each home. A shared
internal driveway is incorporated into the design
lending the name of "motor court" to this home type.
Plotting of modules of single - family homes from a Architectural Character
single driveway reduces curb cuts on the street and
creates an interior private courtyard providing efficient access to each home. A total of 86 Motor
Court Homes are allowed with 44 units allowed in the South Family Village and 42 units allowed
in the North Family Village.
Motor Court Homes can be developed as a condominium or on an individually -owned fee lot. I
developed on a fee lot basis, the individual lot size shall be a minimum of approximately 48 feet
wide by 56 feet deep. When combined in a court configuration, modules may be typically 2
units wide adjacent to the street and may be 2 or 3 units deep away from the street.
2. Typical Plans and Elevations
Exhibit 6 -5, "Motor Court Homes Typical Plans and Elevations," illustrates the typical plotting of
Motor Court Homes. All should provide usable living areas which range from approximately
2,200 to 3,000 square feet in size, exclusive of the 2 -car attached garages. Exhibit 6 -5 also
illustrates architectural elevations for the Motor Court Homes, which may be expressed with color
palettes for building and roofing materials.
3. Building Height
The Motor Court Homes may be two stories, with a maximum height of 32 feet.
6 -12 mdp chapter 6,archHectuml design guidelines 08.19.11 final.docx -August 19,2011
Typical Front Elevations
Typical Plan (Footprints and Plotting Concept)
Private Garden /Patio Area
Primary Entrance Exhibit 6 -5
,Y� Motor Court Homes
NEWPORT BANNING RANCH Typical Plans and Elevations
MASTER DEVELOPMENT PLAN I I I I 1 I Robert H idey Architects ,ilk ^
FUSCOE FOP
City of Newport Beach - California o 35• . 2011 e4 I-
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MASTER DEVELOPMENT PLAN
6.3.5 Garden Court Homes Design (SFD)
1. Number, Location, and Character
The Garden Court Homes are single - family detached
homes, which generally should be organized in modules
of six homes that share common driveway access to the
individual attached garages for each home. The design
of Garden Court Homes includes a front entry to each
dwelling unit provided from a common garden
courtyard. The location of the private courtyards for the
homes may vary among the different floor plans and may
be located at the front, rear, or side of the home. This
design results in a reduced number of curb cuts and
driveway entrances from the public street, an enhanced
use of a shared garden court, and more efficient use of
the private courtyards that are accessed from the homes.
A total of 161 Garden Court Homes are allowed with 81 Architectural Character
units allowed in the South Family Village and 80 units allowed in the North Family Village.
The Garden Court Homes may be developed either as a condominium project or on an individual
fee lot basis. If developed on an individual fee lot basis, the minimum lot size shall be
approximately 43 feet wide by 40 -43 feet deep. The approximate module size, including the
common driveway, should be approximately 112 feet wide and 125 feet deep.
2. Typical Plans and Elevations
Exhibit 6 -6, "Garden Court Homes, Typical Plans and Elevations," illustrates the typical plotting
for Garden Court Homes. Living areas should range from approximately 1,400 to 1,850 square
feet in size, exclusive of the 2 -car attached garages.
Exhibit 6 -6 also illustrates architectural elevations for the Garden Court Homes, which may be
expressed with complementary color palettes for building and roofing materials.
3. Building Heights
The Garden Court Homes may be two stories in height, with a maximum height of 32 feet.
6 -14 mdp chapter 6, archRectural design guidelines 08.19.11 final.docx -August 19,2011
f « ,
Typical Front Elevations
i
LOCAL STREET
Typical Plan (Footprints and Plotting Concept)
Private Garden /Patio Area
A Primary Entrance Exhibit 6 -6
/r �, Garden Court Homes
NEWPORT BANNING RANCH Typical Plans and Elevations
MASTER DEVELOPMENT PLAN V I I Robert H idey Architects `tA FUSCOE i�
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MASTER DEVELOPMENT PLAN
6.4 Multi - Family Attached Homes
6.4.1 Village Flats Design (MFA)
1. Number, Location, and Character
Located in the North Family Village along the west side of North Bluff Road, the Village Flats will
be developed as multi -story residential condominiums or apartments in an attractive courtyard
format. A total of 135 Villages Flats are allowed within the North Family Village.
The design of the Village Flat home type includes provision of individual and secure resident
parking garages on the ground floor, with three levels of single level homes, or flats, above
parking, organized around a central garden courtyard visible from the living areas of the homes.
Access to homes is provided by elevators and stairways accessible from the garden courtyards and
parking garages. Garages should be accessed from a rear alley to maintain an architecture -
forward street scene.
2. Typical Plans and Elevations
Exhibit 6 -7, "Village Flats Typical Plans and Elevations," illustrates the typical plotting for the
Village Flats. Each residential dwelling may range from approximately 1,900 to 2,100 square feet
in size. Exhibit 6 -7 also illustrates the architectural character of the street elevation for the Village
Flats. The height and massing of the buildings should provide visual interest through the use of
patio balconies varying lengths of wall planes that also intermittently recessed or "stepped" along
the two primary architectural elevations, and vehicular entries to the parking courts that are
flanked by arcaded walls connecting the individual buildings on a historical in -city residence
model.
3. Building Heights
The Village Flats may be four stories in height, with a maximum height of 45 feet.
6 -16 mdp chapter 6, archRectural design guidelines 08.19.11 final.docx -August 19,2011
Typical Front Elevations
i
_LOCAL STREET _
Typical Plan (Footprints and Plotting Concept)
Exhibit 6 -7
Village Flats
NEWPORT BANNING RANCH Typical Plans and Elevations
MASTER DEVELOPMENT PLAN III I I I r�'�
City of Newport Beach - California o ,o AFUSCOe Fl7RNh
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MASTER DEVELOPMENT PLAN
6.4.2 Resort Flats Design (MFA)
1. Number, Location, and Character
A total of 87 Resort Flats are allowed for development within the Resort Colony. The Resort Flats
are multi - family attached homes that provide resort -style living within buildings that maximize the
potentials for ocean views and open air living. Individual buildings are typically served by one
level of subterranean parking and designed with above - ground modules of four flats /units at each
level, organized around a central interior courtyard. Access to the residential units is provided by
elevators and stairways from the garage level.
All flats should occupy a quadrant of each module, which means that four units are constructed
per level each with at least two elevations exposed to the outdoors providing access to generous
amounts of light and for spacious exterior decks on two sides. Designing the Resort Flats so that
each flat has a corner location can provide each flat access to multiple vistas of the surrounding
area enhancing the living experience and creating more visual space between buildings.
The architectural character for the Resort Flats should be derived from the East Coast Shingle
Style, an architectural type that originated in the areas around Chesapeake and Newport Bays.
Marked by steep roof planes, wood balconies and feature details, and simple window expressions
it is a style that embodies sculptural mass and balance, and is an appropriate expression for these
buildings and is intended to provide residents with a resort lifestyle.
2. Conceptual Plans and Elevations
Exhibit 6 -8, "Resort Flats Concept Plans and Elevations," illustrates the typical floor plans for the
Resort Flats. Usable living areas may range from approximately 1,900 to 2,100 square feet in
size. The elevations in Exhibit 6 -8 illustrate the architectural character of these buildings both in
form and style, which relates directly to the adjacent Resort Inn to the east.
3. Building Heights
The Resort Flats should be terraced in design and may include 4 -story elements. The maximum
building height for the Resort Flats is SO feet.
6 -18 mdp chapter 6, archRectural design guidelines 08.19.11 final.docx -August 19,2011
Typical Front Elevations
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Typical Plan (Footprints and Plotting Concept)
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Resort Flats
NEWPORT BANNING RANCH Concept Plans and Elevations
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MASTER DEVELOPMENT PLAN
6.4.3 Urban Flats Design /Concept (MFA)
1. Number, Location, and Character
A total of 730 Urban Flats are allowed within the Urban Colony, north and south of 17th Street
and east of North Bluff Road and equally divided between SPA 12a (365 units and SPA 12b (365
units). Urban Flats may be developed either as freestanding residential projects or as part of a
vertical mixed -use project which includes commercial areas on the ground floor and residential
units above. Buildings should be served by one or more levels of subterranean parking and may
be comprised of up to five levels of stacked flats above parking. Primary pedestrian entry to the
buildings should be provided through ground floor lobbies with a front door appearance from the
street.
The facades of the Urban Flats should be terraced and composed so that individual building fronts
combine to create an elevation rich in scale and are visually interesting, articulated with
architectural elements such as iron balconies and varied window details. Exterior decks on the
front elevation should be provided to add depth and potentially provide pedestrian points of entry
at ground floor.
Residential buildings within the Urban Colony should be designed to be compatible with the
design criteria set forth in the City of Costa Mesa's "MesaWest Bluffs Urban Plan," located
adjacent to the Urban Colony on the east. On -site recreational amenities for residents should be
provided as part of the development. Parking should be provided in both underground parking
structures and surface parking lots.
2. Conceptual Plans and Elevations
Exhibit 6 -9, "Urban Flats Concept Plans and Elevations," illustrates the typical plotting concept for
the Urban Flats. Unit sizes may range from approximately 1,150 to 2,100 square feet in size.
Exhibit 6 -9 illustrates how a 5 -story residential building can be modulated and developed with an
urban streetscape to provide a pedestrian orientation, varied massing, and a hierarchy of
architectural detail.
3. Building Heights
The Urban Flats should be terraced 4 and 5 story buildings. Building heights for the Urban Flats
shall be a maximum of 60 feet.
6 -20 mdp chapter 6, archRectural design guidelines 08.19.11 final.docx -August 19,2011
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Typical Front Elevations
Typical Plan (Footprints and Plotting Concept)
Exhibit 6 -9
,Y Urban Flats
NEWPORT BANNING RANCH Concept Plans and Elevations
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MASTER DEVELOPMENT PLAN
6.5 Mixed -Use and Commercial Design Concepts
Up to 75,000 square feet of commercial development is allowed within the Urban Colony.
Commercial development may either be combined together with Urban Flats in a vertical mixed
use configuration with commercial uses on the ground floor and residential above or in a
horizontal mixed -use configuration with commercial and residential uses in separate buildings.
6.5.1 Vertical Mixed -Use Character
In vertical mixed use configurations, the primary pedestrian entry to buildings is typically
provided through ground -floor lobbies providing a front door appearance from the street. First
floor units may be designed with a small commercial or live /work space at ground level with the
commercial frontage along the street and the residential areas above or to the rear of commercial
space in the same unit. Individual buildings should be served by a combination of subterranean
and surface parking.
6.5.2 Horizontal Mixed - Use /Freestanding Commercial Character
Freestanding commercial buildings of similar architectural style and compatible scale may be
proposed within the Urban Colony to provide neighborhood commercial uses horizontally
separated from residential uses. Commercial uses may be standalone developments with their
own parking and /or horizontal mixed -use developments with residential and commercial uses
located in separate but related freestanding buildings, potentially with shared parking. Individual
commercial buildings will potentially be served by surface and /or subterranean parking.
6.5.3 Building Heights
The maximum height for buildings in any mixed use configuration shall be 60 feet
6 -22 mdp chapter 6, archRectural design guidelines 08.19.11 final.docx -August 19,2011
ARCHITECTURAL DESIGN GUIDELINES
6.6 Visitor - Serving Resort Inn Design Concept
6.6.1 Size and Character
Located on a prominent mesa overlooking West Coast Highway and the Pacific Ocean, the
Visitor - Serving Resort Inn will be developed on a pivotal location within the community and
should establish a strong architectural focal point for the Project. A maximum 75 -room Resort Inn
and ancillary commercial uses are allowed within the Resort Colony.
The conceptual design for the Resort Inn includes a defined entry courtyard and swimming pool
area and also responds to the character of the Project Site with building wings and forms which
capture and frame coastal and ocean views.
The Resort Inn should contain a complementary mix of visitor - serving and community- serving
ancillary uses, such as restaurant(s), bars, a spa and fitness center, meeting and banquet facilities,
retail shops, and similar complementary visitor- serving commercial uses.
6.6.2 Architectural Concept
The design should utilize a mixture of view openings punctuated by dramatic tower forms to
create a complex that is ordered yet easily adaptable to its site. The exterior qualities of this
building should be represented by sculptural drama and a relaxed variety of features, a perfect
expression for the Resort Inn and its bluff -top location. A combination of dormers, arches, towers,
balconies, and chimneys should be provided to evoke regional charm and express the major
tenets and subtleties of this historic architectural style.
6.6.3 Building Heights
The maximum building height for the Resort Inn is 50 feet.
Newport Banning Ranch 6 -23
MASTER DEVELOPMENT PLAN
6.7 Master Color Palette
6.7.1 Intent
The master color palette for the Project is intended to complement the Open Space Preserve and
Parklands setting, blending with the existing neighborhoods that surround the community, while
providing colors appropriate to the architectural scale and character of the buildings that will
comprise the Villages and Colonies.
6.7.2 Walls and Siding Colors
Walls and siding colors are illustrated on Exhibit 6 -10, "Master Color Palette." The wall elevations
and other primary surfaces that comprise the architectural fields within the community should use
organic, neutral, and classic colors that are found in nature, and tend toward the wheat, khaki,
taupe, and cool slate grays with some lighter and darker warm grays, seashell, light olives, wood
tones of tan and light sienna, and similar natural colors and tones.
These colors should provide a range of earth colors that blend will with coastal sage scrub,
grasses, and other native vegetation.
6.7.3 Fascia and Trim Colors
Trim and accent colors are illustrated on Exhibit 6 -10. The colors should vary from the walls and
siding colors and should inject focal points and contrast into the color palette. Colors should
include medium and dark warm grays, khaki, dark olive green, chocolates, dark browns, and
saddle browns.
6.7.4 Doors and Shutters Colors
Doors and shutters colors are illustrated on Exhibit 6 -10. Doors and shutters colors should
generally be stronger and darker than the rest of the Master Color Palette and should accent and
punctuate the larger architectural surfaces and streetscape. Colors should include dark greens,
dark blues, dark browns, and black.
6 -24 mdp chapter 6, archRectural design guidelines 08.19.11 final.docx -August 19,2011
Walls and Siding
Fascia and Trim
CLC 1217D'
CL 2946/v`
CLW 1001 W* CL 2911 W* CL 2821 W*
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CLC 1271 D" CL 2651 W*
CLW 1021 W' CLC 1216W`
Doors and Shutters
CL 2147N' CLC 1211 A" E:1
' Frazee paint number. Similar colors by other manufacturers may be substituted.
Due to the limitations of the printing process, colors may appear different than actual
colors shown above.
CLC 1278N'
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Exhibit 6 -10
NEWPORT BANNING RANCH Master Color Palette
MASTER DEVELOPMENT PLAN FUSCOE I(X
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