HomeMy WebLinkAboutBalboa Inn Expansion (PA2002-236)CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
Agenda Item No. 1
March 6, 2003
TO: PLANNING COMMISSION
FROM: James Campbell, Senior Planner, (949) 644 -3210
0camobellOcity newport-beach ca.us
SUBJECT: Balboa Inn Expansion — Amendment to Use Permit No. 3683
PA2002 -236
APPLICANT NAME: Balboa Inn, LLC — Michel Pourmussa, Managing partner
ISSUE:
Should the Planning Commission approve an amendment to a previously approved Use
Permit for the expansion of the Balboa Inn to be located at 707 E. Ocean Front?
RECOMMENDATION:
Approve the requested amendment to Use Permit No. 3683 subject to the findings and
conditions of approval within the attached draft resolution (Exhibit No. 1).
DISCUSSION:
This project was considered by the Planning Commission on January 9, 2003. At the
meeting, the Commission considered a report prepared by staff that included a description
of the changes to the project that caused this amendment to the application, as well as a
discussion of the findings for the increased height of the project. The item was continued
with direction to the applicant to provide more details and to improve quality. Additionally,
the Commission requested more information about the elevator requirement. The minutes
from January 9, 2003 are attached as Exhibit No. 2.
The applicant has prepared two additional renderings to illustrate the project. The first
shows the southeast corner of the project when viewed from the Balboa Park. The second
exhibits the project from Ocean Front looking toward the east. Both renderings depict the
existing Balboa Inn in the background. The applicant has also prepared new elevations
that have been drawn by hand. The elevations and renderings have been revised, adding
additional windows to create more articulation and architectural interest. The first floor plan
has also been revised, creating several recessed areas within the commercial space. This
has reduced the commercial floor area, created a recessed entry door, and created two
small pockets for landscaping. The revised plans are attached as Exhibit No. 3.
Balboa Inn — UP3683A
March 6, 2003
Page 2
The applicant has prepared a visual and oral presentation that will show many of the
project details and materials that will be utilized with the project.
Elevator
The elevator is required to comply with disabled access requirements of the California
Building C ode. S pecifically, S ection 1 1036.1 requires a n e levator or I ift for multistory
buildings. This requirement is based upon the logical assumption that the elevator
reaches all floors. Sections 1111 B.4 and 1111 B.4.1 require that disabled access be
provided for transient lodgings, and those accessible features must be dispersed
throughout the full range of accommodations. One fully accessible guest room is
required, and the bathrooms of all guest rooms must meet certain minimum dimensions
established for wheelchairs. Having an elevator only reach the second floor of a 3 -story
building is very unusual and would make the third level inaccessible. The code provides
for a hardship exception when equivalent facilities are provided. Such a hardship
request would involve the Building Code Board of Appeals, and the Building Department
does not believe that the findings can be met to grant such an exception for new
construction.
Utilizing the existing Balboa Inn elevator and the bridge over Ocean Front is not
possible, as the project is new construction. Within the context of the Building Code, the
project is not an addition to the existing Balboa Inn. New construction must stand alone
in terms of compliance with standards. To accept less than that by having no elevator at
all and relying solely upon the existing elevator and bridge to provide disabled access
would require the Building Code Board of Appeals to accept access through the existing
Balboa Inn over the bridge, as equivalent to providing a new elevator. Again, the
Building Department does not support such a determination and believes that the
Building Code Board of Appeals will likely reject such a request.
The Fire Department has also expressed the opinion that the elevator is necessary to
ensure adequate safety of the occupants in the event of an emergency. In conclusion,
based upon the Building Code and the Building Department's explanation of the
applicable codes and the Fire Marshal's recommendation, staff concludes that an
elevator from the ground to the third level is mandatory, and the walkways connecting
the two third -level areas are also required. Disallowing the features will place the
applicant in a difficult position. He would need to either seek relief from the building
code, which is highly unlikely in the opinion of the Building Department, or he would
need to change the design concept of the project by eliminating the third level.
Balboa Village Design Guidelines
In October of 2002, the City adopted the Balboa Village Design Guidelines. The
guidelines establish the preferred design elements for the development and
redevelopment of buildings. These guidelines were not in effect at the time of the
original approval of the project; however, they do apply to this amendment.
Balboa Inn — UP3683A
March 6, 2003
Page 3
The guidelines are not regulatory standards and are subject to interpretation. This
means that strict adherence to the letter of each guideline is not necessary. The
guidelines state that they are not a substitute for good design, and that an applicant
should recognize the qualities and attributes that make up the unique architectural
character of Balboa Village and retain and promote these qualities in existing and new
structures. Applicants are encouraged to design new construction, such that it is
compatible with adjacent buildings and consistent with the village character. Landmarks
are key focal points that should be preserved, and adjacent buildings should be more
subdued so as to not compete with landmarks. The existing Balboa Inn is one of the
landmark buildings of the village, used within the guidelines document as an example of
several, encouraged design elements. To the extent that the proposed amendment
exhibits design elements of the existing Balboa Inn, the more the project might be
viewed as compliant with the design guidelines. The applicant is prepared to show, in
an oral presentation, how the project incorporates design elements, from the existing
Balboa Inn, in a complimentary fashion.
The guidelines stress the following design elements. The text in italics is a brief
summary of the key points contained within the Guidelines:
1. Lot Design — encourage expression of narrow lot frontages. The project faces Main
Street, which is the narrow lot frontage.
2. Setbacks — maintenance of historic pattern of continuous building frontage. The 0-
foot setback on Main Street continues the historic lack of a front yard setback
established with the adjacent block of Main Street.
3. On -site Parking — maintain limited visibility of parking from the street and have
parking to the rear. The parking for the project is located to the rear and is screened
behind walls from pedestrian areas.
4. Site Landscaping — plants and hardscape elements are encouraged to enhance
street frontages, creating a garden atmosphere and obscure unattractive elements.
Landscaping is provided within the abutting parkways and within a court along
Ocean Front. The applicant has also recessed several storefronts for small
landscape pockets. The applicant also proposes a trellis with vines atop the parking
screen walls.
5. Alleyways — this element is not applicable as there is no alley abutting the site.
6. General Building Design Concepts — the following concept are stressed:
Proportion — two and three story buildings should have a vertical proportion as
opposed to a horizontal proportion. The two and three story elements, elevator
tower, elevated round roof elements, and windows provide a vertical proportion. The
Balboa Inn — UP3683A
March 6, 2003
Page 4
storefront is symmetrical and is balanced with the hotel rooms above and provides a
sense of openness with the recessed areas.
Scale — pedestrian scale is emphasized through awnings over the sidewalk, divided
facades and compatible scale with adjacent buildings. The project has awnings at
the street level that creates a sense of enclosure bringing the building down to the
street. The facades are divided by doors, windows and architectural articulation
thereby avoiding large blank elements. Finally, the scale of the building is
comparable to the larger scale of the adjacent Balboa Inn.
Massing — simple rectangular shapes are found throughout the village, and
continued use of this shape is sought. Rectangular elements are in the majority, and
the project has 4 round features. These elements boost the architectural articulation.
Staff does not believe the project deviates from this guideline.
Rhythm — a regular repetition of facade elements, spacing and size is encouraged.
The elevations exhibit this concept adequately, in staffs opinion, as a good balanced
repetition of windows, balconies and ornamental elements is provided.
Composition — is the organization of facade elements. In staffs opinion, the
elevations exhibit a proportional organization and balance between the commercial
storefront and hotel rooms above. The exterior balconies provided are encouraged
within the Design Guidelines and promote the pedestrian scale of the development.
Compatibility - the use of similar materials, colors and details to compliment the
village. The intent of the project design is to continue design elements from the
existing Balboa Inn. The project exhibits compatibility with the adjacent landmark to
the extent that the architect can demonstrate this with his oral and visual
presentation. The overall form of the project was previously determined to be
compatible with the area, with the approval of Use Permit No. 3683. To the extent
that the revised project uses the same materials, colors and details as the previously
approved project, finding that the project, as currently designed, is compatible with
the area remains supportable.
7. Building Height — the existing 26 to 35 foot height limit is appropriate, and the
flexibility of the standard is consistent with the 1 to 3 stories of the village. Height
differences between landmark buildings and nearby structures should be maintained
to promote the dominance of landmarks. Overall proportions should be maintained.
The height of the various architectural elements was found to be compatible with its
surroundings. The increased height of round roof elements and the new elevator
tower do not negatively impact the proportions of the building and do not compete
with the existing Balboa Inn in a negative manner. Additionally, the existing Balboa
Inn is 2 and 3 stories, 30 -40 feet in height. The tower atop the existing Balboa Inn is
approximately 43 feet in height. These heights ensure that it will remain the
dominant structure in the area.
Balboa Inn — UP3683A
March 6, 2003
Page 5
8. Roofs — the shape, material and color should be compatible with nearby landmarks.
Non - traditional forms such as mansards should be avoided, and roof towers at
prominent intersections on Palm and Main Streets should be considered. The shape
of the roof is traditional, and the mission tiles are compatible with the Balboa Inn.
The round roof features and the elevator tower roof are prominent.
9. Walls — Compatible materials and finishes are preferred. The applicant has chosen
tile wainscoting for the storefronts and a stucco finish to match the existing Balboa
Inn. The walls facing Ocean Front will be decorative, with a trellis and vines, to avoid
a blank look.
10. Facades, Storefronts, Canopies and Awnings — compatible storefronts, ceramic tile
wainscoting and the consistent use of traditional awning shapes are encouraged.
The project exhibits these features with the ceramic tile wainscoting and the use of
round canvas awnings over the commercial space, similar to the existing Balboa Inn.
Room windows have consistent canvas awnings, similar to the awnings utilized with
the existing Balboa Inn.
11. Doors and Windows — recessed doors and windows, glazed entry doors and small
lite windows are preferred. Jalousie windows, aluminum frames, diagonal forms,
reflective coatings and large panes of glass without decorative millwork should be
avoided. The compatibility, proportion and rhythm of windows and doors should
positively contribute to the village character. The project uses a similar style of
windows for the commercial area that is utilized with the existing Balboa Inn.
Windows and the entry door to the commercial suite are recessed. The pattern of
windows is consistent and compatible with the existing Balboa Inn. The plans do not
specify the type of frames to be used, but the use of aluminum should be avoided.
Staff has included a condition requiring review of the frames by the Planning Director
(Condition No. 29).
12. Lighting — traditional lighting elements, such as the use of incandescent lighting
under canopies, architectural accent lighting and ornamental wall lighting, is
encouraged. Lighting levels should not compete with that of existing buildings. The
plans do not show sufficient details, and a lighting plan has not been prepared. The
elevations do show the use of decorative wall mounted lights on a consistent basis.
Staff recommends adding two, new conditions requiring the preparation of a lighting
plan and photometric study, with the intent of ensuring that the lighting guidelines
are followed and negative lighting effects avoided. These conditions have been
added to the revised resolution attached to this report (Condition Nos. 30 & 31).
13. Ornamentation — simple ornament is encouraged. The project exhibits similar
features to that use found on the existing Balboa Inn, with moldings at windows and
columns. The project provides additional ornamentation with the windows, wall
lights, exposed roof rafter tails, trellis, balustrades and tile wainscoting.
Balboa Inn — UP3683A
March 6, 2003
Page 6
14. Finish and Color — the use of stucco, with subdued earth tone colors, should be
used. Coordination of color, with adjacent buildings on a block, should be compatible
and complementary with surrounding buildings, but not identical. The typical color
scheme of the Design Guidelines and the overall intent of this section are what the
architect intends to accomplish. The plans do not have this information, and the
architect intends to show compliance with this guideline in the oral presentation.
15. Additions to Existing Buildings — N/A
16. Signage — signs are specified by the existing sign regulations of the Zoning
Ordinance and the Balboa Sign Overlay. The applicant has not prepared a sign plan
at this time.
Staff recommends that the visual information, presented by the architect, be
incorporated within the project description to the extent that it demonstrates compliance
with the Balboa Village Design Guidelines and support for the required findings to allow
the changes to project to exceed the base height limit. Staff has drafted a change to
Condition No. 1, referencing the visual information presented at the meeting. In
summary, i t i s s taff's opinion that t he p roject a xhibits m ost, if n of a II, of t he q ualities
suggested in the Balboa Village Design Guidelines.
CONCLUSION:
Staff believes that the findings for project approval can be re- affirmed with some
changes to the facts related to the changes to the project. Staff has prepared a draft
resolution, for project approval, which restates the original findings and conditions of
approval, as approved by the Planning Commission, and modified by the City Council
(Exhibit No. 1). The resolution includes an additional finding related to the project's
consistency with the Balboa Village Design Guidelines and a change to Condition No. 1
and three new conditions as discussed.
Prepared by: Submitted by:
��C 1X4-A U-10tXW
mes Campb II, Senior Planner Patricia Temple, P9anning Director
Exhibits:
1. Revised draft resolution
2. Excerpt of Planning Commission minutes from January 9, 2003
3. Revised plans
Exhibit 1
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF NEWPORT BEACH APPROVING AMENDED USE PERMIT NO.
3683 FOR THE BALBOA INN LOCATED AT 105 MAIN STREET &
707 E. OCEAN FRONT. (PA2002 -236)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS,
RESOLVES AND ORDERS AS FOLLOWS:
Section 1. On January 9, 2001, at a noticed public hearing, the City approved Use
Permit No. 3683 for the existing Balboa Inn located at 105 Main Street to operate as a
conforming use pursuant to the Use Permit and an expansion to the inn proposed for 707 E.
Ocean Front. The sites are legally described as Lots 12, 13, 14, 15 and 16 in Block 10 of the
Balboa Tract and the easterly 135 feet of the northerly 55 feet of Lot D of the Balboa Tract. The
expansion project consisted of the demolition of all structures at 707 E. Ocean Front and the
construction of a two and three story structure consisting of 11 new guest suites, guest spa
area, approximately 2,060 square feet of retail space, and a partially covered 20 space,
tandem parking area. The use permit authorized the expansion project to exceed the floor
area ratio, building bulk and established a height limit in excess of 26 feet. A Mitigated
Negative Declaration was prepared, considered and adopted for the project in accordance
with the California Environmental Quality Act.
Section 2. An application was filed by Michel Pourmussa, managing member of the
Balboa Inn LLC., with respect to property located at 707 E. Ocean Front, requesting approval of
an amendment to Use Permit No. 3683 to permit changes to the approved project including an
increase in bulk, an increase in height of certain features as well as other architectural and
design changes. The proposed changes were not within the scope of the original approval.
Section 3. A public hearing was held on January 9, 2003 in the City Hall Council
Chambers, 3300 Newport Boulevard, Newport Beach, California regarding the requested
amendment to the approved project. A notice of time, place and purpose of the aforesaid
meeting was given in accordance with the Municipal Code. Evidence, both written and oral,
was presented to and considered by the Planning Commission at this meeting.
Section 4. The Planning Commission finds as follows:
1. The Land Use Element of the General Plan designates both sites, 105 Main Street and 707
Ocean Front, for "Retail and Service Commercial' uses. The project includes existing visitor
accommodations and new accommodations and retail uses which are permitted uses within
this commercial designation.
2. The existing Development at 105 Main Street provides visitor accommodations (34 units)
within the Central Balboa Specific Area Plan consistent with the General Plan. The inn is a
local historical landmark and has not proven to be detrimental to the health, safety, peace,
morals, comfort, and general welfare of persons residing or working in the neighborhood of
such proposed use or be detrimental or injurious to property and improvements in the
neighborhood or the general welfare of the City. Approval of the use permit makes the use
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City of Newport Beach
Planning Commission Resolution No.
Paqe 2 of 11
conforming with respect to permit requirements and does not authorize any changes to the
operational characteristics of the use. No expansion of the use or area on the property north
of Ocean Front where the existing Balboa Inn is located (105 Main Street) is authorized. The
structures on the 105 Main Street site remains legal, nonconforming with respect to building
height, floor area ratio, building bulk, parking and landscaping.
3. The proposed construction of additional area for visitor accommodations on 707 Ocean
Front which will be operated in conjunction with the existing Development at 105 Main
Street does not constitute an expansion of a nonconforming structure. The existing
Balboa Inn is located at 105 Main Street and the new hotel area is separated from this
property by a public street, and constitutes a separate building site.
4. Based upon the information contained in the Initial Study, comments received, and all
related documents, there is no substantial evidence that the project, as conditioned, could
have a significant effect on the environment; therefore a Negative Declaration has been
prepared. The Negative Declaration adequately addresses the potential environmental
impacts of the project, and satisfies all the requirements of CEQA, and is therefore
approved. The Negative Declaration was considered prior to approval of the project.
5. An Initial Study has been conducted, and considering the record as a whole there is no
evidence before this agency that the proposed project will have the potential for an adverse
effect on wildlife resources or the habitat upon which wildlife depends. On the basis of the
evidence in the record, this agency finds that the presumption of adverse effect contained in
Section 753.5(d) of Title 14 of the California Code of Regulations (CCR) has been rebutted.
Therefore, the proposed project qualifies for a De Minimis Impact Fee Exemption pursuant to
Section 753.5(c) of Title 14, CCR.
6. A trip generation study has been prepared by the Traffic Engineer which analyzes the
expected trip generation for the proposed project, and verifies that the proposed project will
generate approximately 165 vehicle trips per day which is not a significant increase
warranting a traffic study pursuant to the Traffic Phasing Ordinance.
7. The design of the proposed improvements will not conflict with any easements acquired
by the public at large for access through or use of property within the proposed
development.
8. Public improvements may be required of a developer per Section 20.91.040 of the
Municipal Code.
9. Approval of Use Permit No. 3683, and this amendment will not, under the circumstances of
the case be detrimental to the health, safety, peace, morals, comfort and general welfare of
persons residing or working in the neighborhood or be detrimental or injurious to property or
improvements in the neighborhood or the general welfare of the City and is consistent with
the legislative intent of Title 20 of this Code for the following reasons:
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City of Newport Beach
Planning Commission Resolution No.
Paae 3 of 11
(a) The Central Balboa Specific Area Plan statistical area has approximately 47,000
square feet of remaining entitlement, and the proposed project will not the put the
area in deficit.
(b) The Central Balboa Specific Area Plan statistical area does have several underutilized
properties. None of these parcels are of sufficient size or seems likely to redevelop in
the near future that would cause the base development allocation of the entire
statistical area to be exceeded.
(c) The increased development is 760 square feet, which is 7.8% of the overall project.
The increased development increases the mass of the project making it two and
three stories. The building is consistent with massing and size of the adjacent 4 -story
inn and does not constitute an abrupt change in scale, as it is lower than the inn. The
duplexes to the west to the west are two -story and are developed well above 1.0
FAR and the three story condominiums to the west are of similar size and scale to
the proposed project. The change in scale from the south is significant, but is not
inconsistent with the change in scale between structures located on Main Street as it
extends the characteristic urban fabric further south.
(d) The Central Balboa Specific Area Plan area acts as a visitor serving commercial
area and recreational area. The recreational use of the area served both visitors as
well as residents. The use of the site for visitor accommodations and retail uses is
compatible with the surrounding uses.
(e) The increase development of does not have a significant effect upon public views.
Views from Ocean Front and Main Street are partially blocked by the existing
development of the site and the increased development will not dramatically affect
this view. The proposed project will open a portion of the view (westerly 26.5 feet)
presently blocked by the perimeter walls. The view of the project site and the
adjacent commercial area will be affected by the project, but in a positive way due to
the project's high level of architectural detail and consistent architectural style with
the adjacent Development at 105 Main Street.
(f) The site is flat and has no submerged areas and has no sensitive resources. The site is
physically suitable for development as vehicular access and utilities presently exist that
can serve the proposed project. The site is located adjacent to the Development at 105
Main Street which is a locally significant historical landmark and focal point of the
Central Balboa area. The design of the building is consistent with the architecture of the
inn thereby preserving and enhancing the unique character of the area.
(g) The design of the project predominantly with visitor accommodations with its
connection to the existing Development at 105 Main Street realistically precludes
other land uses that would generate additional traffic. The project does provide 8
excess parking stalls that will provide additional parking for the existing inn thereby
reducing parking demand generated by the existing inn for the public beach parking.
City of Newport Beach
Planning Commission Resolution No.
Paoe 4 of 11
(h) The project is designed to be consistent with the adjacent Development at 105 Main
Street, which has local historical significance. Promoting commercial districts and
providing opportunities for older, underutilized properties to redevelop is consistent
with General Plan policies. Preserving and enhancing the Balboa Inn and
surroundings is a goal of the Central Balboa Specific Plan.
(i) The increased height results in a decreased building footprint where the westerly
26.5 feet of the property is not developed with any buildings, which will open a
portion of the view of the ocean and beach to Ocean Front.
(j) The increased height permits greater building articulation where there is a single story
portion between the two three story elements. This building mass articulation avoids a
flat two story building that could potentially occupy the entire site. The increased height
permits higher clear heights for the project which results in the ability to incorporate
additional architectural details that are consistent and compatible with the adjacent
Development at 105 Main Street which strengthens the unique and historic character of
the of the area.
(k) The proposed three -story building is consistent with massing and size of the adjacent
inn and does not constitute an abrupt change in scale, as it is lower than the
adjacent 4 -story inn. Further west are three duplexes which are two -story and a
three -story condominium development. The duplexes are no more than 26 feet in
height and the increased height suggested does not create an abrupt scale
relationship.
(1) Deviations from the building height in conjunction with a request to increase the floor
area ratio is acceptable based upon Alternative Development Regulations when
innovative or superior urban design is proposed pursuant to the Central Balboa
Specific Area Plan.
(i) The project is designed to create visual interest and it incorporates pedestrian
scale elements along Main Street, Ocean Front and the beach parking lot
driveway to the south which enhances the significant pedestrian circulation of
the area.
(ii) The project is not monotonous, nor visually unappealing as the plans include both
vertical and horizontal articulation, which break up building mass.
(iii) The project is designed to visually connect to the urban commercial area to the
north and it does not create gaps in the streetscape system.
(iv) The proposed development expands the pedestrian spaces by providing a
covered walkway by the sidewalk with recessed building entries and a landscaped
court along Ocean Front.
(v) The project includes enhanced paving materials at the building entrance and
under the pedestrian bridge, which will identify entrances and add visual interest.
%p
City of Newport Beach
Planning Commission Resolution No.
Page 5 of 11
(vi) Site design and parking areas are designed to minimize pedestrian/vehicle
conflicts by providing one parking area entrance on the south side of the site and
bollards between the parking areas and Ocean Front. These features also help to
minimize vehicle /bicycle conflicts. The project provides sufficient parking for the
new uses it provides 8 additional spaces for the Development at 105 Main Street
which presently relies upon the City parking and street parking.
(vii) The project avoids large blank walls and long stretches of walls without windows
or architectural relief, which would be unfriendly to pedestrians.. Awnings and a
covered walkway provide for weather protection and they relate to the overall
scale of the architectural details. The design and architecture incorporates
features including arches, column details, window ledges, arched windows,
Spanish roof tiles, exposed rafter tails, balcony railings and other features that
mimics the design and architecture of the historic Development at 105 Main
Street. The project is conditioned that exterior finishes, materials and colors shall
be reviewed and approved prior to the issuance of a building permit and that these
elements shall be consistent and compatible with the existing development at 105
Main Street. The project includes the use of materials that are in character with
the area.
(viii) If the plans were not approved, the project could be redesigned at two stories, but
the building mass articulation would be lost or the overall building footprint would
potentially increase, and many of the benefits of the proposed project would not
be realized.
(ix) The plan does not hinder the public's expenditures and planned projects to
improve the public parking lot, streetscape and landscaping within the area.
10.The proposed project is generally consistent with the Balboa Village Design
Guidelines for the following reasons:
(a) The project exhibits complementary design elements compatible with the Balboa
Village and Balboa Inn including recessed windows and doors, ceramic tile
wainscoting, arches, awnings, belt moldings, ornamentation, balustrades, vertical
proportionality and a pedestrian design orientation.
(b) The height of the building does not dominate or compete with the Balboa Inn, a
local landmark as the existing inn is higher and more massive. The parking is
to the rear and is screened from public view. Landscaping is provided creating
garden features softening hardscape.
(c) The mission tile roof is compatible with the existing Balboa Inn. The exposed
rafter tails provides interest and ornamentation. The increased height of the
round roof elements and the elevator tower reinforce the vertical
proportionality, architectural articulation and tower prominence encouraged by
the Guidelines.
City of Newport Beach
Planning Commission Resolution No.
Paae 6 of 11
Section 5. Based on the aforementioned findings, the Planning Commission hereby
approves Use Permit No. 3683 and this amendment to the use permit, subject to the conditions
set forth in Exhibit "A."
Section 6. This action shall become final and effective fourteen days after the
adoption of this Resolution unless within such time an appeal is filed with the City Clerk or this
action is called for review by the City Council in accordance with the provisions of Title 20,
Planning and Zoning, of the Newport Beach Municipal Code.
PASSED, APPROVED AND ADOPTED THIS DAY OF 2003.
92
L-I"V
Steven Kiser, Chairman
Shant Agajanian, Secretary
AYES:
NOES:
112
City of Newport Beach
Planning Commission Resolution No.
Paae 7 of 11
EXHIBIT "A"
CONDITIONS OF APPROVAL
USE PERMIT NO. 3683 Amended
1. The development shall be in substantial confonnance with the approved site plan, floor plans
and elevations, except as noted below. The applicant shall submit to the Planning
Department samples of materials and colors to be subject to the approval of the Planning
Director prior to the issuance of a building permit for new construction. Said materials and
colors shall be consistent and compatible with the existing Development at 105 Main Street.
The development shall be high quality and employ materials, finishes and application
techniques which are compatible with the historic existing development at 105 Main
Street. The project shall utilized materials, design elements or other concepts
contained within in the project architect's visual presentation to the Planning
Commission conducted on March 6, 2003.
2. All previous discretionary approvals for the 105 Main Street project site, except for Use
Permit No. 3158 and all subsequent amendments to Use Permit No. 3158 are hereby null
and void. Those discretionary approvals for the 707 Ocean Front project site shall be null
and void upon the commencement of construction for the expanded Development at 105
Main Street proposed thereon.
3. The visitor accommodations located on 707 Ocean Front shall not be operated separately
or independently from the existing development located at 105 Main Street.
4. The project shall provide 20 parking spaces on site for all on -site uses. Excess parking
provided shall be dedicated for use and limited to use by patrons or employees of the
existing Development at 105 Main Street.
5. All trash areas shall be screened from adjoining properties and public streets.
6. A restrictive covenant shall be prepared and recorded in the title of both the existing
development at 105 Main Street and 707 Ocean Front that will limit the uses,
development and operation of both properties as one, consistent with this use permit and
preclude conversion of the buildings to any use that would generate additional vehicle
traffic or parking demand and precludes separate conveyance of 707 Ocean Front and
105 Main Street while either is used pursuant to this use permit. The covenant shall be
reviewed and be subject to the City Attorney's approval prior to recordation.
7. The applicant shall submit a landscape and irrigation plan prepared by a licensed
landscape architect or licensed architect for on -site and adjacent off -site planting areas.
These plans shall incorporate drought tolerant plantings and water efficient irrigation
practices, and the plans shall be approved by the Planning Director prior to the issuance
of a building permit. All planting areas shall be provided with a permanent underground
automatic sprinkler irrigation system of a design suitable for the type and arrangement of
the plant materials selected. Planting areas adjacent to vehicular activity shall be
protected by a continuous concrete curb or similar permanent barrier. Landscaping shall
be located so as not to impede vehicular sight distance to the satisfaction of the Traffic
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City of Newport Beach
Planning Commission Resolution No.
Page 8 of 11
Engineer. Perimeter landscaping required pursuant to Section 20.45.035(L) of the
Municipal Code shall not be required.
8. All landscape materials and landscaped areas shall be maintained in accordance with the
approved landscape plan. All landscaped areas shall be maintained in a healthy and
growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All
landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be
kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
9. The owner shall provide and execute a replacement encroachment agreement subject to
review and approval by the City for the continued operation of the pedestrian bridge.
Standard Requirements:
10.All improvements within the public right of way shall be constructed as required by
Ordinance and the Public Works Department.
11.Arrangements shall be made with the Public Works Department in order to guarantee
satisfactory completion of the public improvements, if it is desired to record a parcel map
or obtain a building permit prior to completion of the public improvements.
12.That all construction within the public right -of -way be subject to further review by the
Public Works Department and be completed under an encroachment permit issued by the
Public Works Department. That an Encroachment Agreement be executed for all non-
standard improvements approved to be constructed within the public right -of -way.
13.The final design of all on -site parking, vehicular circulation and pedestrian circulation
systems shall be subject to the approval of the Traffic Engineer.
14.The proposed parking spaces shall be restriped to comply with City Standard 805 L -A and
L -B. The HC space shall be modified so that a van size loading area is provided on the
right side of the space.
15.The applicant or operator of the facility shall provide valet attendant service for the
tandem parking lot at all times. The applicant or operator shall prepare a valet operated
parking plan to be reviewed and approved by the Public Works Department prior to the
issuance of a building permit.
16.The applicant shall provide wheel stops or other approved protective barrier methods as
necessary within the parking facility.
17. For Fair Share fee purposes the retail square footage shall be considered part of the hotel
and not accessed as separate retail square footage. However, there will be no credit
given from the existing current use.
18.A drainage study shall be prepared by the applicant and approved by the Public Works
Department, along with a master plan of water, sewer and storm drain facilities for the on-
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Planning Commission Resolution No.
Page 9 of 11
site improvements prior to issuance of any building permits. Any modifications or
extensions to the existing storm drain, water and sewer systems shown to be required by
the study shall be the responsibility of the developer.
19.Any Edison transformer serving the site shall be located outside the sight distance planes
as described in City Standard 110 -L..
20. Disruption caused by construction work along roadways and by movement of construction
vehicles shall be minimized by proper use of traffic control equipment and flagmen.
Traffic control and transportation of equipment and materials shall be conducted in
accordance with state and local requirements.
21.The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
22.The proposed project shall conform to the requirements of the Uniform. Building Code,
including State Disabled Access requirements, unless otherwise approved. by the Building
Department.
23.All mechanical equipment shall be screened from view of adjacent properties and adjacent
public streets within the limits authorized by this use permit, and shall be sound
attenuated in accordance with Chapter 10.26 of the Newport Beach Municipal Code,
Community Noise Control.
24.Overhead utilities serving the site shall be undergrounded to the nearest appropriate pole
in accordance with Section 19.24.140 of the Municipal Code unless it is determined by the
City Engineer that such undergrounding is unreasonable or impractical.
25.The parking spaces shall be marked with approved traffic markers or painted white lines
not less than 4 inches wide.
26. The Planning Commission may add to or modify conditions of approval to this Use Permit
or recommend to the City Council the revocation of this Use Permit, upon a determination
that the operation which is the subject of this Use Permit, causes injury, or is detrimental
to the health, safety, peace, morals, comfort, or general welfare of the community.
27.The applicant shall be vested in the Use Permit for the existing Development at 105 Main
Street immediately upon the effective date of this Use Permit. This Use Permit, as it
applies to the proposed new construction, shall expire unless exercised within 24 months
from the effective date of approval as specified in Section 20.91.050A of the Newport
Beach Municipal Code.
28.The applicant shall reimburse the City of Newport Beach, prior to the issuance of a
building permit, for the costs associated with having the final plans and specifications for
the project evaluated by an independent architect or design consultant and to have the
construction monitored to ensure proper implementation. The independent architect or
design consultant shall be hired by the City to act as a consultant and construction
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City of Newport Beach
Planning Commission Resolution No.
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monitor and shall advise the City as to the implementation of the project in accordance
with the intent of the Planning Commission's approval. The purpose for the independent
review and monitoring shall be to ensure that the plans and specifications include the use
of modern high quality materials, finishes and construction techniques that will make the
new construction consistent and compatible with the historic character of the Balboa Inn.
The Planning Commission desires that the new construction be accomplished in such a
way as to make it appear as a contemporary with the historic Balboa Inn, not identical to
the Balboa Inn and conforming with the high level of architectural and design detailing
indicated in the approved site plan, floor plans and elevation drawings, which is a specific
reason for the approval of this Use Permit.
29.The materials and design of the window and door frames shall be subject to the
review and approval of the Planning Director. The design of the frames shall be
found consistent with the Balboa Village Design Guidelines.
30.The applicant shall prepare photometric study in conjunction with a final lighting
plan for approval by the Planning Director prior to the issuance of a building permit.
The lighting plan shall be found consistent with the Balboa Village Design
Guidelines. The site shall not be excessively illuminated based on the luminance
recommendations of the Illuminating Engineering Society of North America, or, if in
the opinion of the Planning Director, the illumination creates an unacceptable
negative impact on surrounding land uses or environmental resources. The
Planning Director may order the dimming of light sources or other remediation
upon finding that the site is excessively illuminated.
31.1-ighting shall be in compliance with applicable standards of the Zoning Code and
shall be implemented and maintained in a manner consistent with the Balboa Village
Design Guidelines. Exterior on -site lighting shall be shielded and confined within
site boundaries. No direct rays or glare are permitted to shine onto public streets or
adjacent sites or create a public nuisance. "Walpak" type fixtures are not permitted.
Parking area lighting shall have zero cut -off fixtures and light standards shall not
exceed 20 feet in height.
Mitigation measures
32.During construction activities, the applicant shall ensure that the following measures are
complied with to reduce short-term (construction) air quality impacts associated with the
project: a) controlling fugitive dust by regular watering, or other dust palliative measures
to meet South Coast Air Quality Management District (SCAQMD) Rule 403 (Fugitive
Dust); b) maintaining equipment engines in proper tune; and c) phasing and scheduling
construction activities to minimize project- related emissions.
33. During construction activities, the applicant shall ensure that the project will comply with
SCAQMD Rule 402 (Nuisance), to reduce odors from construction activities
34. During grading activities, a qualified archeologist/paleontologist shall be present to inspect
the underlying soil for cultural resources. If significant cultural resources are uncovered,
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Planning Commission Resolution No.
Page 11 of 11
the archeologist/paleontologist shall have the authority to stop or temporarily divert
construction activities for a period of 48 hours to assess the significance of the find.
35. During construction activities, the project will comply with the erosion and siltation control
measures of the City's grading ordinance and all applicable local and State building codes
and seismic design guidelines, including the City Excavation and Grading Code (NBMC
Section 15.10).
36. Prior to the issuance of a grading permit, the applicant shall submit a comprehensive
geotechnical investigation to the Planning and Building Department for review and
approval.
37.The project shall conform to the requirements of the National Pollution Discharge
Elimination System (NPDES) and shall be subject to the approval of the Public Works
Department to determine compliance.
38.The project will comply with the provisions of the City of Newport Beach General Plan
Noise Element and the Municipal Code pertaining to noise restrictions. During
construction activities, the hours of construction and excavation work are allowed from
7:00 a.m. to 6:30 p.m. on weekdays, 8:00 a.m. to 6:00 p.m. on Saturdays, and not at any
time on Sundays and holidays.
39. Prior to the start of construction activities (e.g. demolition of existing building), a
construction traffic control plan shall be prepared which includes the haul route, truck
hauling operations, construction traffic flagmen, and construction warning/directional
signage.
40. Prior to the issuance of grading or building permits, the project applicant shall coordinate
with utility and service organizations regarding any construction activities to ensure
existing facilities are protected and any necessary expansion or relocation of facilities are
planned and scheduled in consultation with the appropriate public agencies.
41. Prior to the commencement of grading activities, the applicant shall submit to the Planning
and Building Department a letter from the City Utilities Department confirming availability
of utility services to and from the site.
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Exhibit 2
City of Newport Beach
Planning Commission Minutes
January 9, 2003
Kiser noted that this is a new concept and may work very well.
Ades: Agajanian, McDaniel
Noes:' Toerge, Kiser, Gifford, Selich, Tucker
Substitute motion`f iled.
Commissioner Toergk d for clarification on the percentage noted in condition
ten.:,
Chairperson Kiser asked the applicbQ. if they agreed to the 35% total sales.
Bonnie Pascua noted that the reason -1h y,� wanted a higher percentage was
because the higher end wines are more exp8nve as well as the imported beers. If
a customer comes in and orders a salad and a hig -end glass of wine, then it would
appear that they sold more alcohol.
Ms. Temple noted that the basis is on quarterly sales, not in&virLual sales.
Chairperson Kiser answered this is done on a quarterly basis sib long as the
average is 3510 or less.
Ms. Pascua agreed with the 350.
The vote on the motion was coiled.
Ayes: Toerge, Agajanian, Kiser, Tucker
Noes: McDaniel, Gifford, Selich
INDEX
SUBJECT: Balboa Inn, LLC (Michel Pourmussa) Item 3
Amendment to Use Permit No. 3683 (PA2002 -236) PA2002 -236
707 E. Ocean Front
Approval of on amendment to a previously approved Use Permit for the Continue to
expansion of the Balboa Inn to be located at 707 E. Ocean Front. 02/20/2003
Commissioner Tucker noted the floor issues and window treatments differences
between the small colored plans dated November 21, 2002 and the larger
reduced set of plans dated November 4, 2002.
Mr. Campbell answered that the staff analysis was based on the November 41h set
of. plans. The architect will need to explain the differences between the two sets.
The colored exhibit was for illustrative purposes.
Mr. Roger Stern, project architect noted the following:
• Drawings submitted November 41h, were the original concept and have
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been changed. The illustrative drawing had added details to match the
existing hotel.
The changes consisted of the elevator tower from a one shape
quadraphole to rectangular element with grills for ventilation. The height is
notchanged.
Chairperson Kiser asked the speaker to address the changes from the original
approval to this request. Take the Commissioners from where they were when this
was heard at the last Planning meeting to where you are today. When we
reviewed this application before, there was no elevator as part of the project.
Mr. Stern noted the following:
• Met with the Building and Fire Departments to go over the requirements of
project.
• In those meetings, found out that gurney size elevator service is required
for all three floors.
• This is a new element than what was proposed two years ago and is the
tallest tower depicted on the elevation plan.
• This elevator added a third floor walkway to access the two units on the
other side. The original plan had two stairs, one for each set of two units.
• The walkway is visible from the beach side elevation and is located near
the center of the site.
• A round roof element has been included that exceeds the height limit
previously established in two places at the third level. The elements had to
be raised as the approved elevation is technically infeasible.
Mr. Campbell added that looking at the drawings and the comparative
elevations, the previous height limit established was 31 feet to the ridge of the roof
elements that were to be round and turreted. To retain those features, the two
elements the applicant proposes will be raised by two feet, so those will now be
33 feet to the peak of the roof. The elevator tower will be 34 feet to the peak. All
these features are below the 35 foot height maximum that could be done, but
since they were over the original approval, staff felt that the Use Permit needed to
come back for an amendment so that the Commission would authorize these
features.
Commissioner Gifford asked about the necessity of the height.
Mr. Campbell stated that the 32 feet are for the two round roof elements. They
need to sit a little higher so that the roof works as they are technically infeasible as
originally approved.
Commissioner Agaianian noted his concern of the elevations and asked if there is
any open area. Originally, everyone was concerned about the blocking of the
sand, beach and pier that could be seen by people on the walkway. Is there any
reason why that view shed is now closed off?
Mr. Stern answered it was a solid wall and it was his understanding it needed to be
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closed so that the headlights from the cars would not be seen from the ocean
front. It was closed on the original drawings.
Mr. Campbell clarified the wall between the parking area and ocean front that is
west of the main building mass was required by the Commission to remain closed
so that the lights from the parking area would not come in to ocean front.
Mr. Stern noted that the gates had to be relocated because two exits were
required from the garage.
Commissioner Tucker noted:
• Use Permit before us is based upon the hotel type of use and the basic
height limit being exceeded.
• The basic height limit can be exceeded by a use permit when the
Commission finds there were superior design considerations that were
involved. Staff confirmed.
• The issue before us is as if we were seeing this project for the first time, is the
design of this project different from the last time we saw this project, still of
better architectural design to allow us to go ahead and reconfirm the use
permit.
• The features are below the 35 foot height limit.
Commissioner Gifford noted it is important to remember why we thought the other
design was of superior quality and make sure the Commission feels comfortable
that this design would be of superior quality.
Mr. Campbell explained Exhibit 4, plans A4 and A5 have the old elevations on top
of the drawings and the proposed are on the bottom of the drawings for
comparison purposes.
Discussion followed on comparisons of the garden area, open space, solid wall
behind a landscape area, gate, wrought iron, and fountain elements.
Mr. Stern continued:
• Original plan called for about 2,060 square feet of retail area. This has
been reduced because the original drawings did not show any utility
rooms for the hotel; they had to go somewhere. Therefore, we lost some
retail space.
• We also had to add a van accessible parking space.
• There is a three hour separation requirement between the parking and
access to the guest rooms above, which was not shown on the original
plans. At Commission inquiry, he confirmed that all these things that were
not shown were an oversight by the original architect.
Commissioner Tucker noted that when our hearings go from the conceptual
design phase to the working drawings, it ends up coming back to us. This has
happened on a few cases and it is distressing to go through the time, effort and
trouble that we did, especially what we did on the first go round with this one and
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then these issues come up. I think these should have been identified on the first
go round so that we don't have the thing lateral back. It is a real concern to me
and I am not happy to see come back.
Chairperson Kiser confirmed with the applicant that the project requires 3 less
parking spaces due to the reduction of the retail space. There is additional
parking being offered over what is required of this project.
Mr. Campbell clarified there is actually one space fewer required, and three
fewer spaces provided but the applicant is still providing more than is required.
Chairperson Kiser asked about the small landscaped courtyard.
Mr. Stern explained that the requirements to get from the existing bridge to the
new floor deck require a longer ramp than was originally shown. The only place
to put the ramp was where the landscape area was. This is the court yard on the
second level on the ocean side of the bike way. The original drawings had quite
a few windows on the bathroom and bed side of the rooms, which doesn't work.
The windows shown were behind the water closets and in the bedroom areas
they were behind the bed. That is one of the changes from November 4th, to try
to break up the elevation to put some niches and smaller windows to bring it
closer to what it was before. There are also structural conditions that we have to
provide, shear walls on a building like this; you can't put windows just anywhere.
The decorative balustrade on the third level changed to a wrought iron rail as the
balconies are cantilevered structures. Architecturally, to have a large massive
object that is not supported by the structure is too heavy. In the resubmitted plans
in addition to changes that were made which were necessitated by Fire and
Building Codes, changes were made for aesthetic purposes based on review of
the project and appearance.
Commissioner Gifford clarified that the second floor walkway had a balustrade
originally. Because you changed the third floor appearance, did you change the
second floor appearance to bring them into visual similarity?
Mr. Stern answered that the second floor is the some as what was on the original
drawing. What 1 reduced was the third floor to keep it lighter with the new
walkway. The aluminum railings will be easier to see through. The arcade in front
of the retail has been eliminated to give the square footage back to the hotel.
Due to the addition of the plumbing rooms and utility, electrical rooms, we lost so
much square footage.
Chairperson Kiser discussed the area depicted on the east elevation that had
relief between each column of the building and where the windows were set
back four feet.
Mr. Stern answered that since there is no retail space, and in order to provide the
maximum square footage, it has been incorporated in the hotel. There are
arches, the windows will be recessed as much as possible and the canopies are
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January 9, 2003
still in place.
Chairperson Kiser clarified with staff that this project had been conditioned to
have that relief on the walkway. The Commission was looking for as much relief as
possible in the elevations of the project adjacent to the public areas particularly
on the east and south sides. It sounds like we may be losing that with this
proposal.
Mr. Campbell clarified that the front door of the business is now at the property
line. The covered arcade with the covered walkway is gone. The architect has
indicated he is trying to recess the windows within those arches as far as he can to
provide relief in that elevation.
Mr. Stern noted that another code requirement was to provide two exits from the
upper floor deck. The original plans did not have a second exit. It has been
located on the west side of the building to minimize view impact to the neighbors.
Referring to the exhibit he explained where it would appear.
Discussions followed on the comparisons between the old plans and the new
plans regarding the loss of arcade space /public amenity; structural requirements
and window placements.
Commissioner McDaniel asked if this was now buildable.
Mr. Stern answered yes; they can make this work as many problems with the
original plans have been addressed.
Commissioner Tucker asked:
• How the neighbors view will be impacted by the additional height.
• Colors to be used, are they the same or different?
• Condition 1 adopted on December 7 +h regarding samples and material
boards, etc. is still viable.
• Elevations of November 21s+ are they the ones you are asking to be
approved?
Mr. Stern answered:
• Neighbors on the west side of the project will see these towers because
they are inset from the edge. It is going to cut off some of the view
towards the water.
• The plan is to make this look as similar to the original plan with the some
roof tiles, detailing. There will be new balustrades on the bridge to tie it to
the new building.
• He understands that condition.
• Yes, the elevations dated November 21 +.
Commissioner Tucker asked staff if there was sufficient information on the
November 21s+ elevations. The conditions for the use permit, did you redo those
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from a computer, or were they retyped?
Mr. Campbell answered yes, there are some minor different features but the
height of the structures is not higher than reviewed with the other drawings. As
long as those remain constant, I would not have a problem with inserting that into
the condition with an appropriate date. The conditions were copied from the
minutes as approved December 7, 2000. f did delete one condition that dealt
with the payment of transient occupancy tax that had been paid.
Commissioner Tucker listed that reference will be made to the site plan and the
floor plan of November 41h and the elevations of November 27Th.
Commissioner Gifford noted that staff made the determination that the new plans
were not in substantial conformance with the old plans, because we were not
asked to find that they were. Is this a new application?
Ms. Temple answered this is an amendment to the approved Use Permit.
Commissioner Gifford stated that we are deciding tonight if these changes still
represent a superior design to the extent that it overcomes the basic height limit.
Ms. Temple answered there are four findings that the Commission needs to find in
order to approve an application to exceed the basic height limit and we are
asking if this project represents a project for which those four findings can be
made. There is an analysis in the report.
Chairperson Kiser noted that in the prior approval, the Commission needed to
approve greater floor area ratio for the total project then what would otherwise
have been of right for this site. The amendment relates to differences in height
and bulk as well.
Ms. Temple noted the original approval
allowable floor area, building bulk anc
represents a reduction in floor area.
included an exception to the maximum
building height. The project as revised
Mr. Campbell added that the gross floor area of the project is basically the same.
We have reduced the commercial space but increased the mechanical space.
There is an increase in bulk due to the elevator tower. The walkway was not there
in the original plans and the area was considered as open space and considered
to justify the increased height. Although not defined as bulk or floor area, it is a
feature that is reducing some of the open area that was once part of the project.
Commissioner Gifford noted that the arcade space was considered a community
amenity as a space to have coffee and enjoy seating for concerts. What was
represented was that there was food service in the main hotel that could be
served on that area at tables and chairs.
Commissioner McDaniel asked if these amendments do not get approved, does
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this mean the project.can not be built as presented? Staff answered yes.
Commissioner Selich noted that a lot of these changes are brought about by the
Fire and Building Departments. Didn't they review these plans when we were
looking at this before? They may have picked up that you needed the ramp
instead of the stairways. My point is these are their requirements and the
Commission spent a lot of time going over this, the applicant spent a lot of time
and money as well and it almost seems like a lot of this would have been caught
or should have been caught in the review in the first set of drawings we looked at.
They should have been reviewing these plans as these are very significant
changes.
Staff answered yes. At the time we were operating under the presumption the
bridge to the existing inn could serve as access to the second level and would not
necessarily be required for the third level. That presumption did not come true
and that came about after the project was approved.
Ms. Wood noted that staff in those two departments maintain that they had
advised the original applicant /architect that these were issues that needed to be
resolved and as I recall the architect thought it was taken care of with the bridge.
Prior to it coming before the Commission, the departments provide advice and
comments to the applicant.
Discussion continued on the communications among the departments, applicant,
architects and the Planning Commission.
James Reed, Jr., owner of one of the western duplexes stated that he will now see
a more massive, bulky project. He stated that he finds it incomprehensible that
the AIA architect who drew this plan and was the supervisor and lead architect
for the Balboa Improvement Plan did not see these problems. An elevator of this
type will be $100,000 +. Continuing, he noted these amendments act more like
revisions and suggested that this project start all over again.
Bonnie Abergee, 600 East Oceanfront, 3B corner of Washington and Oceanfront
noted the following:
• Overlooks the Balboa Inn and notes her side view will be completely taken
away.
• She had paid a premium for the property and is opposed to this project.
• Noted her concern of the value of her property will be diminished if this
project was to be built as proposed.
• This should be a new application with all these changes they are asking
for. She suggested the use of story poles.
• This is not appropriate and not fair.
Dick Nichols of Corona del Mar asked about the zoning for the property. He was
answered that this area is zoned for a maximum of 35 feet high. The project as
proposed tonight could not have been built without the prior approval of a use
permit.
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Tom Hyans, 217 19th Street noted:
• There were two Planning Commission meetings held and one City Council
meeting when this was appealed.
• There was considerable discussion on the project and it had a lot of
mitigations discussed in order to allow the uses being requested beyond
entitlements.
• What I see now, what was a nice looking building, is a blank wall with a
couple of windows in it, a second floor with pre -cast balustrades and a
third floor with cheap aluminum rails.
• This is not what the Planning Commission approved.
• What you are being given now, is nowhere near what was proposed
originally.
• The project has been cheapened and has additional bulk.
• It is hard for me to understand how the original project came in and did
not meeting the building and fire codes.
Don Bergie, 600 E. Oceanfront noted:
• Concerned about the west side view and impacts of the people who live
on that side.
• Open space and arcade area has been removed.
• The height of the towers of the elevator impacts his view.
• There are too many changes being requested and people who live in that
area need to see so he suggests the use of story poles.
Mr. Stern noted the following:
• Most of the impacts from the breezeway and the elevator will be to the
hotel because they are inside the site.
• Walkways are internal to the site and not on the ocean front.
• The 2nd exit, that was added, is along the ocean front where the six foot
wall was originally planned.
Views will not be impacted that much.
• The detailing has been kept the same as the original plans as much as
possible.
Ms. Wood added that the City's Code provides that if there are changes going to
be made to an already approved permit, the amendment is the correct
procedure. What would make an entirely new application the correct procedure,
would be if the applicant had not exercised the original use permit within the 24
month or whatever period was specified in the condition of approval. The project
is approved, there is a use permit to exceed the basic height limit and that
remains in place. The decision for the Commission this evening is whether with the
changes to the height and bulk, whether the findings for those portions of the use
permit, can be made with the revisions that are being proposed.
Public comment was closed.
Commissioner Tucker stated:
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In this particular case, under that existing zoning, there is an ability to
exceed the height and have a higher floor area ratio via a use permit.
There are other zones where excess floor area has to go through a
variance hearing, which has different standards than a use permit.
• A lot of time was spent on this when it came before us a couple of years
ago, wondering how anybody got zoning on the ocean side of the
walkway. But that is what we are dealing with.
• The City does not have a policy of view protection and is nothing we can
do anything about.
Story poles, if we felt it was important for us to understand what we were
looking at, we do have a policy. However, there were not enough
Commissioners who felt there was a need for them.
• We sent the original architect back for more detail so that we could see
exactly what we were approving. We spent time to be sure it matched
the existing facility.
• I have concerns that the project has been cheapened a bit: the
elevations do not look quite as nice to me.
• The question is: Is the design of this project sufficient to meet the findings
the Code requires, even though it is not as nice a project as we originally
approved.
• 1 don't think it is as nice a project.
The elevator is in the middle of the property and I don't see the height
additions as being significant.
• It is not as nice a project as was previously approved. However I believe it
does meet the standards for voting for it and I will support it tonight with
reluctance.
Commissioner Selich noted his agreement with previous speaker adding:
• Lesser quality project than seen before.
• Does not have a problem with the major element changes.
1 would be supportive of it if there was some way to get some of the quality
back into it.
• The drawings are insufficient and hard to pick up the details.
• I would like to see this fine tuned as we did with the original architect.
Commissioner Gifford noted the following:
• This project does not represent superior design. A lot of things have been
taken away and nothing has been added.
• Detail is missing that very much looks like economy.
• 1 feel that there has been a lot of thought given to this, a real
concentrated effort to work with the architect and owners to produce a
superior design.
What we see now, is not a superior design and some of the elements that
were very enticing such as the public amenity of the arcade are totally
gone. A lot of this is due to the fact that the architect retained by the
owners apparently overlooked some things, the City has some
responsibility of perhaps not communicating those things to the Planning
Commission, but ultimately 1 don't think the community should have to live
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with the results of those integrated oversights. I don't think we should have
less than superior design in that location.
• I can not support this as presented tonight. If there is something that can
be done to enhance it, I am for it.
Chairperson Kiser noted:
• Would like to see a quality project in this location.
• I voted against this project in its original form for a number of reasons.
• I am concerned about the windows, more bulk and looks like a fortress in
this sensitive and prominent location next to the Balboa pier.
• The issues we are looking at are the elimination of the recessed colonnade
as part of the project on the east side is detrimental and makes it not
pedestrian friendly.
• The extensive development on the ocean side of the bicycle path is a
reason why I did not support it before and that reason has not changed.
• Replacement of the balustrade did not particularly improve the project
but I don't think we should get involved in redesigning the project.
• Our prior approval was giving the project additional height, bulk and floor
area ratio from what would have been allowed.
• We tried to require a more attractive and better project than one that
could have been built within the building envelope by right.
• The revised plan has not achieved that anymore than the original plan.
• To approve the project as revised would actually be giving special
privilege to this applicant and project and so I will not be supporting it.
• What we have been given tonight, is just not enough. There has been a
lot of confusion and it is not clear what the project will look like when it is
built. There is a lack of detail.
Commissioner McDaniel noted:
• He did not approve this the last time.
• Many of the issues addressed made the project a good one to approve
the last time.
• This project is bigger and cheaper than what we had the last time.
• I would need to see this a much higher quality project before I would
support it.
Commissioner Agajanian noted:
• Concurs with previous comments.
• He did not support the original project because it wasn't sensitive enough
to the pedestrian view shed particularly off the bike way. I feel it has not
gotten any better with this proposal.
I am not going to support this project.
Commissioner Toerge noted:
• Commends the applicant for offering to improve the property conditions in
Balboa. The City has and continues to make a significant investment in
Balboa Village.
The height of the elevator enclosure, the location does not pose an
15
INDEX
Z8
City of Newport Beach
Planning Commission Minutes
January 9, 2003
objectionable issue.
• The removal of the arcade /colonnade is a concern.
• The Commission's approval of the third floor element was as an alternative
to a bulkier, larger, two story building. Even though the new balcony
connecting the third floor does not add to the footprint, the inclusion of
that balcony at the third floor creates a structure that starts to impact the
area similar to a larger footprint, two story building with the bulk of a two -
story structure in addition to the third floor.
• The trade off we might have gotten by allowing three floors with openness
goes away now that we have this connecting element in the middle of
the building at the third floor level.
• For that reason alone, I do not support this proposal.
Motion was made by Commissioner Gifford to reopen the public hearing to hear
from the applicant about a continuance.
Ayes:. Toerge, Agajanion, McDaniel, Gifford, Selich, Tucker
Noes: Kiser
Public comment was opened.
Mr. Stern, project architect, agreed to a continuance. Following a brief discussion,
he asked for a month's time and to come back at the meeting of February 20th.
Staff agreed to the date.
Following a brief discussion, the Commissioners asked the following to be
presented at the next meeting:
• Color board with materials.
• Larger elevations. Show the east elevation with the connection to the old
building.
• More detail back into the building.
• More decorative railing.
• Existing building has deep archways and recesses with windows set in. The
new building does not appear to be complimentary to the old building in
that way.
• The walkway across the open area needs to be lightened up.
• Some offset for the loss of the arcade.
• Concern about the roof material.
• 3rd floor connection has a 'Travel Lodge' look.
• Too many railings.
• Removal of windows and awnings and adding moldings do not improve
the walkway.
• New elements to add to the design, more pedestrian friendly and visually
interesting.
• Building has to be more useable and tie in with the other one.
Motion was made by Chairperson Kiser to continue this item to February 20, 2003.
16
INDEX
N
City of Newport Beach
Planning Commission Minutes
January 9, 2003
Ayes: Toerge, Agaianian, Kiser,
Noes: None
Selich, Tucker
a) City Council Follow -up - Ms. Temple reported that the regular meeting was
sed to seat the new Councilrr)embers and a farewell to the departing
uncilmembers. The meeting was held the following week at which time
the heard the appeal of the Planning Commission approval of the
Var eon Balboa Avenue for Mrs. Eckert . The applicant's architect
submit a revised plan reflective of your conditions of approval except for
the redu 'on in floor area. The revised plan was accepted by the Council
so they sus 'ned the action to approve with a plan modification.
b) Oral report frN Planning Commission's representative to the Economic
Development mittee - Commissioner Selich reported that there was
no meeting.
C) Report from Plannin Commission's representatives to the General Plan
Update Committee - mmissioner Agaianion reported that committee
has identified a subcom tee to define and refine the document and the
public input received so far, nd continued to allow the GPAC.
d) Report from Planning Commi ' n's representative to the Local Coastal
Plan Update Committee - met ice and are in the process to meet the
time frame mandated by the state submit the Local Coastal Plan, which
is required by June of this year. Co ments from various committees are
being incorporated. The Commission ed for copies of the report.
e) Matters that a Planning Commissioner w Id like staff to report on at a
subsequent meeting - Commissioner Selich ked for a report on how the
departments review things. Discussio followed on level of
detail/ timing /costs /responsibility /sensitive issue pointed out to the
Planning Commission. Following the discussion, it as decided a report is
not necessary.
f) Matters that a Planning Commissioner may wish to ace on a future
agenda for action and staff report - enforcement n landscaping
conditions.
g) Status report on Planning Commission requests - none.
h) Project status - none.
i) Requests for excused absences - none.
17
INDEX
Additional Business
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TABLE OF CONTENTS
Table of Contents
i INTRODUCTION ............................. ..............................1
1 EMERGING CHARACTER ...................... ............................... 2
A. PUBLIC ROLE ........................ ............................... 2
B. PRIVATE ROLE ....................... ............................... 2
II VILLAGE FRAMEWORK & CHARACTER ............. ............................... 3
A. FRAMEWORK .......................... ..............................3
B. CHARACTER ........................ ............................... 3-4
C. BUILDING DESIGN TYPES ................ ............................... 5-6
D. ACTIVITIES ........................... ..............................7
E. NEGATIVE CHARACTER ................... ............................... 8
III DESIGN PRINCIPLES FOR BALBOA VILLAGE ............ ...........................9 -10
IV DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS ........................11
A. INTRODUCTION ...................... ............................... 11
B. SITE DESIGN GUIDELINES .................... ..........................11 -13
C. BUILDING DESIGN GUIDELINES .............. ............................... 13
1. GENERAL DESIGN CONCEPTS .............. .............................14
2. BUILDING HEIGHT ..................... .............................15
3. ROOFS ......................... ............................... 16
4. WALLS ......................... ............................... 17
5. FACADES, STOREFRONTS, CANOPIES & AWNINGS ............................. 17 -20
6. DOORS AND WINDOWS ................... ..........................20 -21
7. LIGHTING ........................... .............................22
8. ORNAMENTATION ....................... ..........................22 -23
9. FINISH AND COLOR ..................... .............................23
10. ADDITIONS TO EXISTING BUILDINGS ........ 24
11.SIGNAGE ........................... .............................24
APPENDIX I : FACADE RENOVATION CONCEPTS ....... ............................... 25 -29
BALBOA VILLAGE DESIGN GUIDELINES
i Introduction
The Balboa Design Guidelines address physical improvements
to private property which will enhance village character. The
Guidelines supplement the Specific Plan District Number 8,
Central Balboa, by replacing the Design and Development
Guidelines, Section 20.45.025.
The primary approach to establishing the new Guidelines lies
in the recognition that Balboa's form and character has
evolved over the past 90 years, has many positive attributes,
and that improvements to existing buildings and new con-
struction can enhance village appearance by respecting
Balboa's eclectic mix of styles and character.
The Guidelines are applicable to all building improvements
within Balboa Village. They will be considered in the permit
review and approval process to encourage high quality design
and creativity.
The following types of improvements are exempt from these
Design Guidelines:
• Individual Single Family Residential and Residential
duplexes
• Maintenance Activities which do not alter exterior
appearances
• Underground Construction which does not after above
grade appearances.
INTRODUCTION
• Interior Improvements which do not after exterior
appearances
The Guidelines are organized into four major sections:
• The description of the program for major infrastructure
improvements;
• The definition of village character in respect to physical
form and activities;
• The definition of design principles applicable to Balboa
which offer a common framework to enhance
village character, and
• The definition of the design guidelines according to
Site Design and Building Design, with separate sections
addressing improvements to existing buildings and con-
struction of new buildings.
The Guidelines should be employed as a basis for the cre-
ative design process, involving the applicant and City staff in
a dialogue to achieve appropriate design solutions. The
guidelines are not quantitative standards and therefore are
subject to interpretation.
BALBOA VILLAGE DESIGN GUIDELINES I 1
EMERGING CHARACTER
I. Emerging
Character
The City of Newport Beach is implementing a public improve-
ment program for Balboa Village. A combination of public
and private renovations are required to transform Balboa
Village from its present state into an attractive and welcom-
ing place full of vital and successful businesses.
A. Public Role
The City of Newport Beach is implementing a public improve-
ment program for Balboa Village. The Village Plan, as illus-
trated in Figure 1, provides an overall vision of the renova-
tion. It shows the major improvements to streets, sidewalks,
parking lots, park and walkways, and the addition of street
trees and other landscaping. All of these improvements
intend to reinforce village scale and character.
A vital characteristic of the village is pedestrian spaces.
These include sidewalks and walkways which are attractive,
wide enough for people to feel comfortable, shaded by trees,
and that give access to attractive, well - designed stores,
restaurants and businesses. The combination of new street
trees, store -front plantings and colorful paving patterns will
all contribute to making these vital pedestrian spaces.
The connection of parking to the village is another vital char-
acteristic to be improved. The existing pier parking lot is
redesigned to provide more short-term parking adjacent to
the village on Ocean Front. In addition, walkways along Palm,
Washington and Main will be continued into the parking lot,
with landscaping, such that pleasant and direct pedestrian
routes connect parking to the village. Essentially, the village
grid of streets is continued into the parking lot.
To provide more short-term parking within the village, Bay
Avenue is modified to provide additional on- street parking.
2 1 BALBOA VILLAGE DESIGN GUIDELINES
Other sites between Balboa Boulevard and Bay will also pro-
vide increased parking. Even with a reduction of parking
spaces on Balboa Boulevard in order to widen sidewalks,
there will be an overall gain in parking and in particular
short-term spaces adjacent to and within the village.
The renovation of Peninsula Park will create an attractive vil-
lage green with an outdoor performance space surrounding
the existing bandstand. The village green is a major entrance
to the village at Main Street, and is an important meeting and
gathering place. The addition of seating and landscaping will
further encourage these activities. The combination of
Balboa Theater and the Peninsula Park performance space
will greatly expand Balboa's role as a culture and arts cen-
ter on the Peninsula.
Balboa Pier Plaza is part of the renovation program and will
provide a pleasant plaza with comfortable seating, shade
trees and colorful planters to mark the foot of historic Balboa
Pier.
B. Private Role
Improvements to buildings and storefronts are an equally
important part of the overall renovation program.
The Design Guidelines are provided to ensure that private
sector actions are carried out in a coordinated manner which
is directed toward retaining village scale and character and
upgrading facade appearance. Whether the renovation is to
incorporate landscaping into a facade, conduct maintenance
such as exterior painting, or to carry out a full face -lift, these
efforts should be implemented in accordance with the
Guidelines. The end result should provide improvements
which are compatible in scale, size and appearance with viV
lage character, are attractive and functional, are respectful of
Balboa s past, and employ creative design solutions.
H. Village Framework
and Character
A. Framework
Balboa Village, between bay and beach on the Balboa
Peninsula, is a small town commercial district in Newport
Beach. In recognition of this setting, Balboa's architectural
heritage evolved to reflect seaside themes. Most prominent
are the Balboa Pavilion and Balboa Inn, both on the National
Register of Historic Places, which anchor the bay and beach
ends of Main Street. The Pavilion has Victorian detailing in
its ornate cupola and wood details, and has over time
become an icon for Balboa. The Inn is Spanish Colonial
Revival, with tile roof, towers, arched arcades and masonry
BAYFj�
OCEANFRONT BOARDWALK
VILLAGE FRAMEWORK & CHARACTER
details. In between, individual buildings reflect an eclectic mix
of architectural styles (Art Deco, Balboa Beach Cottage, Main
Street commercial), some more successfully than others.
The existing ground plan (Figure 2) of Balboa Village com-
bines marry of the elements found in traditional villages: nar-
row streets, small blocks, small lots with narrow frontages,
building walls lining the sidewalk which define street space,
open shop fronts, mix of commercial and residential uses, a
village green (Peninsula Park) and a tree -lined Main Street.
Add to this elements unique to Balboa: bayfront promenade
(Edgewater) lined with boats, docks and funzone, oceanfront
boardwalk (Oceanfront Walk), and Balboa Pier, another of the
villages historic landmarks. Views of beach, bay and distant
mountains from Oceanfront and Edgewater are constant
reminders of the natural beauty of this unique setting.
EM MIXED USE BLOCK ED VILLAGE GREEN
rl BUILDING WALLS DEFINE ® PROMENADEIBOARDWALP
STREET SPACE
VIEWS
PROMINENT LANDMARKS
co
WAIR
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FIGURE 2 1 BALBOA VILLAGE GROUND PLAN
BALBOA VILLAGE DESIGN GUIDELINES 1 3
VILLAGE FRAMEWORK & CHARACTER
B. Character
Balboa's character is not based on a particular architectural
style or outstanding buildings. Some may say, like artist Rex
Brandt who memorialized Main Street in his famous water-
color, that it is bigger than any physical place, and more a
feeling shared in all its parts that is as difficult to define as
love. It is the combination of physical setting, mix of beach,
bay and village activities, residences, and eclectic collection
of buildings.
Balboa Village Character can be defined by such
features as:
• Immediate access to beach and bay;
• An overall small scale compact village form composed of
irregular blocks within a grid of local streets and alleys;
Traditional Storefront
Architectural Detail
• One, two and three story building scale;
• A handful of landmark buildings which offer exceptional
examples of Mediterranean, Spanish and Victorian styles;
• Views to ocean, bay and distant mountains;
• Pedestrian scale;
• Mix of residential, retail, entertainment, and beach and
bay activities;
• Architectural details such as varied roof shapes and tow-
ers, file wainscots on storefronts, display windows with
awnings and canopies, and recessed entries.
1 -3 story building scale
4 1 BALBOA VILLAGE DESIGN GUIDELINES
Beach Front
Landmark
Pedestrian Scale
Bay Front
Landmark
Mixed Uw
VILLAGE FRAMEWORK & CHARACTER
Window Disvliz
Window Displays of merchandise are one of the most impor-
tant impressions a business makes on the passing pedes-
trian. Displays should be purposeful statements of mer-
chandise quality designed to visually attract potential cus-
tomers.
• Merchandise selected for window display should be limit-
ed to items that dearly depict the range of offerings.
• Displays should incorporate color, background, props and
lighting that create an appropriate image.
• Window displays should change on a regular basis to
maintain a sense of surprise and interest. If displays re-
main unchanged, they become faded and taken for grant
ed, and seasonal display themes are ignored.
• Display windows should not be obscured by temporary
signs attached to the glass.
C. Building Desim Tunes
Building appearance contributes to the character of Balboa
Village. Many of the structures are vernacular in style, cre-
ated by local builders using materials and forms common to
the period and place. The value of vernacular buildings is
generally inherent in groupings, rather than individual build-
ings, that present visually pleasing and coherent street
scenes that define village spaces.
Balboa is fortunate to have several buildings which are exem-
plary of a particular style, and illustrate appropriate scale and
architectural richness. These buildings include Balboa
Pavilion, Balboa Inn, Balboa Saloon, Washington Street
Cottage, Old Hardware Store (Main and Balboa), Newport
Landing Restaurant, and Balboa Theater.
BALBOA VILLAGE DESIGN GUIDELINES 1 5
VILLAGE FRAMEWORK & CHARACTER
The building design types farad in Balboa include:
Balboa Beach Cottage. This style was common in the
1920's and later. it is characterized by wood siding, both
shiplap and board and batten, and gable roots with over-
hanging eaves. There are few examples left within the vil-
lage. The most prominent is the two -story residence and
retail shop at Balboa and Washington. The retail building has
a street -front addition which detracts from the simple cottage
design and prominent gable roof.
Balboa Beach Cottage
Two -Part Commercial BIocks. These buildings were
prevalent from the 1850's to 1950's and became the con-
text for Main Street architecture. The ground floor provides
retail space with a simple arrangement of store front windows
and entry, sometimes recessed, and a separate entry to sec-
ond floor space which was used for office or residence. The
tyro -part division into distinct uses was often referred to as
shop - houses with origins back to Roman antiquity. A high
parapet or simple projecting shed roof hides the flat roof,
and there is little ornamentation except for the original brick-
work, decorative pin caps at the line of the second floor and
roof, and window details. A sizeable wall area above shop
windows provides space for advertising and makes the facade
appear larger. Good examples are on Main Street, although
layers of facade modernization (lava rock, tile, and siding)
have covered the original wall material.
2 Part Commercial Blocks
Art Deco. These buildings were typically constructed in
the 1930's and later. They feature smooth stucco wall sur-
faces, linear and curvilinear decoration and stream -line
modern appearance. Strip windows are typical and sidewalk
canopies or eyebrows are usually curvilinear. Towers and waterfront Wdorian
6 IBALBOA VILLAGE DESIGN GUIDELINES
other vertical elements project above the flat root line. A
good example is Bubble's at the comer of Balboa and Palm.
Art Deco
Spanish Colonial Revival. This style was widely used
throughout Southern California for commercial and residential
structures. Prominent characteristics including protruding win-
dow boxes and plaster bands at the window sill line and as
part of the column base, arched storefront window openings,
towers with file topped cupola, wrought iron railings, heavy
plaster walls with simple surfaces, tile roofs and deeply
recessed windows. Examples include the Balboa Inn and
Balboa Theater.
Spanish Colonial Revival
Wate&ront Victorian. This style was associated with
Southern California resort settings and became signature
landmarks for the resorts. Its graceful lines are character-
ized by double -pitch roofs, intersecting gables and domed
cupolas. Outdoor decks were decorated with ornate wood
railings and wood braces. Haff- circle windows were also a
common feature as were wood eave details. The Balboa
Pavilion is the primary example in Balboa Village.
D. Activities
Village framework and character is more than a collection of
buildings. Equally important are the activities that bring life
to the village. While the mix of activities has evolved since
the heyday of gambling, dancing and rum- running in the
1920's, fun at the beach and bay for families is still a cen-
tral theme. It is important to recognize Balboa Village as a
commercial - recreation center within the residential neighbor-
hoods of Balboa Peninsula. That means the village is sur-
rounded by residences at each end and in much of the sec-
ond floor space throughout the village.
The activity structure relates to bay and beach activities,
entertainment and services for residents and visitors. (See
Figure 3, Activity Structure) Because of bay access, mar-
Rime-related activities line Edgewater along the bayfront.
Sports fishing, boat rentals, tour boats and excursion boats
offer residents and visitors a host of maritime recreation
activities. A midway character complements the bayfront mix
with a fun zone offering such traditional activities as Skee-
BaII, bumper cars, ferns wheel, and carousel to more con-
temporary computer - electronic games. Restaurants and food
and beverage stands are interspersed all along the bayfront.
Oceanfront provides pedestrian access to the beach and is
the focus for beach activities. This includes Peninsula Park
VILLAGE FRAMEWORK & CHARACTER
for informal play, picnicking, handstand concerts and special
events, residences, hotel, restaurants, parking and historic
Balboa Pier for strolling, fishing and dining.
In between are the shopping streets of the village, including
Balboa Boulevard, Main Street, and Palm Street. The mix of
activities serves both residents and visitors and includes
restaurants, retail shops and services. Two story commercial
buildings provide residential uses on the second floor. This
mix of activities today is changed from what it was just a
decade before, when more locally oriented services and
shops were available. Residents and businesses look forward
to an evolutionary change that will offer a more appearing
mix. The new list of activities should provide a balance
between resident - serving shops and services and visitor -ori-
ented activities. The historic Balboa Theater is scheduled to
re -open soon as a performing arts center for stage and
screen. R will act as a catalyst to village revitalization where-
by bistros and restaurants will be attracted to serve theater-
goers, as well as art galleries and boutiques. The scale,
quality and diversity of shops and restaurants on Balboa
Island provides a nearby model for a retail mix appropriate
to Balboa's shopping streets. There is a balance of shops,
restaurants and galleries that provides an interesting window -
shopping experience, provides goods and services for local
residents, and above all provides a social gathering place
which is inviting , comfortable and attractive.
NMI=
3 ACTIVITY STRUCTURE
BALBOA VILLAGE DESIGN GUIDELINES
VILLAGE FRAMEWORK & CHARACTER
E. Negative Character
Detractions to village character have occurred over time. It
is important to identify them so that future changes can cor-
rect and avoid detracting elements. Negative impacts are
usually caused by incongruous and loud statements to adver-
tise a business through sharp contrast with its surroundings.
Examples include the following:
• Murals which overtake the entire building;
• Awnings which in color, shape and size attempt to over-
whelm or compete with their neighbors;
• Bright colors applied to the entire building wall;
• Roof shapes and colors which sharply contrast with their
neighbors or the subject building; and
• Signs which are out of scale with the building.
• Minor detractions are caused by inappropriate details,
unattractive display windows and lack of building maint-
enance.
Without appearance codes at the local level, there is no
direction to enhance the physical character of Balboa Village.
Clearly, it is necessary to reach an agreement on the basics
of village form and character (height, scale, color, proportion,
materials) and to allow them to be manipulated to create
individuality which achieves a collective benefit.
Unattractive
8 1 BALBOA VILLAGE DESIGN GUIDELINES
Roof Sharg Color With Sharp Contrast, Bright Wall Color
Signs out of Sale VIM Building
Murals That Take Oaer Building
Con peling Awnings
III Design Principles
for Balboa Village
Design principles are more often expressed through good
examples rather than through the blunt instrument of inflexi-
ble rules and regulations. Attempts to achieve good design
through regulation can become constraints rather than incen-
tives. At the same time, however, certain basic design prin-
ciples are necessary to establish a common framework for
compatibility of new construction and refurbishment of exist-
ing buildings. The following design principles offer a common
framework to achieve compatibility:
Village Green. The primary open space in Balboa Village
is Peninsula Park, a meeting place and stage for culture and
recreation. Buildings which frame the green should contribute
to its ambience with animated building frontages which
engage pedestrians.
Village Green
Human Scale. Most buildings are one to three stories,
and no wider than a large house. The presence of many
residences within the village plays a significant role in achiev-
ing human scale.
Human scale
Quality Architecture. Although buildings represent a
very wide range of styles, they should strive to be wellcraft-
ed in their style and detail.
DESIGN PRINCIPLES FOR BALBOA VILLAGE
Quality Arrhitectum
No Incompatible Architecture. Buildings of different
styles can harmonize due to similarities in scale, roof shapes,
rhythm of openings, color, and materials. Incongruous ele-
ments such as bright, loud colors, jarring roof shapes and
blank walls can be eliminated through thoughtful renovation.
Inviti g Scree ts. Streets lined with attractive dis-
play windows which open the facade to view create pedestd-
an scale and interest
Inviting stmetf ants
Landscape. The presence of plantings integrated with
retail facades is an important step toward streetscape beau-
tification. The recurrence of landscape on a number of
facades will promote village character. Landscape elements
include window boxes, sidewalk planters, decorative lattices
and vines, and second floor window boxes and balcony planting.
Landscape
BALBOA VILLAGE DESIGN GUIDELINES 1 9
DESIGN PRINCIPLES FOR BALBOA VILLAGE
Landmarks and Context Buildil%V Preservation of
landmark buildings is vital to village character. Equally impor-
tant is to treat adjacent buildings as context which are com-
patible with landmarks because they do not compete but
present a more quiet expression of village character, with
small scale, subdued colors and simple shapes and details.
Landmarks and Context Buildings
Views. Recognition of this setting is vital to expressing the
essence of Balboa Village. Preserving public views toward
beach and bay, providing outdoor dining overlooking bay,
and providing upper level balconies overlooking beach and
bay are ways to recognize the setting.
Beach and Bay
Special Features.
In this category are
cupolas, towers, bandstands
and fountains. These fea-
tures should be established
as important visual elements
of village streetscape where
consistent with the design
principles.
Special Features
10 1 BALBOA VILLAGE DESIGN GUIDELINES
Sense of Enclosure. Street space should be well defined
by buildings and trees .lining the streets. Gaps in the
streetscape, such as parking lots, should be defined at the
edge of the sidewalk with trellises, fences or landscaping.
The small blocks, narrow streets and narrow lot pattern fur-
thers the sense of enclosure.
Sense of Enclosure
Mixed Use. The traditional pattern of ground floor retail
with second floor residences or offices should be encouraged
to continue. This pattern occurs throughout village blocks
with frontages on Balboa Boulevard, Main Street, and Palm
Street.
Mixed Use
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
IV Design
Guidelines for
Improvements to
Sites and Buildings
A. Introduction
These guidelines are not a substitute for good design. Each
applicant should recognize the qualities and attributes that
make up the unique architectural character of Balboa and
retain and promote these qualities in existing and new struc-
tures.
The guidelines address site design and building design and
are organized to address two major categories of action
which can be taken to improve property: improvements to
existing buildings and new construction.
ftVrovements to Existing Buildings
There are various degrees of improvements that can be
implemented to upgrade and enhance existing conditions. All
should have a common design goal of creating individual
building improvements that will contribute positively to
Balboa's overall form and character.
Construction Qf New Buildings
Design guidelines for new construction encourage compatibil-
ity with adjacent buildings, and design consistency with
village character. Balboa has a strong "sense of place" which
needs to become more visually coherent. Buildings should
relate first to human proportions and respect the scale of the
buldings around them. This will lead to harmony among the
parts.
B Site Design Guidelines
1. Lot Size
Lot size varies throughout the village. The original platting
was 27 feet wide by 95 feet deep. Lot consolidation has
aRered this pattern to one where a combination of narrow
and wide lots exist side by side, and building facades also
refect this variation.
Recommendations for Lot Size.
• Maintain the mix of narrow and wide lots, with fairly uni-
form depths.
• Further consolidation should require a building's facade
articulation to express narrow lot frontages, from 27 feet
to 54 feet, in order to reflect the historic pattern of
small lot frontages
Street setbacks in the village are 0 feet for commercial uses.
The general pattern is streetroat building walls set at the
back of the sidewalk, which creates a continuous building wall
Wining the street space. Variations to this pattern include
minor (less than five feet) recessed doorways and store-
fronts, and some 45 degree angled entries at corner lots.
BALBOA VILLAGE DESIGN GUIDELINES 111
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
Recommendations for Setbacks:
• Maintain the historic pattern of a continuous building
wall.
Avoid siting building facades at an odd angle to the
street and sidewalk, with the exception of street comers,
which may incorporate angled building walls.
• Gaps in the building wall should be infilled with a con-
tinuous building wall or other appropriate element such
as walls, trellises and planting.
3. On -Site Parking
Historically, parking was not provided on town parcels
because of their small size, few private cars and because
Balboa was served by the Red far rail service. Through lot
consolidation, some of the larger commercial uses dedicated
a side or rear lot to parking. The general pattern today,
however, is that parking is generally not provided on the lot,
which has allowed the historic main street character of a vil-
lage to evolve where continuous storefronts are rarely inter-
rupted by parking lots.
Recommendations for On -Site Parking:
• Maintain the historic pattern of limited on -site parking
visible from the street.
• Where on -site parking is provided, it should be at the
rear of a lot so the street wall is not interrupted.
• Where parking lots are adjacent to the street, efforts
should be made to screen them from public view by
using a combination of landscape planters, walls and
trellises to visually continue a "green wag" fronting the
parking.
• Where there are curb cuts for parking lot access, they
should be relocated to existing alley curb cuts or other
places where sidewalks and parkway planting will not be
interrupted.
4. Site Landscaping
Site landscaping includes plants, hardscape elements and
planters that are part of the street wall.
Village vernacular usually includes a variety of means where-
by building frontages incorporate planting. These include
window boxes attached to the facade at the ground level and
upper floors, wall vines, decorative lattices and ceramic
planters.
In order to enhance frontage appearance, create a garden
atmosphere to complement parkway planting, and to other-
wise improve the conditions of older buildings, the following
recommendations should be pursued:
• Fully landscape building setback spaces with attached or
free - standing planters.
• Incorporate sidewalk vine pockets with wall lattices along
blank walls planted with colorful vines that become part
of the building wall, and should be compatible with the
adjacent architectural character.
Parking Lot Screening
12 1 BALBOA VILLAGE DESIGN GUIDELINES
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
• Incorporate planters into second floor balcony railings or
furnish these spaces with planters.
• Wherever possible, incorporate window boxes at ground
and upper floor windows. Plantings should not obscure
decorative facade features, such as ceramic tile wain-
scots.
• All plantings are to be properly maintained in a healthy
and attractive condition, including the use of automatic
irrigation systems.
• For buildings with multiple store fronts or repetitive
upper level windows, plant materials should be consis-
tent and complementary for the entire building frontage.
• LRilize site and building landscaping to obscure unat-
tractive conditions such as blank walls.
5. Alleyways
Alleys provide access to marry of the properties in Balboa
Village, both for garage and service access. These forgot-
ten spaces are an often overlooked resource that could, with
a little imagination and care, be made into visually pleasing
spaces.
Properties abutting alleyways that are to be refurbished or
involve new construction should include in the scope of work
architectural enhancements, landscaping and other aesthetic
improvements.
"0
CI
Landscape Incorporated into Facades
C Building Design Guidelines
The following guidelines are organized to address general
design concepts and particular building elements, including;
• Building height,
• Roofs,
• Walks,
• Facades,
• Storefronts,
• Canopies and awnings,
• Doors and windows,
• lighting
• Ornamentation
• Finish and color.
Alley Enhancement
BALBOA VILLAGE DESIGN GUIDELINES 113
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
1. General Design Concepts
The following design concepts are applicable to Balboa
Village buildings and should guide renovation and new con-
struction.
Proportion is the size relationship of building elements to
each other, such as width to height, window size to facade,
or awning size and shape to building front. Two story build-
ings emphasize vertical proportion, while one story are more
horizontal.
Proportion
Scale is the apparent size of a building with respect to
nearby buildings and to the human body. Facades which are
divided by windows and doors break up the apparent scale
as opposed to a blank building front. Awnings and canopies
over the sidewalk create "pedestrian" scale by their shelter
and sense of enclosure. Compatible scale between adjacent
buildings is achieved by similar facade divisions and height.
Scale
Massing is the arrangement of building volumes. Most
Balboa buildings have simple rectangular shapes.
Massing
14 1 BALBOA VILLAGE DESIGN GUIDELINES
Rhythm refers to the repetition of facade elements, such
as columns, windows, doors and awnings. A regular spacing
of elements produces a regular rhythm. Rhythm can also be
achieved in building groupings, such as several two story
structures adjacent to each other with similar size windows
and spacing. Most two story buildings in Balboa demonstrate
regular rhythm in the spacing of windows.
Rythym
Composition is the organization of building facade ele-
ments. Storefronts composed with a wainscot, picture win-
dow and transom windows above illustrate a three -part
facade composition.
Composition
Compatibili tg is the relationship between buildings and
their parts, and can be achieved through "family resem-
blances' and the use of similar materials, colors and details.
A mansard roof placed in the middle of a group of high para-
pet facades is jarring to the appearance. A grouping of two
and three story facades with similar floor and window lines
would achieve compatibility.
Compatibility
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
Recommendations for General Design Concepts.
For Existing Building:
• New or replaced elements, such as doors and windows,
should be consistent with the proportions of the original
design so that the final composition is unified.
Human or pedestrian scale should be maintained in
Balboa. Ornamentation, canopies, awnings, doors and
window openings and other elements can give a build-
ing human scale. Buildings with elements of great size
are monumental in scale. Large, undifferentiated build
ing surfaces are scaleless. Both approaches should be
avoided in Balboa.
• Maintain compatibility within groups of buildings by
using similar details, colors and materials.
For New Buildings:
• Simple rectangular massing should be maintained.
• Storefronts should be balanced with symmetrical propor-
tions and emphasize openness.
Repetition of building elements, such as window and
door openings, should be consistent with the size and
spacing of openings in adjacent existing buildings of
character.
• Visual harmony and compatibility between buildings is
encouraged; however, buildings should maintain individ-
ual character and not replicate each other.
• The scale and proportions of new construction should be
compatible with rather than compete with nearby land
mark buildings. Similar facade composition (walls to win-
dows) in nearby landmarks is an especially important
relationship to be emulated in new construction.
2. Building Heigh
The height limit for Balboa Village is 26 -35 feet. The high
point of a sloping roof can exceed this range by five feet.
This height range thus provides flexibility to permit up to
three story buildings, which is consistent with the one to
three story height range found throughout the village.
Exceptions to the height range can also be considered
through provisions of the Central Balboa Specific Plan #8
and use permits provided that certain findings can be made.
These include consideration of open space, views, superior
architecture, and compatible scale relationships to existing
structures.
Recommendations for Building Height:
• For existing and new construction, the existing 26-35
foot height range is appropriate.
• Height differences between landmark buildings and near-
by structures should maintain the visual dominance of
the landmark, in most cases.
• The overall proportions of existing buildings should be
retained, with the exception of second floor additions
which achieve appropriate proportions and compatibility
with adjacent buildings.
3 story
2 story
1 story
,a p0'
Range of Budding 11eights
BALBOA VILLAGE DESIGN GUIDELINES ) 15
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
3. Roo s
Roof forms generally impart a strong visual character to a
building and often define its style. Residential buildings,
which are located throughout the village, commonly have front
gable and hip roofs. Commercial buildings are generally Flat
with a high parapet front, or a short projecting shed roof
along the facade. Both the Pavilion and Balboa Inn have
unique roof shapes expressive of their styles. Common roof-
ing materials include mission tile in earth tones, shingles and
built -up roofing.
Recommendations for Roofs.
For Frdsting Buildings:
Retain the existing shape, materials and other roof fea-
tures of landmark buildings, and other buildings with
special features, and maintain them in good repair.
• Where existing roofs are incompatible with their sur
roundings, they should be replaced to become compat-
ible in shape, materials and color. Examples include
mansard roofs on Balboa Boulevard.
• Adding new features to existing roofs, such as dormers
or visible mechanical equipment, should usually be
avoided.
• In residential areas of the village, gable and hip roofs
should be retained and other roof shapes discouraged.
For New Buildings:
• Roof shape, material and color should be compatible
with nearby landmark structures and other buildings of
character.
• Avoid non - traditional roof forms such as mansard or
other atypical shapes
• Flat roofs should be obscured by high parapets on the
street elevation.
• In residential areas of the village, use only hip and gable
roof shapes to maintain residential compatibility in scale,
material and color.
• Consider roof towers at prominent intersections on Palm
and Main Streets.
16 1 BALBOA VILLAGE DESIGN GUIDELINES
I
Residential
III
Beach Pavillion
Spanish Colonial
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
4. Walls
Wood, stucco and masonry are the common materials found
in walls of village buildings. Wood is primarily used in resi-
dential structures and includes shingles, vertical Tongue and
Groove and horizontal shiplap siding. Stucco and masonry
are predominant choices for commercial structures. As a
result of newer renovations and additions, combinations have
occurred such as brick and wood siding, or various wainscots
applied over the original wall. The latter include ceramic tile
and stone. Often, these outer layers were attempts at mod-
ernization and sometimes result in an incongruous appear-
ance.
Recommendations for Walls.
For Existing Buildings:
Identify and retain wall materials which are part of the
original structure. Repairs and replacement should
match as close as possible to the unit size, joint size,
bonding pattern and color. For Main Street, the pre-
dominant wall materials are brick, masonry, and stucco
which should be maintained and employed in all
improvements to retain the character and scale.
Incongruous layers of materials which cover up the orig-
inal condition should be removed and replaced with
more compatible materials or those representative
of the original. Wherever possible, brick wall surfaces
which have been painted or covered should be returned
to their original color and character. If removal of paint
may cause damage to the underlying masonry, then the
coating should be retained in good condition and color.
Wainscot materials for storefront walls may include brick,
ceramic tile and similar materials which contribute to the
overall character of the facade. Tile wainscots should
be considered as a unifying theme for commercial build-
ings on Main Street and Balboa Boulevard, and replace
existing tile which is incongruous.
• Stucco repairs should be accomplished by removing
damaged material and patching with new material that
matches the old in texture and strength.
For New Buildings:
• New construction should use exterior wall materials that
are compatible with nearby existing structures. Comp-
atible materials include masonry, stucco, wood
shingles, and wood siding (vertical board and batten or
horizontal shiplap), and decorative ceramic tile
for wainscots. Incompatible materials include aluminum
or vinyl siding, fake stone or brick veneer, plywood sid-
ing and any materials with reflective or shiny surfaces.
The characteristics of the wall finish should be compat-
ible with nearby landmark buildings and older buildings
to be retained. Wood siding should have a similar on
entation and board spacing. New masonry should have
bonding patterns and mortar joints that emulate existing
conditions.
5 Facades StoreFronts Can,olpies and AwninP
The term "facade" refers to the front elevation of the build-
ing. This public face is typically more embellished than other
elevations. Traditional storefront commercial facades have a
great deal of variation, however basic elements include the
storefront and the upper facade. The upper facade often
employs a high parapet or false front to create additional
height to give the building importance. Where commercial
buildings are two story, the upper floor is residential or office
with regularly spaced window openings, sometimes embel-
lished with framing details and planter boxes.
The storefront is composed of display windows, sometimes
topped by transom windows. Multi -paned windows further
divide the scale of the facade as opposed to large single
panes of plate glass. The panels below the display windows
are tensed bulkheads or kick plates, and have often been
covered up with an added layer of material, such as stone
veneer or ceramic tile.
A fixed canopy is a common element of storefronts to pro-
vide shade and shelter over entrances and windows.
Canopies generally run the length of the facade, with an
average clear height of eight to ten feet to the underside of
the soffit. The canopies are wood or metal framed and
sheathed with a solid roofing material. Sometimes lighting is
built in, either strip lights along the eave or down- lights
recessed into the soffit.
Awnings are an alternative to canopies in providing shade
and shelter. However, their application to the facade is quite
different. A variety of shapes are common, including tradi-
tional, domed, shed and retractable. They are light weight
and can incorporate signage in the face or valance portion
of the awning. It is common for awnings to extend for only
a portion of the facade, or to have several different awning
shapes and colors on a single building, often presenting a
confusing and uncoordinated array of shapes, sizes and colors.
BALBOA VILLAGE DESIGN GUIDELINES 117
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
Recommendations for Facades, Storefronts, Canopies
and Awnings.
For Existing Building:
• Identify, retain and preserve the original functional and
decorative features of the facade and storefront. If pos-
sible, peel back added layers and return to the original
character.
• Do not introduce "imitation' elements, such as coach
lanterns, mansard overhangs or small -paned display win-
dows unless they can be documented as appropriate to
the facade.
• New storefronts in existing buildings should be compat-
ble with the size, scale, materials, color and proportion
of the existing building.
• All storefronts should reflect traditional parts, including
bulk head, rectangular display windows, vertical piers,
transom windows, horizontal wall space for primary sig-
nage and parapet or second floor with regularly spaced
windows. Arched or rounded display windows may be
appropriate for particular architectural styles, such as Art
Deco.
The storefront should be located in the plane of the front
facade with no major projections or angled walls.
Entrances may be recessed and planter boxes are
encouraged as integral parts of the storefront.
transom
windows
display
window!
window be
bulkheac
windows. Approximately 60% percent of the storefront
area should be transparent. When less window area is
desired, blinds and interior curtains should be used.
Entrance doors with transoms and sidelights are appro-
priate and enhance facade transparency.
Generally, wood is an appropriate material for window
frames since it can be painted or stained to provide a
color accent If aluminum exsts, it should have a dark finish.
Aluminum or vinyl are not recommended for traditional
storefronts because they limit the range of colors for
accents.
Non - original storefronts which have their own unique
character should be kept in good repair and be respec-
ful of the character of adjacent buildings.
Wherever possible, original canopy designs should be
incorporated in building improvements, such as the
Balboa Inn.
A continuous canopy line along the facade length may
be desirable. It should retain the shape and proportions
of the existing and be compatible with adjacent buildings.
Finished soffits with recessed lighting or incandescent
lighting along the eave are recommended. Thin, flat -
pitched canopies with gravel roofs should be avoided.
Canopies may project over sidewalks as long as they are
set back at least two to three feet from the curb face
and do not interfere with street trees and sidewalk fur-
niture such as street lights.
Storefront Design Elements
18 1 BALBOA VILLAGE DESIGN GUIDELINES
M
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
For New Buildings:
Storefronts of new commercial buildings should be com-
patible with nearby existing buildings. Traditional store-
front features should be emulated (bulkhead, end piers,
transom windows) and display windows should be at
least 24 inches above grade. Bulkhead materials may
be consistent with the facade wall material or employ a
contrasting decorative material such as ceramic tile.
Recommended file designs include bright colors of blues,
greens and black and softer light blue and yellow, and
natural unglazed, dense quarry tile or glazed in matte
or gloss colors. Solid colors and interlocking patterns
should be considered.
Use of canopies or awnings is encouraged to provide
shade and shelter for pedestrians. Wherever possible,
they should employ one consistent style and extend
the full length of the building or display windows and
entrances. The canopy or awning height should be
aligned with adjacent buildings, where possible.
• Storefronts should provide approximately 60 percent of
their surface area in transparent display windows.
Aluminum frames for display windows and doors are
generally discouraged, but may be allowed if they have
a dark finish and are more consistent with the new
structure than framed windows and doors with a con-
trasting trim color.
The following guidelines address awnings, and are
applicable to existing and new buildings:
• The size of awnings should be proportional to the scale
of a building and the surrounding streetscape. A sig-
nificant portion of the facade and parapet should be
visible at either end of the awning to provide a visual
frame.
• For buildings with multiple storefronts, it is preferable to
have one continuous awning the full length of the build-
ing, or the same shape and color awning installed over
repetitive storefront windows.
• Where existing canopies are to be retained, they should
not be combined with awnings or fabric valances, which
creates a confusing appearance.
• Traditional shaped awnings are preferred. These are
simple sheds with a 4:12 pitch or greater, may have
closed ends, and have a straight valance. Domed shape
awnings are not recommended unless they are compat-
BALBOA VILLAGE DESIGN GUIDELINES 119
ible with the building style or shape of display windows.
• Solid color or broad stripe patterns on awnings are pre-
ferred.
• For facade continuity on a building, awnings should be
a consistent height and depth.
The following awning features are to be avoided:
• Backlighting
• Vertical sign -front style
• Use of metal
• Shiny materials such as high gloss vinyl or bright colors
• Flowered or other patterns
Traditional auming shapes
Deep recesses reflect scale of adjacent cottage
Ground floor in tine with adjacent 1 story building, 2nd floor recessed
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
6 Doors and Windows
The front door is one of the most important elements of a
building facade. Doors are characterized by their operation
and materials, such as hinged , swinging, and metal or wood.
Doors are typically solid or glass in various paneled arrange-
ments. Balboa storefronts favor glazed doors which con-
tribute to facade transparency. Multi -light doors are associ-
ated with early Main Street building styles. In new or remod-
eled storefronts, narrow aluminum frames are common, while
older commercial buildings and residences generally retain
wood frames and casings. While there is a variety of window
shapes and sizes in Balboa Village, the main types are plate
glass and double -hung. Residential window types include
casement, awning and sliding windows. The rhythm of window
openings plays a significant role in a building's appearance.
Singles, pairs and triplets are common. In most cases, win-
dows are taller than they are wide. Clear glass is the most
common material, although there are a few examples of col-
ored glass.
201 BALBOA VILLAGE DESIGN GUIDELINES
Inviting Fmnt Door
Small Lite
'lei"— "'_t'��1_7 �_•!�:
Gsement
Plate
Wood Sliding
k i
Wood Sliding
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
Recommendations for Doors and Windows.
For Existing and New Buildings:
• The functional and decorative aspects of doors and win-
dows should be identified and retained where they make
a positive contribution to the building. Features to con-
sider include frames, sash, muntins, glazing, sills, heads,
jambs, moldings and door hardware.
New or replacement doors and windows may be accu-
rately restored using historical, pictorial, or other
research. New designs should be compatible with a
building's character.
Original door and window openings should not be
reduced or enlarged to install stock -size units. When
dropped ceilings are installed, they should be set back
from exterior openings to avoid cutting across the
openings.
Doors and windows should be recessed away from the
outer wall surfaces.
• Doors to retail shops should emphasize openess
by incorporating approximately 75% of the area to glass.
• Existing recessed doorways should be retained.
• Large, continuous expanses of glass without careful
detailing should be avoided. Glass areas can be subdi-
vided by mullions, panes, or decorative millwork to
create human scale.
• Tinted glass can be used to reduce solar heat gain pro-
vided it allows views into the retail shop. Reflective
glass should be avoided.
• Additional openings should not be cut into the street
facade, unless they are compatible with the overall buil-
ding character.
• Jalousie windows should not be used on front facades.
Avoid windows with reflective coatings, aluminum frames,
and diagonal pane divisions.
• New construction should bland with the proportion and
rhythm of windows and doors in surrounding buildings
which positively contribute to village character.
• The pattern, size and type of window and door open-
ings should be appropriate to the character of the build-
ing. Avoid jalousie windows, reflective coatings, and alu
minum frames.
• Doors and windows in facade openings should be
recessed away from the outer wall surface to suggest
the thickness of traditional masonry walls.
BALBOA VILLAGE DESIGN GUIDELINES 121
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
7. Lighting
The exterior lighting on buidngs is an important element in
establishing overall village character. Traditional lighting
included incandescent fixtures mounted on the underside of
canopies, on the front facade or wall lights of ornamental
metal and glass. Architectural features of a building are also
the subject for lighting. Tower elements and unique roof pro-
files are often outlined by lighting. Examples in Balboa
include the Balboa Pavilion, where lights outline the double-
pitch roof form and the distinctive cupola.
Recommendations for Lighting.
For Existing Buildings:
• New or replacement light fixtures should be based on
surviving prototypes, or on fixtures typical of the period
or style. Incandescent fixtures were typical; however,
energy efficient metal halide (color corrected) and halo-
gen quartz fixtures may be used. Fluorescent fixtures
are not recommended for the exterior unless shielded,
• The lights on the underside of canopies should be
replaced or added, using small incandescent bulbs
spaced between 12 and 24 inches to illuminate the
storefront and sidewalk.
For New Buildings:
• Exterior lighting levels should not compete with that on
existing nearby buildings.
• Incandescent bulbs are preferred, or shielded fluorescent
fixtures.
• Unique architectural features should be highlighted with
exterior lighting.
& Ornamentation
Ornamentation on most Balboa tillage buildings is quite sim-
ple. ft includes cornice line details, material texture, decora-
tive railings, unique window shapes, and cast column capitols.
22 1 BALBOA VILLAGE DESIGN GUIDELINES
Village Ornamentation
Balcony
Column Capitol
Wood Screen
case stone
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
Recommendations for Ornamentation.
For Existing Buildings:
Wherever possible, the original details of the building
should be uncovered or replaced with a compatible
substitute. Ornaments should not be added that are not
authentic or detract from the building's character.
For New Buildings:
• Ornament should be employed to enrich architectural
character. Appropriate areas for ornamentation include:
the parapet /roof interface, structural supports, and cor-
ner, door and window trims.
• The shape, color and texture of details should echo, but
not duplicate, those on nearby structures of character.
9. Finish and Color
The majority of buildings in Balboa Village have painted exte-
rior finishes on wood, masonry or stucco. Most buildings
have a relatively subdued color scheme. Original colors for
Village buildings were grey, white, blue trim, unpainted red
brick, beige, ochres and muted reds. Recently painted build-
ings have used earth tones for the body and contrasting
blues or rust for accents or a complementary beige. Visible
roofs are terra cotta mission tile or grey composition shingle.
The color of a storefront and/or building establishes a mood
and feeling about the district. It reinforces individuality of the
building and its relationship to the block and village. In
Balboa Village, there is no thematic color scheme just as
there is no thematic architecture. Main Street probably
comes the closest to a thematic character based on two story
brick buildings painted with light colors, predominantly white.
Recommendations for Finish and Color.
For Existing and New Buildings:
Colors of landmark buildings need not be original, unless
restoration is intended. Colors should be appropriate
to the historic style of the architecture. Wherever pos-
sible, feasible and appropriate paint on brick buildings
should be removed.
Colors should be muted earth tones and bright hues
should be avoided. Paint color should be used to high
light architectural form and details. Color selection
should show evidence of coordination with the colors
used on the block and adjacent buildings. They should
be compatible and complementary, but not identical.
Five colors should be considered - for base, walls, trim,
roof and architectural details. Dark colors are best for
the base of a building. The body of the building should
be lighter than the base and limited to one main color.
Where there are canopies or awnings, the wall color
above and below should be the same. Building trim
should be a contrasting color, yet coordinated with the
base and body colors. The roof color, where it is
visible, should be coordinated with the base, wall and
trim colors. The colors of architectural details should
also be coordinated with the facade scheme.
b9ical Color Schemes:
• Base -
Dark earth tones
• Body -
Light earth tones, off - whites (ivory,
Navajo) or light pastels
• Roof -
Earth tones
• Trim -
All colors, including intense saturated hues
in small areas
• Details -
All colors, appropriate to the overall color
scheme
Colors Not Recommended:
• Highly reflective
• Large dark surfaces
• Large areas of dark glass
BALBOA VILLAGE DESIGN GUIDELINES 123
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
• High gloss paint is not appropriate, except for trim and
accents.
Where a commercial building has more than one store
front, the building should have integrity of color. Color
should not be used to subdivide the building to reflect
the storefronts, unless there are architectural divisions
that create the appearance of separate buildings.
Similarly, the side elevations should be painted consis-
tently with the main facade.
Stone or tile surfaces shall not be painted. Choice of
color on the adjacent wall surface should be compatible
with the stone or tile.
• Paint on wood should be maintained to protect it from
ultraviolet light and moisture. Compatible paints should
be chosen and the manufacturers instructions followed.
The colors for newly constructed buildings should be
chosen to avoid competing with colors of nearby landmark
buildings or older buildings of character that will remain.
The color scheme should be designed to highlight simi-
lar elements in old and new buildings. For example, If
existing buildings have contrasting trim colors, a similar
pattern should be followed in new construction.
10 Additions to Existing Buildings.
Building additions are a small part of Balboa's eclectic
expressions, and are a future possibility in certain situations.
In most cases, additions would occur to add second floor
space to an existing one story structure.
Recommendations for Additions to Existing Buildings:
• Consideration of new construction should be given equal
weight to adding a second floor, unless the existing and
addition can be melded into one unified character.
• The design of contemporary-style additions which are
compatible with landmark and older buildings is possible.
Sensitive additions consider scale, proportions, materials,
detailing and color.
Additions on parcels adjacent to landmark structures
shall be designed to be compatible with the historic
architectural style.
24 1 BALBOA VILLAGE DESIGN GUIDELINES
11. Signage
The City of Newport Beach regulates signs through its zon-
ing code. Specifically, Chapter 20.67 and the recently adopt-
ed Balboa Sign Overlay ordinance govern signage. Included
is an amortization program whereby non - conforming signs
are encouraged to be removed and replaced by appropriate
conforming signs. A five year incentive program provides
design and financial assistance to owners.
FACADE RENOVATION CONCEPTS
Appendix I
Facade
Renovation
Concepts
The following section consists of facade renovation concepts
for four sections of Balboa Boulevard, which demonstrate the
application of the Design Guidelines. They are intended as
illustrations only and describe one possible set of design
solutions to existing facade conditions. The common theme
in the illustrations is to recognize the positive attributes of
each building and incorporate them into the design solution.
It should be emphasized that these illustrations explore only
one possible approach to applying the Design Guidelines. A
range of alternatives should be considered which are appro-
priate to property owner or tenant requirements.
In summary, the facade renovation concepts are illustrations
only which are intended to:
• Demonstrate acceptable design treatments for groups
of buildings along Balboa Boulevard;
• Stimulate the imagination of various community interests
about creative design solutions for existing facades;
• Enable property owners, tenants and the community to
visualize how village. appearance can be enhanced by
applying the Design Guidelines.
The facade renovation concepts are presented on the follow-
ing pages along with a photomontage of the existing facade
conditions.
BALBOA VILLAGE DESIGN GUIDELINES 125
FACADE RENOVATION CONCEPTS
Existing Conditions
Strip windows Remove awning Second floor
and extend tile Wall lattice with balcony with
IIIIII�IIILIIfIIIII }IIIII�IilMlllll rroof for canopy colorful vines decorative railing
I I i and planters
Open dining to I Existing brick
Trellis and sidewalk Bulkhead with bulkhead
vines to Decorative decorative ceramic file Mufti -light
frame entry tile on arch display display windows
display windows
Facade nmauatwn concepts I
1. Balboa Boulevard and Washing_ ton Southeast
Corn
The primary objective is to make minor modifications to exist-
ing facades that will emphasize the positive features of each,
including the Balboa Beach Cottage Style building, mission
tile roof, and brick facades.
• Provide a common sill height for display windows
26 1 BALBOA VILLAGE DESIGN GUIDELINES
• Utilize decorative materials such as tile and brick for the
bulkheads
• Provide multi -lite display windows and doors
• Replace awnings with wall signs in a sign band, and
extend mission tile roof over sidewalk as a canopy, and
• Incorporate landscaping into facades, such as vines on
balcony railing, second floor roof plantings, and window
boxes and lattice with vines.
FACADE RENOVATION CONCEPTS
Existing Conditions
Traditional gable roof
of shingles or tile
Uniform
/ window openings
balcony railing
Add traditional
Create sign awnings
Storefront bulkhead band along
Uniform display of decorative length of facade
window divided ceramic tile
into small liter
Facade renovation concepts 2
2.Balboa Boulevard and Washington, Northeast
Corner
The following improvements are suggested to unify store-
fronts and provide a common roof shape.
• Replace mansard roof with a traditional gable roof, and
consider adding second floor office or residential space
incorporating an overhanging balcony with decorative
railing
• Establish a common sill height for display windows
• Use a decorative material, such as ceramic tile, for the
bulkheads
• Use a common window size and decorative entry doors,
and
• Replace existing flat canopy with traditionally shaped
awnings .
BALBOA VILLAGE DESIGN GUIDELINES 127
FACADE RENOVATION CONCEPTS
Add balconies
with decorative
and planters
Uniform display windows
3. Balboa Boulevard and Wash%
Existing Conditions
\ ' Signage band
Storefront bulkhead
using decorative Decorative entry
ceramic tile
Facade renovation concepts 3
Improvements are suggested that address the uncoordinated
collection of awnings, incorporate landscaping into facades,
and unify storefronts.
• Establish a consistent bulkhead height and use of a
common material such as decorative ceramic tile
• Introduce a common storefront window
28 1 BALBOA VILLAGE DESIGN GUIDELINES
Trellis and
vines to frame
entrance
Wall Lattice
with colorful
vines to frame
entrance
• Provide decorative entries with a similar design treatment
• Replace awnings with a sign band and wall signs
• Provide second floor projecting balconies with decorative
railings
• Incorporate planters into second floor balconies both for
privacy and to beautify facades
• Add ground floor lattices with colorful vines wherever
possible around entrances
FACADE RENOVATION CONCEPTS
Existing Conditions
Remove box signs and
rcemove existing lava roar oo.] <u ineafer �pafusn
Continue incised masonry
design from second floor
bulkhead and replace masonry detail Colonial facade restoration
to base with decorative ceramic tile
Facade n tion concepts 4
4a11alboa Boulevard and Washington. Southeast
Corner
The basic approach to these facades is to recapture their
positive design features, including strong horizontal rib-
bon windows, incised masonry detailing, simple wall signs on
a sign band, uniform storefront windows and simplified palette
of wall materials.
• Remove box signs, lava rock and wood veneers to sim-
plify appearance
• Establish common storefront bulkhead and window pat-
tern with transoms
• Use wall signs on sign band above storefront windows
• Emphasize incised masonry pilasters by incorporating
them into the ground floor facade
BALBOA VILLAGE DESIGN GUIDELINES 129