HomeMy WebLinkAbout2002-70 - Balboa Village Design Guidelines - Code Amendment 2002-005RESOLUTION NO. 2002- 70
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
NEWPORT BEACH ADOPTING THE BALBOA VILLAGE DESIGN
GUIDELINES IN CONJUNCTION WITH CODE AMENDMENT NO.
2002 -005 TO BE ADOPTED BY ORDINANCE.
WHEREAS, as part of the development and implementation of the Newport Beach General
Plan, the Land Use Element has been prepared; and
WHEREAS, as part of the implementation of the Land Use Element, the City prepared and
adopted a Specific Area Plan and implementing ordinances known as the Central Balboa Specific
Plan District which establishes planning objectives and development standards for the orderly
development of the district; and
WHEREAS, since the development of the Central Balboa Specific Plan District, the district
has experienced changes both good and bad that have affected the overall quality and image of the
district; and
WHEREAS, the Balboa Village Business Improvement District has supported the
Design Guidelines as a follow up to the Balboa Sign Overlay and the Balboa Village Pedestrian
and Streetscape Improvement Plan; and
WHEREAS, on August 13, 2002, the City Council initiated the Code Amendment for the
Design Guidelines; and
WHEREAS, on September 19, 2002, the Planning Commission conducted a public hearing
at which the Balboa Village Design Guidelines and Amendment No. 2002 -005 were considered. A
notice of time, place and purpose of the public hearing was duly given, and evidence, both
written and oral, was duly presented to and considered by the Planning Commission at the public
hearing. At the conclusion of said hearing, the Planning Commission recommended several
corrections to the Guidelines document and request further public input. The item was continued
until October 17, 2002; and
WHEREAS, on October 4, 2002, the Promote Revitalization of Our Peninsula committee
reviewed and approved the proposed Guidelines incorporating public comments, and
WHEREAS, on October 17, 2002, the Planning Commission conducted a public hearing at
which the Balboa Village Design Guidelines and Amendment No. 2002 -005 were considered. A
notice of time, place and purpose of the public hearing was duly given, and evidence, both
written and oral, was duly presented to and considered by the Planning Commission at the public
hearing. At the conclusion of said hearing, the Planning Commission adopted written findings and
recommended that the City Council adopt the Balboa Village Design Guidelines and Amendment
No. 2002 -005; and
WHEREAS, pursuant to Section 20.94, the City Council held a noticed public hearing
on September 24, 2002 to consider Balboa Village Design Guidelines and Amendment No.
2002 -005; and
WHEREAS, the City Council believes that the Balboa Village Design Guidelines should
be adopted and used as a planning guide for future development of the district. Additionally,
Amendment No. 2002 -005 properly implements the proposed land use and development policies
contained in the Central Balboa Specific Plan District and are necessary for said implementation,
and makes the following additional findings:
1. General Plan Land Use Element Policy F states that the development and maintenance of
suitable and adequate development standards including landscaping, sign control, site and
building design, parking and undergrounding of utilities to insure that the beauty and charm of
existing residential neighborhoods is maintained, that commercial and office projects are
aesthetically pleasing and compatible with surrounding land uses and consistent with the public
health, safety and welfare. The Design Guidelines and the implementing ordinance establish
suitable design standards and land use objectives which are based upon sound urban planning
principles with the intent to improve overall site and building design without unjustly limiting
private property rights or the flexibility of owners to design projects appropriate for their
individual properties. The proposed Design Guidelines and implementing ordinance are
therefore consistent with this development policy.
2. General Plan Land Use Element Policy L states that, "The City shall encourage its
community commercial districts to reflect and complement the high quality of its residential
areas. The City shall promote the prosperity of its several community commercial districts
through the adoption and application of its planning, zoning, building and public works
codes, regulations, policies and activities. " The underlying purpose of the Balboa Village
Design Guidelines is to improve the district to better reflect the prosperity and quality image
of the City and to make the Balboa Village area a more vibrant part of the community. The
Design Guidelines and implementing ordinance accomplish this goal and appropriately
enhance the development standards without unjustly limiting private property rights or the
flexibility of owners to design projects appropriate for their individual properties. The
proposed Design Guidelines and implementing ordinance are therefore consistent with this
development policy.
3. The amendment affects general development standards and will not increase the development
intensity nor change building height limits, which could potentially affect the environment.
The project does not authorize any specific development, but rather establishes new design
guidelines and a process to implement them. Future development projects guided by the
proposed Design Guidelines will be required to be evaluated for potential environmental
effects in accordance with CEQA and necessary mitigation measures applied as necessary.
Therefore, the proposed project has been determined to be Categorically Exempt pursuant to
Section 15305 (Class 5, Minor Alterations in Land Use Limitation) of the California
Environmental Quality Act Implementing Guidelines.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of
Newport Beach does hereby adopt the Balboa Village Design Guidelines, which is attached as
Exhibit "A" of this Resolution.
This Resolution was adopted at a regular meeting of the City Council of the City of Newport
Beach held on November 12, 2002, by the following vote, to wit:
Glover, Proctor, Mayor Ridgeway,
AYES, COUNCIL MEMBERS Heffernan, O'Neil, Bromberg
NOES, COUNCIL MEMBERS
ABSENT COUNCIL MEMBERS
ATTEST:
an dz&
,I � "( CITY CLERK
Adams
i 2x:A r
MAYOR
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TABLE OF CONTENTS
Table of Contents
i INTRODUCTION ......................:...... ..............................1
EMERGING CHARACTER ...................... ............................... 2
A. PUBLIC ROLE ........................ ............................... 2
B. PRIVATE ROLE ....................... ............................... 2
11 VILLAGE FRAMEWORK & CHARACTER ............. ............................... 3
A. FRAMEWORK .......................... ..............................3
B. CHARACTER ........................ ............................... 3 -4
C. BUILDING DESIGN TYPES ................ ............................... 5 -6
D. ACTIVITIES .......................... ............................... 7
E. NEGATIVE CHARACTER ................... ............................... 8
III DESIGN PRINCIPLES FOR BALBOA VILLAGE ............ ...........................9 -10
IV DESIGN GUIDEUNES FOR IMPROVEMENTS TO SITES AND BUILDINGS ........................11
A. INTRODUCTION ...................... ............................... 11
B. SITE DESIGN GUIDELINES .................... ..........................11 -13
C. BUILDING DESIGN GUIDELINES .............. ............................... 13
1. GENERAL DESIGN CONCEPTS ............ ............................... 14
2. BUILDING HEIGHT ................... ............................... 15
3. ROOFS ......................... ............................... 16
4. WALLS ......................... ............................... 17
5. FACADES, STOREFRONTS, CANOPIES & AWNINGS .............................. 17 -20
6. DOORS AND WINDOWS ............... ............................... 20 -21
7. LIGHTING ........................... .............................22
8. ORNAMENTATION ....................... ..........................22 -23
9. FINISH AND COLOR ..................... .............................23
10. ADDITIONS TO EXISTING BUILDINGS ........ ............................... 24
11. SIGNAGE ........................... .............................24
APPENDIX I : FACADE RENOVATION CONCEPTS ....... ............................... 25-29
BALBOA VILLAGE DESIGN GUIDELINES
i Introduction
The Balboa Design Guidelines address physical improvements
to private property which will enhance village character. The
Guidelines supplement the Specific Plan District Number 8,
Central Balboa, by replacing the Design and Development
Guidelines, Section 20.45.025.
The primary approach to establishing the new Guidelines lies
in the recognition that Balboa's form and character has
evolved over the past 90 years, has many positive attributes,
and That improvements to existing buildings and new con-
struction can enhance village appearance by respecting
Balboa's eclectic mix of styles and character.
The Guidelines are applicable to all building improvements
within Balboa Village. They will be considered in the permit
review and approval process to encourage high quality design
and creativity.
The following types of improvements are exempt from these
Design Guidelines:
Single Family Residential
• Maintenance Activities which do not after exterior
appearances
• Underground Construction which does not alter above
grade appearances.
i.tiT[' 11011CTION
Interior Improvements which do not alter exterior
appearances
Underground '- onstnicion which does not alter above
grade appearances.
The Guidelines are organized into fcur major sections:
The description of the program for major infrastructure
improvements;
'he 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
L Emerging
Character
A combination of public and private renovations are required
to transform Balboa Village from its present state into an
attractive and welcoming place full of vital and successful
businesses.
A. Public Role
The Village Plan, as illustrated in Figure t, provides an over-
all vision of the renovation. It shows the major improvements
to streets, sidewalks, parking lots, park and walkways, and
the addition of street trees and other landscaping. All of
these improvements intend to reinforce village scale and
character.
A vital characteristic of the village is pedestrian spaces.
These include sidewalks and walkways which are attractive,
wide enough for people to feel comfortable, shaded by trees,
and that give access to attractive, well - designed stores,
restaurants and businesses. The conbination of new street
trees, store -front plantings and colorful paving patterns will
all contribute to making these vital pedestrian spaces.
The connection of parking to the village is another vital char-
acteristic to be improved. The existing pier parking lot is
redesigned to provide more short -term parking adjacent to
the village on Ocean Front. In addition, walkways along Palm,
Washington and Main will be continued into the parking lot,
with landscaping, such that pleasant and direct pedestrian
routes connect parking to the village. Essentially, the village
grid of streets is continued into the parking lot.
To provide more short-term parking within the village, Bay
Avenue is modified to provide additional on -street parking.
Other sites between Balboa Boulevard and Bay will also pro-
vide increased parking. Even with a reduction of parking
spaces on Balboa Boulevard in order to widen sidewalks,
2 I BALBOA VILLAGE DESIGN GUIDELINES
there will be an overall gain in parking and in particular
short-term spaces adjacent to and within the village.
The renovation of Peninsula Park will create an attractive vil-
lage green with an outdoor performance space surrounding
the existing bandstand. The village green is a major entrance
to the village at Main Street, and is an important meeting and
gathering place. The addition of seating and landscaping will
further encourage these activities. The combination of
Balboa Theater and the Peninsula Park performance space
will greatly expand Balboa's role as a culture and arts cen-
ter on the Peninsula.
Balboa Pier Plaza is part of the renovation program and will
provide a pleasant plaza with comfortable seating, shade
trees and colorful planters to mark the foot of historic Balboa
Pier.
B. Privat€Ro[e
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 vl-
lage character, are attractive and functional, are respectful of
Balboa's past, and employ creative design solutions.
IL Village Framework
and Character
A Framework
Balboa Village, between bay and beach on ;he Balboa
Peninsula, is a small town commercial district in Newport
Beach. In recognition of this setting, Balboa's architectural
heritage evolved ;o reflect seaside themes. Most prominent
are the Balboa Pavilion and Balboa Inn, both on the National
Register of Historic Places, Nhich anchor the bay and beach
ends of Main Street. The Pavilion has Victorian detailing in
its omate cupola and wood details, and has over time
become an icon for Balboa. The Inn is Spanish Colonial
Revival, with tile rcof, towers, arched arcades and masonry
&tYFgONT pROMC.,._
-HARACTER
;egad• 'n -ilect an eclectic mix
;i arenrtectural stile: _eo. Saibea Beach Cottage, Main
Street commerrial'i, ;crre more successfully than others.
he existing grourd -tar cure " of Balboa Village com-
:�mes many of 'he eeme ^a 'a,ne .n ^aditional villages: nar-
-ow sree:s, small ccc <s. ::mail 'C'S Nrth narrow frontages,
c- wlding Nails iimrr '-e ::. ewaik Nhi,n define street space,
:oen shop fronts. T:i s .�•mmer.ai and residential uses, a
village green tPenins�la a" {. and a tree -lined Main Street.
Add ;o ;his elemems in "e 'e Balboa: bayfront promenade
:Edgewater) lined Nrtn rCa;s, docks and funzone, oceanfront
coardwalk i0ceani ;r: 'Na.k: ar.d 3albca Pier, another of the
villages historic Ianc.Tarks. Views of beach, bay and distant
mountains from Ocearr_r.t and "Edgewater are constant
,eminders of the na;rai zeaury of this unique setting.
0 MIXED USE BLOCK = VILLAGE GREEN
'"' BUILDING WALLS DEFINE ® PROMENADE/BOARDWALK
STREET SPACE
OCEANFRONT BOARDWALK
IKS
FIGURE 2 / BALBOA VILLAGE GROUND PLAN
BALBOA VILLAGE DESIGN GUIDELINES 13
fi � •l�l'I.
.a, arc . -:..7 :° 1
". and �___._
_-.enon
Balboa Village
Character ;an be defined
by such
features as:
—e�a:e 3C _>: :ay
An ove•all sma.l scaie -mpaC tillage form composed of
irregular blocks Nnnlr a gr:d of local streets and alleys;
Traditional Storefront
-- .. :' '�-: • - .. ..1,.. :.vies;
.- 3.- -
"es'cer.. _e— • i. and
iia:rs,.. ^,5 :SC .,...,,,r5'rrith
3.0^ :,4s and
Bench Front
Arclutectnral Detad 7 -3 stony bvilding scale Landmark
4 1 BALBOA VILLAGE DESIGN GUIDELINES
Bay Frmf
Landmark
. t,= TER
W'indou Disvlaus
Window -;nsolays -f re- nardise try ;ne ;f :he -nest impor-
tant mc— ssiors l c.siress Takes 3r 7F.e passing pedes-
! triar.. Dscla.s sresl: :? eu'ccs i 3;a :emer'5 of ,ner-
j char.dise _ a:P�i ; _,.:;ne.: -s,d!" 3"1- or'ert(al cus-
:ome ,
• Me'Lhanose >e!eceC wirdo'w 1:5.^Jdv snould be limit-
ed 'o terns 'nat ;!ear!v depiC :he -ange of offerings.
Displays s ^said r.ccrperate colc•. oackground. orops and
i
light;ng That ceate an appropriate mage.
Window displays snould change on a regular basis to
maintain a sense of s'.,rprise and interest. If displays re-
main unchanged, they become faded and taken for grant
ed, and seasonal display themes are ignored.
• Display windows should not be obscured by temporary
signs attached to the glass.
C. Building Design Types
Building appearance contributes to the character of Balboa
Village. Many of the structures are vernacular in style, cre-
ated by local builders using materials and forms common to
the period and place. The value of vernacular buildings is
generally inherent in groupings, rather than individual build-
ings, that present visually pleasing and coherent street
scenes that define village spaces.
Balboa is fortunate to have several buildings which are exem-
plary of a particular style, and illustrate appropriate scale and
architectural richness. These buildings include Balboa
Pavilion, Balboa Inn, Balboa Saloon, Washington Street
Cottage, Old Hardware Store (Main and Balboa), Newport
Landing Restaurant, and Balboa Theater.
The building design types found in Balboa include:
Mired use
BALBOA VILLAGE DESIGN GUIDELINES' 5
Balboa Beach Cottage r mi' ::,.r• n r. the
u
.. 'J d: °! , ... ^ar i, >. . ; oy Ncod sidirg. both
sh,piap and poard and caster., Ind .fable roots with over -
havgirc, Saves. rhe'e are few examples !eft within :he vil-
a.° ne -nest promiren: 'he two -story :esicerce and
" -:ail ,nco a: 3aibca and'Nashir.gp ;n. 'he -tail --tiding has
addition ,vrltc � i, cm -he sric e _ottage
,es:cc ar.0 prommert gable cf.
Balboa Beady Cottage
Two -Part Commercial Blocks. These buildings were
prevalent from the 1850's to 1950's and became the con-
text for Main Street architecture. The ground floor provides
retail space with a simple arrangement of store front windows
and entry, sometimes recessed, and a separate entry to sec-
ond floor space which was used for office or residence. The
two -part division into distinct uses was often referred to as
shop- houses with origins back to Roman antiquity. A high
parapet or simple projecting shed roof hides the flat roof,
and there is little ornamentation except for the original brick-
work, decorative pin caps at the line of the second floor and
roof, and window details. A sizeable wall area above shop
windows provides space for advertising and makes the facade
appear larger. Good examples are on Main Street, although
layers of facade modernization (lava rock, tile, and siding)
have covered the original wall material.
2 Part Commercial Blab
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 streamaine
modern appearance. Strip windows are typical and sidewalk
canopies or eyebrows are usually curvilinear. Towers and
6 1 BALBOA VILLAGE DESIGN GUIDELINES
i r,.. .. 1 11 : .re. A
ecamcie s 3 „cr,, r nc Palm.
.{ _`r:
Syani >h Colonial Re-vi al. -his sr'ae'Na_ Nl;:eiv used
througrcut Souther ;aii`_rr a nor s ,,mme"_ ai arc -es;dential
st:aCares. Prominent c..-a:ace`stics •nc'udinc :je•!ng win-
dow boxes and plaster bancs at the window sill sine and as
part of the column base. arc ^ed storefront window openings,
towers with tile 'opped _pela, Nrought ron railings, heavy
plaster walls with simple surfaces, tile roofs and deeply
recessed windows. Examples include the Balboa Inn and
Balboa Theater.
Spanish Colonial Revicnl
Waterfront Victorian. This style was associated with
Southern California resort settings and became signature
landmarks for the resorts. Its graceful lines are character-
ized by double -pitch roofs, intersecting gables and domed
cupolas. Outdoor decks were decorated with ornate wood
railings and wood braces. Haff- circle windows were also a
common feature as were wood save details. The Balboa
Pavilion is the primary example in Balboa Village.
Waterfront Yrtormn
D. Activities
Village framework and character is more than a collection of
buildings. Equally important are the activities that bring fife
to the village. While the mix of activities has evolved since
the heydays of gambling, dancing and rum - running in the
1920's, fun at the beach and bay for families is still a cen-
tral theme. It is important to recognize Balboa Village as a
commercial- recreation center within the residential neighbor-
hoods of Balboa Peninsula. That means the village is sur-
rounded by residences at each end and in much of the sec-
ond floor space throughout the village.
The activity structure relates to bay and beach activities ,
entertainment and services for residents and visitors. (See
Figure 3, Activity Structure) Because of bay access, mar-
itime- related activities line Edgewater along the bayfront.
Sports fishing, boat rentals, tour boats and excursion boats
offer residents and visitors a host of maritime recreation
activities. A midway character complements the bayfront mix
with a fun zone offering such traditional activities as Skee-
Ball, bumper cars, ferris wheel, and carousel to more con-
temporary computer - electronic games. Restaurants and food
and beverage stands are interspersed all along the bayfront.
Oceanfront provides pedestrian access to the beach and is
the focus for beach activities. This includes Peninsula Park
F'RANIE;VORk & CHARACTER
r rn;: ,tl play, pc^ckmq, bandstand concerts and special
?vents. : esidences. hotel. restaurants, parking and historic
Balboa Pier for strolling, fishing and dining.
in oerween are the shopping streets of the village, including
Balboa Boulevard. Main Street. and Palm Street. The mix of
aavt,es se•ves both residents and visitors and includes
- =s;auran:z. etal shops and services. Two story commercial
buildings Provide esidential 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
:o an evolutionary change that will offer a more appealing
-nix. The new list of activities should provide a balance
between resident - serving shops and services and visitor -ori-
ented activities. The historic Balboa Theater is scheduled to
re -open in 2002 as a performing arts center for stage and
screen. It will act as a catalyst to village revitalization where-
by bistros and restaurants will be attracted to serve theater-
goers, as well as art galleries and boutiques. The scale,
quality and diversity of shops and restaurants on Balboa
Island provides a nearby model for a retail mix appropriate
to Balboa's shopping streets. There is a balance of shops,
restaurants and galleries that provides an interesting window -
shopping experience, provides goods and services for local
residents, and above all provides a social gathering place
which is inviting , comfortable and attractive.
BEACH
SHOPPING
STREETS
NOW,
3 ACTIVITY STRUCTURE
BALBOA VILLAGE DESIGN GUIDELINES I 7
VILLAGE FRAML%, I I1, , r;' r. i'_!
E. Negative Character
Detractions to village character have occurred over time. It
is important to identify them so that 'uture changes can cor-
rect and avoid detracting elements. :Negative impacts are
usually caused by incongruous and :cud statements to adver-
tise a business through sharp or.trls: with its sur-oundings.
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.
Wthout 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.
Unatlmrhm
8 1 BALBOA VILLAGE DESIGN GUIDELINES
ngns Out . ,f >(ile'A -tth Building
Alurils Pmt Tike Over Budding
vnr�t .•rng ,9rrnurgs
III Design Principles
for Balboa Village
.. _zr. good
c,e -,,-�s e'jlalmrs. ;: Tc :.o tn.e:e ;:Ca design
:h,cugr. - ,,idticr _an eec7m2 :.rsi'aints'athe- :ndr incen-
9ves. At :re same lime, - cwever, ce^an basic design prin-
aoies are necessary eo es ;ablisn .3 Common f-3roework for
.omca bili:; of new coast -ICen and efjrbishmer of exist -
ng cun6rgs. -ne ;cllewirg resign orincpies offe, 3 .ommon
f: amewo-k :c acn ere comcaiibG, r:
Village Green. The primary open space in Ba boa Village
is Peninsuia Park, a meeting place and stage `.or calture and
receation. Buildings which frame the green should con-
tribute :o ills ambience with animated building frontages
which engage pedestrians.
Village Green
Hunan 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 Seale
Quality Architecture. Although buildings represent a
very wide range of styles, they should strive to be wellcraft-
ed in their style and detail.
AGE
t�;nhry Arclntechve
No Incompatible Architecture. Buildings of different
styles can 'harmonize due :o similarities in scale, -oef snapes,
rhythm of openings, color, and materials. inccrgraous ele-
ments such as bright, loud colors, jarring roof shapes and
blank walls can be eliminated through thoughtful renovation.
Inviting Streetfronts. Streets lined with at ractive dis-
play windows which open :he facade to view cease pedestri-
an scale and in.-est.
Inviting Streetfronts
Landscape. The presence of plantings integrated with
retail facades is an important step toward streetscape beau-
tification. The recurrance of landscape on a number of
facades will promote village character. Landscape elements
include window boxes, sidewalk planters, decorative lattices
and vines, and second floor window boxes and balcony planting.
Lands pe
BALBOA VILLAGE DESIGN GUIDELINES 1 9
..,car. r c •V "h ancmar.; -,e .r . but
.. 1 T.ar9 IUIe! .+C4.., .. Nlth
>ixe, iJcWeL'
[nadnmrks and Contest 3nii.lnr�s
Views. Recognition of 'his set:mg is fetal e, e ,:ng the
essence of Balboa Village. P-- ser:irc revs _.., beach
and Day, providing outdoor dimrg Dv =r :o: irg `_.. and pro-
viding upper level balconies overccking beacr arc bay are
ways :o recognize the setting.
Beach and Bay
Svecial Featitres
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.
SFrcml Fenhtres
101 BALBOA VILLAGE DES IG,VCUIDELINES
>rrr,I ,It Viet ln+urf i ..lefined
:v .a;l +;u,,i• t,,, n,ni n,- :n the
pet as parsing n,;uu: -e le' red at the
11;e a 'he s.,7ewaik with '!Ilse.. 4nr: or .acCScaping.
'e .Ta l _;r; la:- -,w >, . _ .> trd ^er' .N c' _a::ern fur-
'ne•7 'ne Se" se It e. dcs,l_
Sense of Enclosure
,Wised 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
DEjIGN GUIDEL /NEB FOP :NIPRUVE,VIEN'T> 7�1 i'F Al \,�' iii..!Li I:VGS
IV Design
Guidelines for
Improvements to
Sites and Buildings
A. Introduction
These guidelines are not a substitute for good design. Each
applicant should recognize the qualities and attributes that
make up the unique architectural character of Balboa and
retain and promote these qualities in existing and new struc-
tures.
The guidelines address site design and building design and
are organized to address two major categories of action
which can be taken to improve property. improvements to
existing buildings and new construction.
Improvements to Existing Buildings
There are various degrees of improvements that can be
implemented to upgrade and enhance existing conditions. All
should have a common design goal of creating individual
building improvements that will contribute positively to
Balboa's overall form and character. The various degrees of
improvements are defined as:
Constnrctiom of New Buildings
Design guidelines for new construction encourage compatibil-
ity with adjacent buildings, and design consistency with vil-
lage character. Balboa has a strong "sense of place' which
needs to become more visually coherent. Buildings must
relate first to human proportions and respect the scale of the
buldings around them. This will lead to harmony among the
parts.
B. Site Design Guidelines
1. Lot Size
Lot size varies throughout the village. The original platting
was 27 feet wide by 95 feet deep. Lot consolidation has
altered this pattern to one vere a combination of narrow
and wide lots exist side `ry side, and building facades also
refect this variation.
Recommendations for Lot Size:
Maintain the mix of narrow and wide lots, with fairly uni-
form depths.
• Further consolidation should require a building's facade
articulation to express narrow lot frontages, from 27 feet
to 54 feet, in order to reflect the historic pattern of
small lot frontages
2. Setbacks
Street setbacks in the village are 0 feet for commercial uses.
The general pattern is streetfront building walls set at the
back of the sidewalk, which creates a continuous building wall
defining the street space. Variations to this pattern include
minor (less than five feet) recessed doorways and store-
fronts, and some 45 degree angled entries at corner lots.
i
- Illllll�r
iTii f
tw
BALBOA VILLAGE DESIGN GUIDELINES III
DLSit1.% k.;UIDELINES FOR INIPROVEMENTS TO SITES AND BUILDINGS
Recommendations for Setbacks:
Maintain the historic pattern of a continuous building
wall.
Avoid siting building facades at an odd angle to the
street and sidewalk, with the exception of street corners,
which may incorporate angled building walls.
Gaps in the building wall should be infilled with a con-
tinuous building wall or other appropriate element such
as walls, trellises and planting.
3. On-Site-Parkin
Historically, parking was not provided on town parcels
because of their small size, few private cars and because
Balboa was served by the Red Car rail service. Through lot
consolidation, some of the larger commercial uses dedicated
a side or rear lot to parking. The general pattern today,
however, is that parking is generally not provided on the lot,
which has allowed the historic main street character of a A-
lage to evolve where continuous storefronts are rarely inter-
rupted by parking lots.
Recommendations for On -Site Parking:
Maintain the historic pattern of limited on -site parking
visible from the street.
Where on -site parking is provided, it should be at the
rear of a lot so the street wall is not interrupted.
Where parking lots are adjacent to the street, efforts
should be made to screen them from public view by
using a combination of landscape planters, walls and
trellises to visually continue a "green wall' fronting the
parking.
Where there are curb cuts for parking lot access, they
should be relocated to existing alley curb cuts or other
places where sidewalks and parkway planting will not be
interrupted.
4. Site LandscaZzWZ
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.
Pmt rs ►a srnaentng
12 1 BALBOA VILLAGE DESIGN GUIDELINES
, % GUIDELiNEs Fc'1? :AI R �b'E,btE.�' AND BUILDINGS
ncorporate plante•s into ;e: ^r:.; ,,ilr,)nv -a lings or
furnish ;hese spaces rvrth pianrer,
Wherever possible, incorporac- rvmdtrry boxes at ground
and upper floor windows. P!ant:ry; should not obscure
decorative facade featires. =,u•.:^ a; Ceramic the wain-
scots.
All plantings are to be prooe,ly rnaimained 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 marerals should be consis-
tent and complementary for the entire building frontage.
• Utilize site and building landscaping to obscure unat-
tractive conditions such as blank walls.
5. Alleyway
Alleys provide access to many of the properties in Balboa
Village, both for garage and service access. These forgot-
ten spaces are an often overlooked resource that could, with
a little imagination and care, be made into visually pleasing
spaces.
Properties abutting alleyways that are to be refurbished or
involves new construction should include in the scope of work
architectural enhancements, landscaping and other aesthetic
improvements.
O P
a•a
-41
C
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 Enlnaceneut
BALBOA VILLAGE DESIGN GUIDELINES 113
.r I; Cih. ID�e Balboa
GeV con-
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to ^. ^q irn �,nace oaliClnyr,;n;. `
&C s,..: ouild-
^„c 9'r'Cr.aS.:' (e -cal enperipn. wn.le one stc ^, are more
Proportion
Scale is the apparent size of a building with respect to
nearoy buildings and to the human body. Facades which are
- iwded by windows and doors break up the apparent scale
as opposed to a blank building front. Awnings and canopies
ove- :he sidewalk create "pedestrian" scale by their shelter
and sense of enclosure. Compatible scale between adjacent
ouildings is achievedby similar facade divisions and height.
Scale
Massing is the arrangement of building volumes. Most
Balboa buildings have simple rectangular shapes.
Massing
7.7 1 BALBOA VILLAGE DESIGN GUIDELINES
Ijj(ltl( 1( :uch
.pacing
.1c also be
"NU story
A':- �,_.., windows
r' ::c3_ rq. "r -: r ;; c ° .b.:a ;emorstrate
Rythyrn
Composition is the organization of building facade ele-
ments. Storefronts composed with a wainscot, picture win-
dow and transom windows abcve illus.. ate a three-part
facade composition..
Composition
Compati> Vilitu is the relationship between buildings and
their parts, and can be achieved through "family reserrF.
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 IMPROVENIENTS TO SITES ANC` GC:LCLVGS
Recommendations for General Design Concepts.
For Existing Building:
• New or replaced elements, such as doors and windows,
should be consistent with the proportions of the original
design so that the final composition is unified.
Human or pedestrian scale should be maintained in
Balboa. Ornamentation, canopies, awnings, doors and
window openings and other elements can give a build-
ing human scale. Buildings with elements of great size
are monumental in scale. Large, undifferentiated build
ing surfaces are scaleless. Both approaches should be
avoided in Balboa.
• Maintain compatibility within groups of buildings by
using similar details, colors and materials.
For New Construction:
Simple rectangular massing should be maintained.
• 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
compabbie 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.
The height Ilmft 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 flembility 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 ;o 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
Rmge of Budding Height
g
W
FP_.
BALBOA VILLAGE DESIGN GUIDELINES 115
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES AND BUILDINGS
Roof forms generally impart a strong visual character to a
building and often define its style. Residential buildings,
which are located throughout the village, commonly have front
gable and hip roofs. Commercial buildings are generally Flat
with a high parapet front, or a short projecting shed roof
along the facade. Both the Pavilion and Balboa Inn have
unique roof shapes expressive of their styles. Common roof-
ing materials include mission tile in earth tones, shingles and
built -up roofing.
Recommendations for Roofs.
For Existing Buildings:
• Retain the existing shape, materials and other roof fea-
tures of landmark buildings, and other buildings with
special features, and maintain them in good repair.
• Where existing roofs are incompatible with their sur
roundings, they should be replaced to become compat-
ible in shape, materials and color. Examples include
mansard roofs on Balboa Boulevard.
• Adding new features to existing roofs, such as dormers
or visible mechanical equipment, should usually be
avoided.
• In residential areas of the village, gable and hip roofs
should be retained and other roof shapes discouraged.
For New Buildings:
• Roof shape, material and color should be compatible
with nearby landmark structures and other bu0d'mgs of
character.
• Avoid non- tradRional 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.
• Conskler roof towers at prominent intersections on Palm
and Main Streets.
16 1 BALBOA VILLAGE DESIGN GUIDELINES
To1RT2
Residential
lii�
Beach Pamwiaa
sir, caww
DESIGN GUIDELINES FOR IMPROVEMENTS TO 51TES AND BUILDINGS
Ii1L"L11�
Wood, stucco and masonry are the common materials found
in walls of village buildings. Wood is primarily used in resi-
dential structures and includes shingles, vertical T and G and
horizontal shiplap siding. Stucco and masonry are predomi-
nant choices for commercial structures. As a result of newer
renovations and additions, combinations have occurred such
as brick and wood siding, or various wainscots applied over
the original wall. The latter include ceramic tile and stone.
Often, these outer layers were attempts at modernization and
sometimes result in an incongruous appearance.
Recommendations for Walls.
For Existing Buildings.
Identify and retain wall materials which are part of the
original structure. Repairs and replacement should
match as dose as possible to the unit size, joint size,
bonding pattern and color. For Main Street, the pre-
dominant wall materials are brick, masonry, and stucco
which should be maintained and employed in all
improvements to retain the character and scale.
Incongruous layers of materials which cover up the orig-
inal condition should be removed and replaced with
more compatible materials or those representative
of the original. Wherever possible, brick wall surfaces
which have been painted or covered should be returned
to their original color and character. If removal of paint
may cause damage to the underlying masonry, then the
coating should be retained in good condition and color.
Wainscot materials for storefront walls may include brick,
ceramic tile and similar materials which contribute to the
overall character of the facade. Tile wainscots should
be considered as a unifying theme for commercial buld-
ings on Main Street and Balboa Boulevard, and replace
existing tile which is incongruous.
Stucco repairs should be accomplished by removing
damaged material and patching with new material that
matches the old in texture and strength.
For New Buildings:
• New construction should use exterior wall materials that
are compatible :with nearby existing structures;. Comp-
atible materials include masonry, stucco, wood
shingles, and wood siding (vertical board and batten or
horizontal shiplap), and decorative ceramic tile
for wainscots Incompatible materials include aluminum or
vinyl siding, fake stone or brick veneer, plywood siding
and any materials with reflective or shiny surfaces.
• The characteristics of the wall finish should be compat-
ible with nearby landmark buildings and older buildings
to be retained. Wood siding should have a similar od
entation and board spacing. New masonry should have
bonding patterns and mortar joints that emulate existing
conditions.
5. Farades, Storefronts Canopies and Aum imp
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 stay, the upper floor is residential or office
with regularly spaced window openings, sometimes embel-
lished with framing details and planter boxes.
The storefront is composed of display windows, sometimes
topped by transom windows. Multi -paned windows further
divide the scale of the facade as opposed to large single
panes of plate glass. The panels below the display windows
are termed bulkheads or kick plates, and have often been
covered up with an added layer of material, such as stone
veneer or ceramic tile.
A fixed canopy is a common element of storefronts to pro-
vide shade and shelter over entrances and windows.
Canopies generally run the length of the facade, with an
average dear freight 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 fighting 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, inducting 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 s * building, often presenting a
cardusng and uxoordnated array of shapes, saes and colors
BALBOA VILLAGE DESIGN GUIDELINES 117
DESIGN GUIDELIM. R 0, 1i'Ti IL'v ; FU r E AND 6UIL:?INC;<
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 pcs-
sible, peel back added layers and eturn 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.
windows. Aprrox mately 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, Hood !s an appropriate material for window
frames since it can be painted to provide a color accent.
If aluminum exists, it should have a dark finish. Aluminum
or vinyl are not recommended for traditional storefronts
because they limit the range of colors for accents.
• Non - original storefronts which have their own unique
character should be kept in good repair and be respec-
ful of the character of adjacent buildings.
Wherever possible, original canopy designs should be
incorporated in building improvements, such as the
Balboa Inn.
A continuous canopy line along the facade length may
be desirable. It should retain the shape and proportions
of the existing and be compatible with adjacent buildings.
Finished soffits with recessed lighting or incandescent
lighting along the eave are recommended. Thin, flat -
pitched canopies with gravel roofs should be avoided.
• Canopies may project over sidewalks as long as they are
set two to three feet from the curb face and do not
interfere with street trees and sidewalk furniture such as
street lights.
transom
windows JI
display
windows
MM-7111 ••
MINIM
FE711
Sforefronf Design Elements
18 I BALBOA VILLAGE DESIGN GUIDELINES
awning
entry door
DESIGN GUIDEL,
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 tile 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 H 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
dosed ends, and have a straight valance. Domed shape
awnings are not recommended unless they are compat-
'S
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Dre-
be
'c'rditicmti .r;. ^nvrl <:r.t �s
Deep recesses reflect scale of ad,,a nt cottage
Grmrnd gam' m 6ne 4,11, ,rdwcent : sta F aldin4. 3d 7oar messed
BALBOA b": _L-AGE DE;rr,,, ' U!DELINES 119
DESIGN GUIDELINES FOR IMPROVEMENTS TO SITES ,1.bC
6. Doors and Windows
The front door is one of the most important elements of a
building facade. Doors are characterized by their operation
and materials, such as hinged , swinging, and metal or wood.
Doors are typically solid or glass in various paneled arrange-
ments. Balboa storefronts favor glazed doors which con-
tribute to facade transparency. Mufti -light doors are assod-
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 Front Door
Small Lite
casement
Platt Wood Sliding
i
DESIGN GUIDELINES FOR !'tIPROVEMP. T� i C 'F> ANI) GUILDLVGS
Recommendations for Doors and Windows. Large, continuous expanses of glass without careful
detailing should be avoided. Glass areas can be subdi-
For Existing and New Buildings: vided by mullions, panes, or decorative millwork to
create human scale.
he runc'.ional and decorative aspeCS of doors and win-
sows should be identified and retained where they make
a ocsitive contribution to the building. Features to con -
sider include frames, sash, muntins, glazing, sills, heads,
Iambs, 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 bade
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 openers
by incorporating approximately 75% of the area to glass.
Existing recessed doorways should be retained.
Tinted glass can be used to reduce solar heat ga,n 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 fames,
and diagonal pane divisions.
New construction should blend with the proportion and
rhythm of windows and doors in surrounding buildings
which positively contribute to village character.
The pattern, size and type of window and door open-
ings should be appropriate to the character of the build-
ing. Avoid jalousie windows, reflective coatings, and alu
minum frames.
Doors and windows in facade openings should be
recessed away from the outer wall surface to suggest
the thickness of traditional masonry walls.
BALBOA VILLAGE DESIGN GUIDELINES 121
DESIGN GUIOELINES FOR IMPROVEMENTS TO SITES 1',.' 3�,ILPING
The exterior lighting on buildngs is an important element in
establishing overall village character. Traditional lighting
included incandescent fixtures mounted on the underside of
canopies, on the front facade or wall lights of ornamental
metal and glass. Architectural features of a building are also
the subject for lighting. Tower elements and unique roof pro-
files are often outlined by lighting. Examples in Balboa
include the Balboa Pavilion, where lights outline the double -
pitch roof form and the distinctive cupola.
Recommendations for Lighting.
For Existing Buildings:
• New or repiacement 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 factures
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
Mures.
• Unique architectural features should be highlighted with
exterior lighting.
Ornamentation on most Balboa V11age buildings is quite sim-
* it includes cornice line details, material texture, decora-
tive raigs, unique window shapes, and cast column capitols.
22 I BALBOA VILLAGE DESIGN GUIDELINES
Village Ornamentation
Balcony
Wood Six
Column Capitol
Gut Stone'
DESIGN GUIDELINES FOR IMPROVE.b1ENTS 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 shodd 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.
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. R reinforces individuality of the
budding 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
Vick 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 bridle buddags
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 withe the base, wall and
trim colors. The colors of architectural details should
also be coordinated with the facade scheme.
Typical Color Schemes:
• Base -
Dark earth tones
Body -
Light earth tones, off - whites (ivory,
Navajo) or light pastels
• Roof -
Earth tones
• Trim -
All colors, including intense saturated hues
in small areas
• Details -
All colors, appropriate to the overall color
scheme
Colors Not Recommended:
Highly reflective
Large dark surfaces
Large areas of dark glass
BALBOA VILLAGE DESIGN GUIDELINES 1 23
DES IG,'V GUIDELINES FOR IMPROVEMENTS TO SITES AND Kj[Li LNc:
• 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
uRrviolet light and moisture. Compatible paints should
be chosen and the manufacturer's instructions followed.
• The colors for newly constructed buildings should be
chosen to avoid competing with colors of nearby landmark
buildings or older buildings of character that will remain.
The color scheme should be designed to highlight simi-
lar elements in old and new buildings. For example, if
existing buildings have contrasting trim colors, a similar
pattern should be followed in new construction.
M - • ._ . , M
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
Sig2iage
The City of Newport Beach regulates signs through Its zon-
ing code. Specifically, Chapter 2C.6; 3rd ne ecently adopt-
ed Balboa Sign Overlay ordinance govern ,gnage. Included
is an amortization program whereby ncr- .anferming signs
are encouraged to be removed and eplace] by acpropriate
conforming signs. A five year !neerGVe ^r�gram z,ovides
design and financial assistance to owre•s.
FACADE RENOVAT10% _1l'�c'CPTS
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 fo0ow-
ing pages along with a photomontage of the existing facade
conditions.
BALBOA VILLAGE DESIGN GUIDELINES 125
U
Existing Conditions
Strip windows Remove awning Second floor
and extend tile Wall lattice with balcony with
�III 1 ! III roof for canopy colorful vines decorative railing
I�Il�li IIIIII II�) jll IIIIII I I and planters
1
Facade renovation concepts 7
I.Balboa Boulevard and Washington. Southeast
Corner
The primary objective is to make minor modifications to exist-
ing facades that will emphasize the positive features of each,
indudirg the Balboa Beach Cottage Style building, mission
file 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 the 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.
Open dining to
I Existing brick
Trellis and
vines to
frame entry
ry
Decorative
he on arch
sidewalk
Mufti -light
display windows
Bulkhead with bulkhead
decorative ceramic tile Multi -light
display windows
Facade renovation concepts 7
I.Balboa Boulevard and Washington. Southeast
Corner
The primary objective is to make minor modifications to exist-
ing facades that will emphasize the positive features of each,
indudirg the Balboa Beach Cottage Style building, mission
file 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 the 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.
Pavilion.
REAL
rill
NPB 51
Noma
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Ensting Conditions
Remove box signs and
Continue incised masonry
Remove existing lava rock masoo Theater Spanish design from second floor bulkhead and replace masonry detail Colonial facade restoration
to base with decorative ceramic tile
Facade n mason concepts 4
4.Balboa Boulevard and Washington Southeast
Corner
The basic approach to these facades is to recapture their
posdive 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 In
STATE OF CALIFORNIA }
COUNTY OF ORANGE y ss.
CITY OF NEWPORT BEACH }
I, LaVonne M. Harkless, City Clerk of the City of Newport Beach, California, do
hereby certify that the whole number of members of the City Council is seven; that the foregoing
resolution, being Resolution No. 2002 -70 was duly and regularly introduced before and adopted by
the City Council of said City at a regular meeting of said Council, duly and regularly held on the 12th
day of November, 2002, and that the same was so passed and adopted by the following vote, to wit:
Ayes: Heffernan, O'Neil, Bromberg, Glover, Proctor, Mayor Ridgeway
Noes: None
Absent: Adams
Abstain: None
IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed the
official seal of said City this 13th day of November, 2002.
(Seal)
City Clerk
Newport Beach, California