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HomeMy WebLinkAbout2.0_BALBOA VILLAGE DESIGN GUIDELINES_PA2014-141 CITY OF NEWPORT BEACH PLANNING COMMISSION STUDY SESSION STAFF REPORT September 18, 2014 Meeting Agenda Item 2 SUBJECT: Balboa Village Design Guidelines (PA2014-141) Balboa Village (between Adams Street and A Street) APPLICANT: City of Newport Beach PLANNER: Brenda Wisneski, AICP, Deputy Community Development Director 949/644-3297, bwisneski@newportbeachca.gov PROJECT SUMMARY Update of the Balboa Village Design Guidelines (Guidelines) to assist in the efforts to revitalize Balboa Village. Other improvement efforts include a Wayfinding Sign Program and Streetscape Improvement Plan. RECOMMENDATION 1) Conduct study session to review and provide feedback on the Guidelines (Attachment PC 1); and 2) Direct Staff to schedule public hearing on October 2, 2014 for the Planning Commission to consider the Guidelines. DISCUSSION Proposed improvement plans for Balboa Village include an update to the Balboa Village Design Guidelines, development of Wayfinding Sign Program to better direct motorists to parking facilities and pedestrians to surrounding attractions, and a streetscape improvement plan to refresh to public realm within the Village. Creation and implementation of these efforts are in line with the Balboa Village Master Plan. The Balboa Village Advisory Committee (BVAC) oversaw the development of each project component and recommends they be forwarded for consideration. The Planning Commission's recommendation regarding the Design Guidelines will be requested at a future hearing date. Planning Commission review of the Wayfinding Sign Program and Streetscape Improvement Plan are not required, but are provided as background. Balboa Village Design Guidelines (Attachment PC 1) — The Balboa Village Design Guidelines were adopted in 2002 and have not been amended. Incentives, including a Fagade Improvement Program, are anticipated which will spearhead changes to the area, including new development and renovations. An update to the Guidelines is needed to address architectural styles and pedestrian experiences in a manner which 1 V� QP �P Balboa Village Design Guidelines Planning Commission, September 18, 2014 Page 2 will preserve and enhance the Village's character and scale. Generally the update is intended to accomplish the following: • Create a stronger tool to reiterate the vision that already exists • Create a user friendly format • Don't reinvent the wheel —use bulk of existing document content • Reorganization of chapters and content - start globally and move into detail • Streamline and reduce duplication • Limit the narrative and provide bulleted guidelines • Add numbers and letters for easy cross reference and identification. • Remove Development Standards from Design Guidelines • Remove sub categories of "new" and "existing" Streetscape Improvement Plan (Attachment PC 2) — The streetscape and public rights- of-way in Balboa Village are generally in good condition, but there is room for improvement. Since 2000, the City has invested over $12 million in the area, including new decorative sidewalks, street trees, and planters. The Master Plan recognized the need to take into account the public improvements already made in the area, but includes direction for an enhanced landscape/streetscape design plan which will become an overarching theme for the area. The sidewalks and circulation system are already appropriate for the area, so improvements focus on landscaping, furniture and lighting. Wayfinding Sign Program (Attachment PC 3) — The Parking Management Program recommended developing a coordinated wayfinding program in the public rights-of-way to better orient visitors, shoppers, and residents alike, and to provide direction to parking facilities, retail establishments, pedestrian and bicycle access routes, and other important destinations. The Program includes a design for an entry sign to extend over Balboa Boulevard and the entrance from the Ferry. The signs include the logo created by the Balboa Village Merchants Association. Environmental Review The proposed action is not defined as a project and does not require environmental review under the California Environmental Quality Act (CEQA) because it involves general policy and procedure making activities not associated with a project and does not have the potential for resulting in a direct physical change in the environment or a reasonably foreseeable indirect physical change in the environment (Section 15378 of the CEQA Guidelines). The adoption of design guidelines does not authorize any specific development or project and would only provide non-regulatory design guidance for future projects that would be subject to CEQA. Public Notice The agenda item has been noticed according to the Brown Act (72 hours in advance of the meeting at which the Planning Commission considers the item). A notice of the 3 Balboa Village Design Guidelines Planning Commission, September 18, 2014 Page 3 Planning Commission's future public hearing to consider this item will be published in accordance with the Brown Act. Prepared/Submitted by: r�n a Wisnes i, r ICP, Deputy Director ATTACHMENTS PC 1 Draft Balboa Village Design Guidelines PC 2 Draft Wayfinding Sign Program PC 3 Draft Street Improvement Plan Attachment No. PC 1 Draft Design Guidelines 5 V� QP �P DESIGN GUID LI DRAFT {I I _, `O `` � y I + st.��i , 1 I '► r V� QP �P g BALBOA VILLAGE DESIGN GUIDELINES o®� 4s.rusF°� ACKNOWLEDGMENTS Balboa Village Advisory Committee (BVAQ Michael Henn, Council Member (Chair) Tony Petros, Council Member Gloria Oakes, Balboa Peninsula Point Association Ralph Rodheim, Balboa Village Merchants Association Board Member Grace Dove, Central Newport Beach Community Association Tom Pollack, ExplorOcean Representative Jim Stratton, At-Large Representative City Staff Kimberly Brandt, AICP Community Develoment Director Brenda Wisneski, AICP, Deputy Community Development Director Fern Nueno, AICP, Associate Planner Prepared By RRM Design Group DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 9 V� QP �P 20 TABL., OF CONTENTS INTRODUCTION Purpose..................................................................................................................... 1-1 Applicability............................................................................................................ 1-3 Balboa Village Context......................................................................................... 1-5 DesignPrinciples/Overarching Goals ............................................................... 1-6 BUILDING FORM AND PLACEMENT On-Site Parking ......................................................................................................2-1 SiteLandscaping.....................................................................................................2-2 BuildingForm and Design.....................................................................................2-2 Roofs and Mechanical Screens ............................................................................2-4 Storefrontsand Window Displays ......................................................................2-5 Canopies &Awnings..............................................................................................2-6 ARCHITECTURAL CHARACTER DESIGN GUIDELINES ArchitecturalStyles ................................................................................................3-1 ArchitecturalDetailing...........................................................................................3-6 Color & Materials...................................................................................................3-6 BuildingLighting .....................................................................................................3-8 SignCharacter........................................................................................................3-9 4 UTILITY DESIGN GUIDELINES Siteand Landscape Lighting.................................................................................4-1 Screening..................................................................................................................4-1 Trash .........................................................................................................................4-2 Service ..................................................................................................................4-2 Alleysand Paseos ..................................................................................................4-3 FACADE IMPROVEMENTS DESIGN GUIDELINES FacadeImprovement Design Guidelines ...........................................................5-1 Facade Improvement Examples ..........................................................................5-4 DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 22 V� QP �P 2� n x D v M M A ♦ INTRODUCTION 1.1 Purpose The Balboa Design Guidelines address physical The purpose of this Design Guidelines document is to improvements to private property, which will enhance the guide future development located within the Balboa existing Village character. The intent of these guidelines Village. The guidelines have been written to make it is to recognize that Balboa's form and character has easy for a property owner, architect, developer, City evolved over the past 90 years, has many positive staff member, and decision-maker to use, and they are attributes, and that improvements to existing buildings intended to provide clear direction for new construction and new construction can enhance Village appearance by and projects with significant additions. With the exception respecting Balboa's eclectic mix of styles and character. of the Architectural Character section, illustrations that accompany the rules and guidelines are intended to The Design Guidelines are provided to ensure that private depict concepts related to building elements and site sector actions are carried out in a coordinated manner, design rather than a specific architectural theme or style. 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 Village character, are attractive and functional, are respectful of Balboa's past, and employ creative design solutions. BALBOA VILLAGE CITI (A NEWPORT BEAC H Balboa Village welcome sign DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 1-1 13 LTRODUCTION w a a T_ V 1.2 Applicability The guidelines are applicable to all building to encourage the highest level of design quality, while improvements within Balboa Village. They will be at the same time providing the flexibility necessary to considered in the permit review and approval process encourage creativity on the part of project designers. to encourage high quality design and creativity. The Some guidelines may not be appropriate in every guidelines should be employed as a basis for the creative circumstance, and therefore should not be interpreted design process, involving the applicant and City staff in to be "always beneficial." Project proponents are a dialogue to achieve appropriate design solutions. The encouraged to articulate their reasons or objectives, in not guidelines are not quantitative standards, and therefore meeting encouraged guidelines contained herein, and are allow for some flexibility. welcome to propose alternatives that meet the intent of an encouraged design guideline. All projects are evaluated The following types of improvements are exempt from on their adherence to the development standards and the the Balboa Design Guidelines: degree to which substantial compliance with the intent of the Balboa Design Guidelines is demonstrated, leading to • Individual Single-Unit and Two-Unit Residential duplexes a recommendation of project approval or denial. • Maintenance Activities,which do not alter exterior appearances • Underground Construction,which does not alter above grade appearances • Interior Improvements,which do not alter exterior AD appearances The guidelines included within this document are intended to supplement the development standards/ zoning requirements contained in the City of Newport Municipal Code. Development standards are mandatory regulations that must be satisfied by all development to which the standards apply. In addition to the standards, future development is also informed by the Balboa Design Guidelines, which are not mandatory requirements, but provide a defined framework of the design principles that supplement the zoning development standards. The guidelines provide direction on the more qualitative aspects of a development project and may be interpreted with some flexibility. The guidelines are utilized during the City's development review process Balance of historic and contemporary materials 1-2 DRAFT AUGUST 2014 -'4 INTRODUCTION 1.3 Balboa Village Context 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 r 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, W and has over time become and an icon for Balboa. The Inn S is Spanish Colonial Revival, with tile roof, towers, arched arcades, and masonry 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 Fun Zone c. 1947 (image from www.newportbeachco.gov) plan (Figure 1) of Balboa Village combines many of the elements found in traditional Villages: narrow streets, small blocks, small lots with narrow frontages, building walls The activity structure relates to bay and beach activities, lining the sidewalk which define street space, open shop entertainment, and services for residents and visitors. fronts, a mix of commercial and residential uses, a Village Because of bay access, maritime-related activities line green (Peninsula Park), and a tree-lined Main Street. edgewater along the bayfront. Sports fishing, boat Add to this,elements that are unique to Balboa, such as rentals, tour boats, and excursion boats offer residents the Bayfront Promenade (Edgewater) lined with boats, and visitors a host of maritime recreation activities. A docks and the Balboa Fun Zone©, oceanfront boardwalk midway character complements the bayfront mix with a (Oceanfront Walk), and Balboa Pier,another of the fun zone,offering such traditional activities as SkeeBall Village's historic landmarks, and you have a truly unique and a Ferris wheel,to more contemporary,computer- and special place. electronic games. Restaurants and food and beverage stands are interspersed all along the bayfront. The Village framework and character is more than a collection oceanfront provides pedestrian and bicycle access to of buildings. Equally important, are the activities that bring the beach and is the focus for beach activities. This life to the Village. While the mix of activities has evolved includes Peninsula Park for informal play, picnicking, since the heyday of gambling, dancing and rum-running in bandstand concerts and special events; residences; the 1920s, fun at the beach and bay for families is still a hotel; restaurants; parking; and historic Balboa Pier for central theme. It is important to recognize Balboa Village strolling, fishing, and dining. In between the ocean and as a commercial-recreation center within the residential bay, are the shopping streets of the Village, including neighborhoods of Balboa Peninsula. That means the Balboa Boulevard, Main Street, and Palm Street. There Village is surrounded by residences at each end, and in is a balance of shops, restaurants, and galleries that much of the second floor space throughout the Village. provide an interesting window shopping experience, goods and services for local residents, and above all, provides a social gathering place, which is inviting, comfortable, and attractive. DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 1-3 15 w a_ a x V FIGURE I - Balboa Village Commercial Dis}rict I _ 9,4 r ENUE BALBOA BLV CO _ 0 0 0 - Mixed-use block Promenade/Boardwalk - Buildingwallsdefinestreet �>�Views space =Village green Prominent landmark 1-4 DRAFT AUGUST 2014 10 INTRODUCTION }. + i't BIKES AN R SLYER SfLVER �" _ - r i Example of Balboa's eclectic mix of architectural styles and character 1.4 Overarching Goals and Design Principles Design principles are more often expressed through E. Views to ocean, bay,and distant mountains good examples rather than through the blunt instrument of inflexible rules and regulations. Attempts to achieve F. Pedestrian scale good design through regulation can become constraints G. Mix of residential, retail,entertainment, and beach and rather than incentives. At the same time, however, certain bay activities basic design principles are necessary to establish a common framework for compatibility of new construction H. Architectural details such as varied roof shapes and and refurbishment of existing buildings. The following towers,tile wainscots on storefronts,display windows with design principles offer a common framework to achieve awnings and canopies,and recessed entries compatibility and should be adhered to. Principle 2 Village Green. The primary open space in Balboa Village Principle 1 is Peninsula Park,a meeting place and stage for culture Maintain and enhance the existing Balboa Village and recreation. Buildings,which frame the green,should Character,defined by such features as: contribute to its ambiance with animated building frontages, A. Immediate access to beach and bay which engage pedestrians. B. An overall small-scale,compact Village form,composed of Principle 3 irregular blocks within a grid of local streets and alleys Human Scale.Most buildings are one to three stories, and are no wider than a large house. The presence of many C. One,two, and three-story building scale residences within the Village plays a significant role in achieving human scale. D. A handful of landmark buildings, which offer exceptional examples of Mediterranean,Spanish, and Victorian styles DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 1-5 27 u, a a V Principle 4 Principle 10 Quality Architecture.Although buildings represent a very Special Features. In this category,are cupolas,towers, wide range of styles,they should strive to be well-crafted bandstands, and fountains.These features should be in their style and detail. established as important visual elements of Village streetscape,where consistent with the design principles. Principle 5 No Incompatible Architecture. Buildings of different styles Principle 11 can harmonize due to similarities in scale, roof shapes, Sense of Enclosure. Street space should be well-defined rhythm of openings,color,and materials. Incongruous by buildings and trees lining the streets.Gaps in the elements such as bright, loud colors; jarring roof shapes; streetscape,such as parking lots,should be defined at the and blank walls can be eliminated through thoughtful edge of the sidewalk with trellises,fences,or landscaping. renovation. The small blocks,narrow streets,and narrow lot pattern furthers the sense of enclosure. Principle 6 Inviting Streetfronts. Streets lined with attractive display Principle 12 windows,which open the facade to view,create pedestrian Mixed-Use.The traditional pattern of ground floor scale and interest. retail with second floor residences or offices should be encouraged. This pattern occurs throughout Village blocks Principle 7 with frontages on Balboa Boulevard,Main Street,and Palm Landscape.The presence of plantings integrated with Street. retail facades is an important step toward streetscape beautification.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. Principle 8 Landmarks and Context 8uildinas. New buildings and facade renovations should respect the architectural character and the visual importance of landmark and context buildings. Principle 9 Views. Recognition of this setting is vital to expressing the , r essence of Balboa Village. Preserving public views toward beach and bay, providing outdoor dining overlooking bay, Mir I and providing upper level balconies overlooking beach - - and bay are ways to recognize the setting. Special features such as cupolas should be used of the terminus of view corridors. 1-6 DRAFT AUGUST 2014 18 n D v y M A 2BUILDING FORM AND PLACEMENT DESIGN GUIDELINES N 2.1 On-Site Parking .�y ,rig Historically, parking was not provided on-site because of the small size of parcels and close access to the Red Car p �! Rail Service. Through lot consolidation,some of the larger t commercial uses dedicated a side or rear lot to parking. P pill The general pattern today,however, is that parking is generally not provided on the lot, which has allowed the nub historic main street character of a Village to evolve, where = continuous storefronts are rarely interrupted by parking _ t lots. The following on-site design guidelines should be adhered too when developing the site design. C � A. On-site parking should be provided at the rear of a lot,so Example of subterranean parking with residential above the street wall is not interrupted and the historic pattern of ' limited visibility to parking is respected. B. Efforts should be made to screen parking located adjacent ���, - - �■ to the street away from public view by using a combination of landscape planters,walls and trellises to visually - �������• •■ continue a "green wall"fronting the street. ���••�®� ••= ••••• C. Curb cuts for parking lot access should be relocated to —_== existing alley curb cuts or other places where sidewalks and parkway planting will not be interrupted. ray Example of a parking garage with screening fir r ri it i{��f rrf R 9 i 1 Example of parking area that has been screened with a landscape planter DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 2-1 BUILDING FORM AND PLACEMENT DESIGN GUIDELINES a, d M M V 2.2 Site Landscaping 2.3 Building Form and Design Site landscaping includes plants, hardscape elements, The following design concepts are applicable to Balboa and planters that are part of the street wall. Village Village buildings. vernacular usually includes a variety of means such as window boxes attached to the facade at the ground proportion level and upper floors, wall vines, decorative lattices Proportion is the size relationship of building elements to and ceramic planters. Storefronts should be designed each other, such as width to height, window size to facade, to engage the street and enhance the pedestrian or awning size and shape To building front. Two-story environment. Where landscaping is provided,the buildings emphasize vertical proportion, while one-stories following guidelines should be adhered to. are more horizontal. A. Large blank walls should be avoided,however sidewalk vine pockets with wall lattices and colorful vines should be Scale incorporated where the condition is unavoidable. Scale is the apparent size of a building, with respect B. All plantings should be properly maintained in a healthy to nearby buildings and To The human body. Facades, and attractive condition. The use of automatic irrigation which are divided by windows and doors, break up systems is strongly encouraged. the apparent scale as opposed to a blank building front. Awnings and canopies over the sidewalk create C. For buildings where planting accents are provided, "pedestrian" scale by their shelter and sense of enclosure. materials should be consistent and complementary to the Compatible scale between adjacent buildings is achieved entire building frontage. by similar facade divisions and height. Massing Massing is the arrangement of building volumes. Most Balboa buildings have simple, rectangular shapes. Rhythm Rhythm refers to the repetition of facade elements, such as t- 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, if windows. Window boxes with attractive flowers create an engaging facade. 2-2 DRAFT AUGUST 2014 20 ' BUILDING FORM AND PLACEMENT DESIGN GUIDELINES Composition Composition is the organization of building facade elements. Storefronts composed with a wainscot picture — window and transom windows above, illustrate a three- part facade composition. Compatibility Compatibility is the relationship between buildings and their parts, and can be achieved through "family resemblances" and the use of similar materials, colors, and details. A mansard roof placed in the middle of a group of high parapet facades is jarring to the appearance. A Pedestrian scale is created through the use of awnings and grouping of two- and three-story facades with similar floor storefronts. and window lines would achieve compatibility. Building Form Guidelines Y M15I Ekli The following guidelines should be adhered to when designing a new building, addition, or remodel. le A. Human or pedestrian scale should be maintained in Balboa �■` by incorporating ornamentation,canopies, awnings, doors t and window openings,and other elements. e41IIII B. Storefronts should be balanced with symmetrical Y proportions. Facade with a sense of openness C. Visual harmony and compatibility between buildings is encouraged;however, buildings should maintain individual Y character and complement,not replicate each other. D. Second-floor additions should relate to the architectural rhythms and patterns established on the ground floor. J M� E. Varying setbacks on upper floors to accommodate balconies or other architectural treatments is encouraged. Visual harmony and compatibility between buildings is encouraged; however, buildings should maintain individual character. DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 2-3 21 ES o: w d a x V 2.4 Roofs and Mechanical Screens F. Blank walls on visible facades should include windows, Roof forms generally impart a strong visual character to displays,trellises,arcades,changes in materials,or other a building and often define its style. Residential buildings, features to add wall articulation. which are located throughout the Village, commonly G. All sides of a building should be treated with variation have front gable and hip roofs. Commercial buildings in massing and articulation such as changes in materials, are generally flat with a high parapet front, or a short building pop-outs,columns,and/or recessed areas that projecting shed roof along the facade. Both the Pavilion create a sense of depth on the wall surface. and Balboa Inn have unique roof shapes expressive of their styles. New development within the Village should H. Building within the Village should be designed so as to adhere to the following guidelines. maintain a difference between landmark buildings and nearby structures,so that the visual dominance of the A. In residential areas of the Village,gable and hip roofs landmark is maintained. should be retained and other roof shapes are discouraged. B. Non-traditional roof forms,such as mansard or other atypical shapes,are strongly discouraged. Existing mansard roof forms should be replaced during a project remodel,where feasible,to provide better compatibility with Village roof forms, materials,and color. :1 C. Parapets should not appear "tacked on' and should convey a sense of permanence by extending side walls with a depth adequate to appear as a true building form,not a short wing wall. D. Parapets should have sufficient articulation of detail,such as precast treatments;continuous banding; or projecting cornices, lintels,caps,corner details; or variety in pitch (sculpted). Building sides should include recessed areas to create a sense of E. Consider roof towers or other iconic building forms at depth on the wall surface. prominent intersections on Palm and Main Streets. 2-4 DRAFT AUGUST 2014 22 n x D v H M A tJ 2.5 Storefronts and Window Displays The term "facade" refers to the front elevation of the A. Storefronts should reflect traditional parts,including bulk building. This public face is typically more embellished head, rectangular display windows,vertical piers,transom than other elevations. windows,horizontal wall space for primary signage,and a parapet or second floor with regularly-spaced windows. Where commercial buildings are Two stories,the upper Arched or rounded display windows may be appropriate floor is typically residential or office with regularly-spaced for particular architectural styles, such as Art Deco. window openings,sometimes embellished with framing B. Storefronts should be located in the plane of the front details and planter boxes. facade,with no major projections or angled walls. Entrances may be recessed and planter boxes are The ground floor typically is comprised of a storefront encouraged as integral parts of the storefront windows. composed of display windows and sometimes topped by transom windows. Multi-paned windows further divide C. The majority the ground-floor storefront area should be transparent. Entrance doors with Transoms and sidelights the scale of the facade as opposed to large single panes are appropriate and enhance facade transparency. of plate glass. The panels below the display windows are termed bulkheads and kick plates, and are often D. Storefronts should be attractive,pedestrian-oriented,and concealed with stone veneer or ceramic tile. Storefronts engaging. should be designed to adhere to the following guidelines. E. Corner buildings should have storefronts or windows on each side of the corner. F. Open-wall/movable window-wall facade features are encouraged for restaurants that provide outdoor dining or a connection to a public street. I ,. Horizontal wall for primary signage Transom Windows IF r Display Window Vertical Piers Entry Door Bulkhead t Storefronts should include traditional elements such as a bulk head, rectangular display windows, and transom windows. DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 2-5 23 BUILDING FORM AND PLACEMENT a, d a x V 2.6 Canopies and Awnings A fixed canopy is a common element of a storefront and is located to provide shade,visual interest, and shelter The following guidelines should be adhered to when over entrances and windows. A canopy is a roof-like selecting and applying canopies and awnings. cover, supported from the ground floor or from the floor or walls of a structure. They generally run the length of A. Use of canopies or awnings is encouraged to provide the facade, with an average clear height of eight to ten shade and shelter for pedestrians. feet to the underside of the soffit. B. For buildings with multiple storefronts,the some shape and color awning should be installed over repetitive storefront Awnings are an alternative to canopies, in providing windows. shade and shelter. However, their application to the facade is quite different. Typically, awnings are an C. Simple shed shaped awnings with a 4:12 pitch or greater, ornamental, roof-like cover that is attached to the side or with closed ends,and a straight valance are preferred. wall of a structure, and placed above a window or entry. Dome-shaped awnings are not recommended unless they A variety of shapes are common, including traditional, are compatible with the building style or shape of display domed, shed, and retractable. A single facade should windows. contain a unified shape and color selection. D. For facade continuity on a building,awnings should be mounted at a consistent height and depth. E. Awnings should be architecturally compatible with the structure they are affixed to. � 1 Awning that reflects the architectural character of the building For buildings with multiple storefronts, the some shape and color awning should be installed over repetitive storefront windows. 2-6 DRAFT AUGUST 2014 24 n x D v rn A 3ARCHITECTURAL CHARACTER DESIGN GUIDELINES w 3.1 Architectural Styles Building appearance contributes to the character of Balboa Village. Many of the structures are vernacular in style, created 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 buildings that present visually pleasing and coherent street scenes that define Village spaces. a1 Balboa is fortunate to have several buildings, which are " t exemplary 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 Pavilion Balboa Inn Balboa Saloon ra .. �I Newport Landing Restaurant building Balboa Theater DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 3-1 2.� r7 u, a x V Balboa's character is not based on a particular architectural style, but more it is the combination of physical setting; mix of beach, bay and Village activities; residences; and eclectic collection of buildings. The following is a brief discussion of existing architectural styles that have to-date, dominated the built environment. These styles should be considered and utilized in future additions and new construction. Balboa Beach Cottage. This style was common in the 1920s and later. It is characterized by wood siding, both shiplap and board and batten, and gable roofs with overhanging eaves. Ground floor elements include brick or stone bulkheads, large windows or storefronts, and awnings or roof projects that provide lower massing and pedestrian scale. Gable roofs define the second story along with grouped smaller windows and dormer elements. Corner of Balboa and Washington building represents an uncharacteristic addition NEYIYOP STYLEPIZo 0 xu KZZ` I / Balboa Fun Zone Complex Example of wood siding on a Balboa Beach Cottage 3-2 DRAFT AUGUST 2014 20 ARCHITECTU C) x D v m rn W Two-Part Commercial Blocks. These buildings were prevalent from the 1850s to 1950s, and are the context for Main Street architecture. The ground floor provides retail space with a simple arrangement of storefront windows and entry, sometimes recessed, and a separate entry to second-floor space,typically used for an 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 often hides the flat roof. There is little facade ornamentation, except for the original brickwork, 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. Balboa Boulevard example of two-part commercial 77 Main Street example of two-part commercial DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 3-3 ARCHITECTURAL CHARACTER DESIGN GUIDELINES V Example of Art Deco building located at Balboa and Palm Art Deco. These buildings were typically constructed in the 1930s and later. They feature smooth stucco wall surfaces, linear and curvilinear decoration, and stream- r" line modern appearance. Strip windows are typical and sidewalk canopies or eyebrows are usually curvilinear. Massing is often low slung,horizontal in form, with accents on vertical elements. Towers and other vertical elements often project above the flat roof line. A good example is Maverick's Gastropub at the corner of Balboa Boulevard and Palm Street. I ,ij 1 ll�l I Main Street Deco building Balboa Deco building 3-4 DRAFT AUGUST 2014 22 ARCHITECTURAL CHARACTER DESIGN GUIDELINES Spanish Colonial Revival. This style represents Spanish colonial influence in Central and South America. Early colonizers aimed at providing ,For a structure that would be imposing and dominating as compared to the surrounding buildings or countryside. In I I order for that to be achievable, Spanish Colonial Revival buildings were located at prominent locations such as the center of a town square or at the end of a view terminus. These structures are sometime marked by the contrast between simple, solid construction and baroque style I 1 1 ornamentation. Other prominent characteristics include protruding window ' boxes and plaster bands at the windowsill line and as part of the column base, arched storefront window openings, towers with tile-topped cupola, wrought iron railings, heavy plaster walls with simple surfaces, tile roofs, and deeply recessed windows. The Balboa Inn and Balboa 1 Theater are examples of this style. The Balboa Inn is an example of Spanish Colonial Revival architecture The Balboa Theater includes both simple facade elements with Example of Spanish Colonial Revival details accents of detailed ornamentation DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 3-5 �9 ARCHITECTURAL CHARACTER 3.2 Architectural Detailing 3.3 Color and Materials Ornamentation on most Balboa Village buildings is The color of a storefront and/or building establishes quite simple. It includes cornice line details, material a mood and feeling about the district. It reinforces texture, decorative railings, unique window shapes, and individuality of the building and its relationship to the cast column capitols. The following guidelines should block and Village. In Balboa Village,there is no thematic be adhered to and used to strengthen the architectural color scheme, just as there is no thematic architecture. character established within the Village. When selecting color and materials for buildings within the Village,the following guidelines should be adhered to. A. The shape,color,and texture of details should be representative of those used traditionally as part of the A. A maximum of five colors should be considered for base, desired architectural style. walls,trim, roof,and architectural details. B. Ornaments should not be added that are not authentic or B. Dark colors should be used for the base of a building. that detract from the building's character. C. The body of the building should be lighter than the base C. Original details of the building should be uncovered or and limited to one main color. replaced with a compatible substitute. D. Where there are canopies or awnings,the wall color above D. Ornament should be employed to enrich architectural and below should be the same. character.Appropriate areas for ornamentation include: the parapet/roof interface, structural supports, and E, Building trim should be a contrasting color,yet coordinated corner, door and window trims. with the base and body colors. E. Refer to the Facade Improvement Design Guidelines in F. The roof color,where it is visible,should be coordinated Section 5 of this document for additional direction, with the base,wall, and trim colors. G. The colors of architectural details should also be coordinated with the facade scheme. 111111 111111 11111 . . / ww ♦ ' I — Original details of a building should be uncovered or replaced Ornamental tile, metal, stucco, and glass are appropriate materials with a compatible substitute for Balboa Village 3-6 DRAFT AUGUST 2014 30 ARCHITECTURAL CHARACTER DESIGN GUIDELINES H. The use of bright hues/colors should be limited to accent y� areas and trim. I. High gloss paint should only be used on trim and accents. 10 { J. Color should not be used to subdivide the building to reflect �� the storefronts,unless there are architectural divisions that JA create the appearance of separate buildings. 4 K. Side elevations should be painted consistently with the main ` a facade. 'Z L. Stone,natural wood, brick,or tile surfaces should not be sI painted, but left in their natural state. Ornamental File enhances this building's entrance. M. In a remodel,original materials should be identified and retained. Repairs and replacement should match as close as possible to the original unit size,joint size, bonding pattern, and color. N. Brick wall surfaces,which have been painted or covered, - _ uNrrE. s' ... vcyT cr 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. O. Stucco repairs should be accomplished by removing damaged material and patching with new material,so that the finish matches the old in texture and strength. -- Stacked brick gives this facade texture and scale. P. Materials that are not traditional to the Village should be avoided,such as aluminum or vinyl siding,fake stone or Y brick veneer, and materials with reflective or shiny surfaces. Q. Aluminum frames for display windows and doors are N generally discouraged, but may be allowed if they have a I/ o� dark finish and are more consistent with the new structure than framed windows and doors with a contrasting trim •y �I�j color. Wood shingles and stucco are appropriate materials that work well together. DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 3-7 32 r7 a: u, o_ a V T- 3.4 Building Lighting The exterior lighting on buildings is an important element in establishing overall Village character. Architectural features of a building are also the subject for lighting such as tower elements and unique roof profiles outlined by lighting. Examples of this in Balboa include the Balboa Pavilion, where lights outline the double pitch roof and form the distinctive cupola. A. New or replacement light fixtures should be based on designs typical of the period or style. B. Lighting should be selected to provide ambiance,safety, and security without unnecessary spillover or glare. C. Accent lighting is appropriate when focused on key architectural elements. mlr rus xrtmnrt � 1 T N 0 The pop of blue color gives this building a unique,seaside look. Example of lighting with caps to prevent light from shining upward 3-8 DRAFT AUGUST 2014 32 - ARCHITECTURAL CHARACTER DESIGN GUIDELINES 3.4 Sign Character r The City of Newport Beach regulates signs through its zoning code including Chapter 20.67 of the municipal t code and the Newport Beach Citywide Sign Design I Guildelines. Included, is an amortization program, whereby 1 non-conforming signs are encouraged to be removed and replaced by appropriate conforming signs. A. Signs should be selected or designed to capture the whimsical and traditional architectural character of the Village. B. Where neon is proposed,it should be incorporated into Pole sign example with appropriate use of form and color custom signage. 1 !16 Customized projection sign ■ Ratnuant and ' Ind Ballroom 1111i11i111/C soo;11111i11�1i1ti�i�! This corner project sign adds character to Balboa Village. Wall sign that nicely frames the opening DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 3-9 33 This page left blank DRAFT AUGUST 2014 S n x D y m A 4UTILITY DESIGN GUIDELINES A 4.1 Site and Landscape Lighting A. Light fixtures should be selected to be architecturally compatible with the main structure. B. Spotlighting or glare from any site lighting should be jQ1811<sl y IC4, shielded from adjacent properties and directed at a - - — specific object or target area. !. C. Exposed bulbs should not be used. Cut-off lighting is preferred. D. Uplighting of building elements and trees should use the lowest wattage possible to minimize impacts to the night sky. E. The height of the light pole should be appropriate in scale for the building and the surrounding area. — F. Accent lighting may be used to illuminate walkways, parking areas,entries,seating areas,and/or specimen plants and trees. Example of ornamental site lighting 4.2 Screening A. Screen walls should be of similar materials and finishes as primary buildings. B. Planting should be used to screen or separate less desirable areas from public view,such as trash enclosures, parking areas,storage areas, loading areas,and public utilities. 4.3 Mechanical Equipment A. Special consideration should be given to the location and screening of mechanical equipment, such as refrigeration units and air-conditioning,and exhaust fans. B. All mechanical equipment on the roof or ground, including air conditioners and heaters,should be screened from public view.Mechanical screening should be architecturally _ compatible in color,shape,size, and material with the primary building and should be carefully integrated into the overall building design. This landscaped screen helps to separate pedestrians from the travel lane. DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 4-1 S5 o: u, a a V 4.4 Trash 4.5 Service A. Trash and recycling areas should be located to the rear A. Service and loading areas for commercial uses should be or sides of a building and should be screened from public located away from residential units to the furthest extent view with walls, berms,or landscaping. possible. B. Where possible,trash enclosures should be combined among parcels,and should be large enough to handle the refuse generated by the users. C. A pedestrian entrance to the trash enclosure should be provided so that the large access gates are opened less frequently. D. Recycling bins should be integrated into trash enclosures. E. Trash enclosures should be separated from adjacent parking stalls by a minimum three-foot-wide planter, with low-growing plant materials,to ensure that adequate space is available for passengers to access a vehicle in an adjacent parking space. . This trash enclosure mimics the architectural character of the primary building. 4-2 DRAFT AUGUST 2014 so n x D v M rn A A 4.6 Alleys and Paseos Alleys and paseos provide access to many of the properties in Village, both for garage and service access and pedestrian access. These 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 architectural enhancements, landscaping, and other aesthetic improvements along the alley. A. Incorporate decorative pavers,colored and/or scored -- - concrete,or other decorative surface treatment within alleys,where practical. B. Alleys should be designed to accommodate the presence of people in both the day and night.Appropriate lighting should be provided for visibility and safety. This alley includes unique planter areas adjacent to the structure. C. Dead-end alleys are discouraged. D. Business owners should participate in keeping alleys free of I trash,debris,and broken glass to the midpoint of the alley. 1 E. Alleys that are primarily for vehicular access or service should be enhanced with a pedestrian zone. (� r' s Existing alley within Balboa Village This alley includes landscaped pots, lightings,awnings, and storefronts. DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 4-3 37 This page left blank DRAFT AUGUST 2014 32 nookCADE IMPROVEMENTS DESIGN GUIDkINES r M M z 5FACADE IMPROVEMENT DESIGN GUIDELINES U 5.1 Facade Improvement Design Guidelines w The front door is one of the most important elements of a building facade. Balboa Village storefronts favor t glazed doors, which contribute to facade transparency. p, Multi-light doors are associated with early Main Street building styles. In new or remodeled storefronts, narrows aluminum frames are common, while older commercial buildings and residences generally retain wood frames �~ and casings. While there are a variety of window shapes l 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, windows are taller than they are wide. Clear glass is the most common material, although there are a few examples of colored glass. Example of window and storefront opening rhythm A. Original door and window openings should not be reduced or enlarged to install stock-size units. B. Dropped ceilings should be set back from exterior openings to avoid cutting across the openings. C. Existing recessed doorways should be retained and new doors and windows should be recessed away from the \�--- outer wall surfaces. f D. Doors to retail shops should emphasize openness by incorporating approximately 75%of the area to glass. E. Obscure windows should not be used on front facades. F. Windows with reflective coatings,aluminum frames,and diagonal pane divisions should be avoided. G. New storefronts in existing buildings should be compatible } with the size,scale,materials,color,and proportion of the existing building. L—Altl' Example of a primarily glass facade on the first floor DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 5-1 SJ L0 o: u, a x V H. 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. I. Wainscot materials for storefront walls may include brick ceramic the and similar materials,which contribute to the overall character of the facade. — r..P� J. Do not introduce "imitation" elements,such as coach lanterns,mansard overhangs,or small-paned display windows unless they can be documented as appropriate to the facade. ' K. All storefronts should reflect traditional parts,including Maintain predominant brick wall material. bulk head,rectangular display windows,vertical piers, transom windows,horizontal wall space for primary signage,and parapet or second floor, with regularly- spaced windows. —� L. Wherever possible,original canopy designs should be incorporated in building improvements. M. Finished soffits with recessed lighting or incandescent _ lighting along the eave are recommended. N. Thin,flat-pitched canopies with gravel roofs should be avoided. O. The functional and decorative aspects of doors and _ windows should be identified and retained. Features may Maintain a continuous mnopy line. include custom frames,sash muntins,sills,heads,jambs, moldings, and door hardware. P. New or replacement doors and windows may be accurately restored using historical,pictorial,or other research. New designs should be compatible with a building's character. Q. Additional openings should not be cut into the street facade,unless they are compatible with the overall building character. R. Ornaments should not be added that are not authentic or that detract from the building's character. Example of a painted storefront that does not reflect a complementary or compatible design character 5-2 DRAFT AUGUST 2014 40 _ FACADE IMPROVEMENTS DESIGN GUIDELINES S. Colors should be appropriate to the historic style of the architecture. T. 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. U. Incongruous layers of materials, which cover up the original - .- condition,should be removed and replaced with more compatible materials or those representative of the original s w design. ��0 V. Brick wall surfaces,which have been painted or covered, Mansard roof should be replaced should be returned to their original color and character. W.Stucco repairs should be accomplished by removingWW damaged material and patching the new material that matches the old texture and strength. iy Layer of materials covers original architectural details DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 5-3 41 Ln uJ 4 5.2 Facade Improvement Examples 2 V The examples on the following pages represent minor and major facade improvements. Facade Improvements Example - MINOR * BEFORE 47 i OPFN 6AN EVERY SAT SI1N_ NIN4S XEAOOIIARTER$ FREE POOL NTOF XAPPV HOAR 6T08 M F C T Mansard roof New signage Brighter paint with replaced with awning Accent lighting coastal influence 47 AFTER 47 � � $ OF P T I Colored Trim New and inviting Removed overgrown storefront doors with landscaping to open transom windows views 5-4 DRAFT AUGUST 2014 42 FACADE IMPROVEMENTS DESIGN GUIDELINES Facade Improvements Example - MODERATE BEFORE r le 11!11111 - er y 1 - - u W1 I 1 — 3 Update signage with Reveal and rebuild historic Remove non-authentic Keep corner consistent placement transom windows tower element signage AFTER I. W. s s 111,E 1111 K New awnings at Brick over existing Brick bulkhead consistent height stucco to define rhythm of historic structure DRAFT BALBOA VILLAGE DESIGN GUIDELINES UPDATE 5-5 -4.3 u, a x V Facade Improvements Example - MAJOR c >s M _ r y e Smaller windows Updated on upper level for Gable roof signage varied scale forms fs r I ` ONE WAV R nil 4� Removed existing Added stone bulkheads Decorative trellis mansard roof and and vines at street add second story level 5-6 DRAFT AUGUST 2014 44 Attachment No. PC 2 Streetscape Improvement Plans 45 V� QP �P AMENITY COLOR PALETTE FURNISHINGS EnzY RAL 7037 - GREY h ACCENT • VICTOR STANLEY 4 FOOT CR-138 CLASSIC COLLECTION BENCH VICTOR STANLEY PRSCC-8 PRODUCTION BUS SHELTER COLLECTION CHAIR POTS - AL 5018 - • TURQUOISE BLUE BLUE�• PASTEL 1 i BALBOAVILLAGE BIKE RACK WATERFRONT TRASH RECEPTACLE VILLAGETRASH RECEPTACLE PURE MODERN - MODERN ROUND PLANTER POT QUICKCRETE -VICTOR STANLEY ES-242 ECONOMY COLLECTION 41yLW PO / / ASeptaxl6or 201fy p �M A egLRp�s rrmdesignigroup creating environments peciple erjoy 4:�t nRllrBi • --T-- ---• ] 3 B 1 r--- s, - 717 E B.Leor BLvo 1 1 OPTION 2 INTERSECTION PAVING I BALBOA BOULEVARD EXISTING BALBOA BOULEVARD PROPOSED SCULPTURAL ART ELEMENTS MAIN STREET EXISTING OPTION] 'A'STRho P -,i IN&_ — EET INTERSECTION 1 1 CONDITIONS IMPROVEMENTS PAVER INTERSECTION 1 �P 4 � 1 1 O r ^ E B..LB0.1 BLVD i 2 F B.LBOI ELVD 3 i ; 3 3E BA.BOA BLVD, � 1 S TIY 3 3 p ---------------------- r BAL80A BOULEVARD 1MPROVEM[N S • ��II���///////��� NDINGSIGN O h B` EE WAVFINDING SIGNAGE EXHIBIT �, �N"'% ® A ` _• ®�®® �� CON4�I e�N•i 1p�EOV 1 .' I ELM BALBOA BOULEVARD EXISTING BALBOA BOULEVARD GATEWAY SITE FURNISHINGS BALBOA BOULEVARD EXISTING BALBOA BOULEVARD PROPOSED CONDITION CONDITIONS IMPROVEMENTS (% O •/+«I �diiWAYFINDING 11 � II 'I IIII SEE , SIGNAGE ,.t.r¢11�d �ry•y.��'.1` �Ai�` (�l� I �.,\,♦a\\ `�\' _ l'�i _..�i __ SCULPTURAL ART ELEMENTS z. a 04 CIS Existing Boardwalk Q I .. MAI S T.raving \.♦..�♦ `. t rn rrL MAI i rt • M .�. >. © ' t T . G � may^ __yk CONCEPT PLANT SCHEDULE , MAIN STREET EXISTING PAVER y` INTERSECTION KEY MAP CITY OF NEWPORT BEACH Balboa Village � � � I Street Improvements Master Plan � ��' .-, — C m��le.zola rrmdesigngroup SIGNAGEEX SIGN r _ SEEWAYFINDING ril SIGNAGE EXHIBIT � F. �� eau h_I � � - - 41L IN CURVELINEAR SEATWALLS&WATERFRONT SEATING GATEWAY OPTIONS RAILING RECOMMENDATIONS FIRE PIT PAVING OPPORTUNITIES JIM WATERFRONT ®®®® wanrewtmmrne Al 000 SHADE STRUCTURE OPPORTUNITIES LIGHTING UPGRADES FURNISHINGS ......r•.. n...u. u,w.n.n... yP NEWPORTCITY OF �O r All ' O Balboa Village < Library A Balboa Island Ferry Balboa Pier II Nautical Museum 1- iia w © Balboa Village Balboa Island Ferry SPORT FISHING BALBOA Pier© RIGHT LANE ISLAND - w FERRY --JL �� YE fi'"� SPORT FISHING Balboa Village U r. M rti FY 1• MILLION Balboa Island Ferry> I� ZON 1 Nautical Museum A z O Pier© i6w Blvd PARKING �`�; -- %.ate Q PARKING B •Restaurants •Shops ��1 4 •Sports Fishing -- — -- — ---�— < 4 _ $ © Balboa Village i < Balboa Island Ferry Nautical Museum wv _ Balboa Village ' < Balboa Island Ferry Nautical Museum BEACH511 OBalboa Village < Balboa Island Ferry Coast Highway Nautical Museum QBalboa Village BALBOAPIER Balboa Island Ferry> Nautical Museum A Coast Highway EXISTING VEHICULAR DIRECTIONAL SIGNS (ALL EXISTING SIGNS WILL BE REMOVED) F Balboa ' el6oa Location Map JWB 914/14 ppHIC SUWTIUNS U� o6ioaaa oma *1 ,........... Il V� QP �P Attachment No. PC 3 Wayfinding Sign Program 53 V� QP �P s ! 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SIGN — bR+ FerryD Ferry . ier & Beach Parking P RIGHTCoast Highway �� LBQi @FIBQi O�L�QA 1 . 1111 1 , E REPLACE 6�CLA�b REPLACE 6�LLA�,v NEW SIGN b EXISTING EXISTING & LOCATION SIGN Balboa SIGN Balboa Beach FerryFerry 0 D Parking P BeachPier & ParkingPShops „ Pavilion PROPOSED VEHICULAR DIRECTIONALS 3a1hDE APNICSOLUTIONS ENAM Lowiipn Map eT DBIGNEa WE ,�1 6N4.v As JWB 9/4/14 �' Planning Commission - September 18, 2014 Item No. 2a - Additional Materials Presented At Meeting Balboa Village Design Guidelines (PA2014-141) BA180A Vicleage Planning Commission Study Sessionr September 18, 2014 v e t�•PPOk L Gi+rocin� _ Planning Commission - September 18, 2014 Item No. 2a - Additional Materials Presented At Meeting Balboa Village Design Guidelines (PA2014-141) Revitalization Efforts Years 2011/2012 • Council Designates Revitalization Area • Neighborhood Revitalization Committee created • Balboa Village Citizen Advisory Panel • Monthly Meetings • Property Owner and Business Owner Outreach t��PPOk Of A rrmdesigngroupF U m GcaonA� Planning Commission - September 18, 2014 Item No. 2a - Additional Materials Presented At Meeting Balboa Village Design Guidelines (PA2014-141) Balboa Village Master Plan 2012 Planning & Zoning Parking Economic Development Public Infrastructure cny nr Mowpor 6oacfr BALBOA VILLAGE MASTER PLAN September PO ¢gwR� 0.o C$UL F Gcryepn� Planning Commission - September 18, 2014 Item No. 2a - Additional Materials Presented At Meeting Balboa Village Design Guidelines (PA2014-141) Implementation • Balboa Village Advisory Committee . ', lid • Guide implementation of Master Plan , • Monthly Meetings since December y 2012 • Year 2013 — Parking Strategies j _ I • Year 2014 - Improvements pok OE A It or rrmdesignM U O Gi+rocin� - Planning Commission - September 18, 2014 Item No. 2a - Additional Materials Presented At Meeting Balboa Village Design Guidelines (PA2014-141) Commission's Role 1 . Recommendation to City Council • Parking Management District and Plan • Balboa Village Design Guidelines 2 . Future • Application of Parking Management Plan and Design Guidelines for new development t��PPOk Of 16 A rrmdesigngroupF U m GcaonA� Planning Commission - September 18, 2014 Item No. 2a - Additional Materials Presented At Meeting Balboa Village Design Guidelines (PA2014-141) Improvement Program • Wayfinding and Gateway Concepts • Streetscape Design Concepts • Architectural Design Guidelines t��PPOk Of A rrmdesigngroupF U m GcaonA� Planning Commission - September 18, 2014 Item No. 2a - Additional Materials Presented At Meeting Balboa Village Design Guidelines (PA2014-141) Schedule Improvement Program • September 18' Planning Commission Study Session • October 2nd Planning Commission Hearing • October 28th City Council Hearing Parking Management Ordinance • October 14th City Council Hearing POrrmdesigngroupk F U m GcaonA� Planning Commission - September1 Item • Additional Materials Presented At Meeting Balboa Village Design Guidelines (PA2014-141) Wayff"mdo',mg Program 4 � orf j;Af j;GA Weagea rrm grou Planning Commission - September 18, 2014 Item No. 2a - Additional Materials Presented At Meeting Balboa Village Design Guidelines (PA2014-141) OeNAay.ha <Libary "Balbw Isind Ferry Ba11 Per Nauttal Museum g Q ' eaeaaysla g Bakw Island Ferry SPORWISHING themPier(oBB ISIAND FERRY -- EBay Ave YISL_A - e 'va $PORMSH,NG ® evaavea¢ $ BA PAVILION Balbw lsbrd Ferry> q a 3 FUN ZONE q I Naulcal Mtsaum Pier© E BeEm Bbd -` FARMS © PARKING ��r--.EFJaticg ElFvtl •Resrauams Sh - ' ots e -SDorb FZNng q < Y © 6aeavNa¢ <Balbw Iserd Ferry Nautcal Museum PARN NG FARMS O <11alevmbb¢ <Balbw Isbrd Ferry Nautical Museum ROCK p,m PA" Aevowvro¢ <Balboa Islard Ferry Cwst Highwy Nautcal Museum eamavna¢ B,nLp,„�PicP Balbw Is and Ferry> Naulcal Museum "Coast Higheay EXISTING VEHICULAR DIRECTIONAL SIGNS (ALL EXISTING SIGNS WILL BE REMOVED) IF:.iLw«w 7 laked � t��BpOR oA A rrmdesignL U O Gc�evE _ Planning Commission - September1 Item • Additional Materials Presented At Meeting Balboa ge Design Gui ,A-, •glbq,val.q, MVge l � _���`�_ - 1�'` 67bImE 17 %f 1 2 00 5 ji AL 6 7 8 EXISTING VEHICULAR DIRECTIONAL $A1$0A V ieeQQQ rrmdesigngroup <retin9 em4o^menu people enjq` Planning Commission - September 18, 2014 Item No. 2a - Additional Materials Presented At Meeting Balboa Village Design Guidelines (PA2014-141) ,;. 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' e Design Guidelines (PA2 ,141) REPLACE w A06 P® oy'_T-3 P® AQLAd� 1 I ��LLAB EXISTING WSTING EXISTING NEWSIGN EN3N SIGN WIM SIGN &LOCATION Access To +Balboa Wand NEW LOCATION Balboa Island Balboa l9and Restaurants Ferry is Ferry P Ferry 19 Shops Coast Hil Pier & Beach Pier & 'each Pavilion , PSpordishing ParkingP �L.p' :9 1• =T I . ® ASI LAGS ® `QLA. � `(LAV ® �L• REPLACE REPLACE REPLACE NEW SIGN WSTNG Balboa Island EXISTING Balboa WSTING bo. &LOCATION SIGd Ferry 19 SIGNSIGN Ferry iq Ferry 19 Pier & Beach Parking P 14% Coast Highway RIGHT LANE 0AL•O, 0�N01 0�,L•O, REPUCE PERACE NEW SIGN IXISTINGEIMNS &LOCATION SIGN Balboa SIGN <— Balboa Island Ferry 19 Ferry P Pier & Beach Restaurants Parkin LPShops Pavilion PROP08E0 VEHICULAR DIRECTIONALS Z ;;vR � t��EpOR rrmdesign o� F U O GLrroa+nA - Planning Commission - September 18, 2014 Item No. 2a - Additional Materials Presented At Meeting Balboa Village Design Guidelines (PA2014-141) 30ZLES 4� 1 Rt 1 ' PEOESIR1 R � •� ' � US[51 RAMP _ • ,� ., g ENTRY GATEWAY SIGN ® ENTRY GATEWAY SIGN AT FERRY LANDING dim iikw I VEHICULAR DIRECTIONAL SIGN © DIRECTORYMAP/KIOSK © NO OUTLET SIGN 5r` t�°PpOR o� r A rrmdesignL U O Gi+rocin� - Planning Commission - September 18, 2014 UL�ry}TpERN�A'L7Lr�JN4L�(� �0.%It�'�o7CHANfqJ�LL(T���q�S�&LOcO NRRTICAL'TNEIMEDLGRI'Fl,RDWd""onal Materials Presented At Meeting 141 ��TY®1�i€f€8lines (PA2014-141) 3 STEEL STRUCTURE 3 E MASONRY BASE WITH CONCRETE CAP _ a STAINLESS STEEL CAB LE O FULL COLOR D IGITAL OUTPUT ON RETROREFLECTIVE VINYL. ®ENTRY GATEWAY BSI BOLE FACED) EU. STEEL STRUCTURE NTS. INTERNALLY ILLUMINATED LOGO Jq P (SIGN TO INCDE DE EIECTRICALOUTLETS FOR HOLIDAY LIGHTS,ETC) e%1.6°'/ �,,, ALUMINUM SIGN FANELWITH RETRO REFLECTIVE VINYL GRAP HIM STEELSTRUCTURE FULLCOLOR DIGITAL OUTPUT GRAPHICS STEEL STRUCTURE � s ! 11 � i ENTRY GATEWAYATFERRY LANDING ©DIRECTORY/KIOCK ® DIRECTIONALSIGN NTS. NTS. NTSIT. �uiwlmem roo � '; 'I I;�IUI PI;: 48 MM t�°PpOR o� A M 1 rrmdesign U O Gi+rocin� _ Planning Commission - September1 Item • Additional Materials Presented At Meeting Balboa Village Design Guidelines (PA2014-141) L r $Afj;0 l V ieeag¢ a rrm grou Av Mal OEMmil � J ill E . 147= ... �1 j;Al j; A ViMage rrmdesigngroup��� vv <.wuns m.4onmenU people mWy Planning Commission - September 18, 2014 Item No. 2a - Additional Materials Presented At Meeting C oalboa Village o nign Guidelines (PA2014 141) S t re e t s c a p e Design • Landscaping • Furniture • Bicycle racks • Hardscape • Art • Lighting t$�PpOR o� r A vWeF U � m < < / rrmclesigrigroup GcaonA� Planning Commission - September 18, 2014 Item No. 2a - Additional Materials Presented At Meeting Balboa Village Design Guidelines (PA2014-141) Ar�aNitiag COLORAMENITY PALETTE FURNISHINGSAL 7037 - GREY ACCENT • VICTOR STANLEY 4 FOOT CR-138 CLASSIC COLLECTION BENCH VICTOR STANLEY PRSCC-8 PRODUCTION BUS SHELTER • 1 COLLECTION CHAIR Pv RAL 1TURQUOISE PASTEL BLUE BLUE .0 low BALBOAVILLAGE BIKE RACK VVATERFRONTTRASH RECEPTACLE VILLAGE TRASH RECEPTACLE PURE MODERN-MODERN ROUND PLANTER POT -QUICKCRETE -VICTOR STANLEY ES-242 ECONOMY COLLECTION vieeage HIM _r�,IIAH G,�N Planning Commission - September 18, 2014 Item No. 2a - Additional Materials Presented At Meeting ^• *,: •"""""' Balboa Viilage sign Guidelin Jv 1 - 1 1 OPTION 3 INTERSECTION PAVING 1 BALBOA BOULEVARD09MNG BALBOA BOULEVARD PROP OS ED SCULPTURAL ART ELEMENTS 1 CONDITIONS IMPROVEMENTS •• 1 1" JJ—, 1 y 1 w 1 I 1 .� 1 E BALBOA BLVD , �'� [ 9.11Pu• S.VU O �qvot BALBOA BOULEVARD IMPROVEMENTS O ^ V&[ ¢Tb11SGY tra V6 �,pii 4YN9 ry^• t _ mwYle w•wne M.� � f �-i mNe neNVMe C e �J �� obnmuaWu�nM wklp BALBOA BOULEVARD EXISTING BALBOA BOULEVARD GATEWAY SITE FURNISHINGS CONDITION t�•PpOR o� A rrmdesignF U O GErEDa+^� - 5 Planning CommissioR-f5e"mibei-' , W--------+ L . = ! No. 2a - Additiol"' aterials Presented At Meeting ; boa AdMmLaBsi4 Guidelines (PA2014 1 1 E nntloA BLVD 1 1 ....................T--• MAIN STREET EXISTING OPTION 7 'A'STREET INTERSECTION 1 PAVER INTERSECTION 1 r �{� W E BALtlUA BLVD 1 'V _r C PA',ppA BIVO � O 1 Q 1 4 ® mxc-. mm�wo.. r.m.m.�.. x.-e.rF- ���.�.-� �.�•'f -.� 13 RALBOA BOULEVARD EXISTING RALROA BOULEVARD PROPOSED 'I T- CONDITIONS IMPROVEMENTS KEY MAP t��EPOR °f j rrmdesigngroupF V F m OR Cmmission - September 18, 2014 tional MaterIsxxPrsd At Meeting 1 g F esign Guidelines. 014 141) SCULPTURAL AOT ELEMENTS J m • J MAIN STREET IMPROVEMENTS _ . ' nruam ax CONCEPT PLW i SCHEDDLE wmu.aw. wku.. n.a..r """p"�• - xwn r ........... ..err n ..nr _ i ea on�ceimm nseen.vmm n I` t �ny M1�cee%pnearob re.wx mWm�nm ':a MAIN STREET EXISTING PAVER INiEHSECTION - f KEY MAP NEWPORTCITY OF t��PpOR °f A A F V 47 rrmdesigngroup �. A� }�1(� may• i . ••. .•' 1 ' • •- e � i � 11 � I\I • , t1i1 �'e. �} F y/� ko a� � w t \ • CITY OF NEWPORT BEACH Balb"Village MYN�KwI\Ii�nl 1 �_` VieeQQQ rrmdesigngroup��� vv <wuns m.4YYmenu pmpk mWy Planning Commission - September 18, 2014 -� Item No. 2a -Additional Materials Presented At Meeting FIRE PIT PAVING OPEN)RTUDI ITIEB xeixkli - 1 - firy Pit -�aetWnll I Pro Peri ft inp N >- n •M_ w_� YJAentAe Qu<kee l&IP � <eaA mepvibamuUa rcPkmt,vele V b2Yn - teaAaeyp•kebwn. fdM.£Pf gµP9p®yPF FURNISHINGS IIFI MFP t�•PpOR o� A rrmdesignM U O Gi+rocin� - Planning Commission - September 18, 2014 Item No. 2b - Additional Materials Presented At Meeting Balboa Village Design Guidelines (PA2O14-141) Balboa Village Design Guidelines U September 18, 2014 Planning Commission Study Session t��PPOk Of A rrmdesigngroupF U m GcaonA� Planning Commission - September 18, 2014 Item No. 2b - Additional Materials Presented At Meeting Balboa Village Design Guidelines (PA2014-141) Agenda • Purpose of Design Guidelines • Background — How We Got Here • Design Guideline Overview • Next Steps t��PPOk Of A F U orrrmdesigngroupm GcaonA� Planning Commission - September 18, 2014 Item No. 2b - Additional Materials Presented At Meeting B� I gVil_I�ge Design Guidelines (PA2014 141) Purpose - Why are D e Guidelines Important ? Ir _ `Lr i t��PpOR of A rrmdesignM U O Gi+rocin� - Planning Commission - September 18, 2014 Item No. 2b - Additional Materials Presented At Meeting Balboa Village Design Guidelines (PA2014-141) Benefits of Design Guidelines DESIGN GUIDELINES UPDATE • Assist Community Beautification • Improve the Visual Environment I • Bring cohesiveness to community yet allows individual design expression • Enhance Pride of Ownership • Promote a Sense of Place • Establish Quality — Expecting Quality Attracts Quality • Clarify Expectations and Process • Provide Guidance — Proactive vs. Reactive t��PPOk OE A M < < / - /' • 1 Gi+rocin� Planning Commission - September 18, 2014 Item No. 2b - Additional Materials Presented At Meeting Purpose of Design GtAbdObbstdelines (PA2014-141) • Provide a framework _ • Set the bar ' • Allow for creativity • Empower staff • Provide clear direction to property owners, developers, designers, architects and design reviewers • Shift responsibility to applicant • Provide consistent application of Architectural Design Guidelines • Provide for timely review process which translates into cost savings • Offer an ongoing training tool for public and private sector ofPW WpoR M I rrmdesigngroup V O Gi+rocin• Planning Commission - September 18, 2014 Item No. 2b - Additional Materials Presented At Meeting alk �{y�laa p Balboa Village Area ign Guidelines (PA2014-141) FIGURE 1-Bolbov Villvge Commercivl Oiztnn r .T r A d li! - r r oo � _ If PALM ST _Mixed-uzeblack pmmenade/Bvardwlk -BUIIEIngwalls define street •r�Ykvrs pace Villagegreen =Prominent landmark BALIWcf A F V m Gcuonuke < < / rrmdesigngroup Planning Commission - September 18, 2014 Item No. 2b - Additional Materials Presented At Meeting Balboa Vill ge Design Guidelines (PA2O14-141) Design Guidelines Update Background • Existing Guidelines were adopted in 2002 • 2013 ULI Study Recommendations: 1 :' • Build upon the historic, urban, — a walkable character of the Village • Adopt new design guidelines • Enhance the pedestrian experience _ • Promote styles that fit with the Balboa Village Design Village's historic ambience Adouidelines p d 11/1 Z/2 002 • 2014 Fagade Improvement Program City of Newport Bench Flaming and Urban Design Reaaaroes,Roaald L.Rarn A.I.A.A.LGP. POk OE A rrmclesigriM U O Glunam" - Planning Commission - September 18, 2014 Item No. 2b - Additional Materials Presented At Meeting alboa Village Design Guidelines (PA2014-141) Purpose and Intent of Update 3.4 Sign Character • Provide additional The ng c of Newport Beach regulates of through i ts zoning code including Chapter 20bd 7 the municipal code and the Newport Beach Citywide Sign Design Gutidirection and graphics ncn dco iforr Included,Is an amorage m program,whereby nonconforming signs are encouraged to be removed and replaced by appropriate conforming signs. • Promote high quality A Signs when could be saleacapture or detected to peae the whimsical and tradnlaml architectural claracser of the Village. standards aeric =, _ o,• teo,fo.,;,�d .,. B. Where nem is proposed,it should be incorporated into aut.sicnoce. • Define and illustrate desired architectural styles • Remove Development Standards from Design Guidelines cusb zed projeclion sign � ' � � e� • 1 I�tuuune�•00a�ua�u' ffQQ.. lhu comer pro,M sicn odds character to Balboa ViWge Wall sign Mol nicely/mores the opening NWp�R Of BA180A F s rrmdesign U O Gz+rocsa• _ Planning Commission - September 18, 2014 Item No. 2b - Additional Materials Presented At Meeting Balboa Village Design Guidelines (PA2014-141) Standards vs . Guidelines • Development standards - mandatory regulations that must be satisfied by all development to which the standards apply. • Design policies and guidelines are not mandatory requirements, but provide a flexible yet defined framework of the design intent and zoning development standards. e�Wp�R cf A rrmdesigngroupF V 4/ Planning Commission - September 18, 2014 Item No. 2b - Additional Materials Presented At Meeting Balboa Village D��igrFC3tei�iehal €� 14-141) Primary Changes Ornamentation on most Balboa Village buildings is quite simple. It Includes cornice line details,material texture,decorative railings,unique window shapes,and cast column capitols.The following guidelines should be adhered to and used to strengthen the architectural • Create a more user friendly format character established within the Village. A. The shape,color,and texture of details should be representative of those used traditionally as part of the • Streamline and reduce duplication desired architectural style. B. Ornaments should not be added that are not authentic or that detract from the building's character. • Reorganize chapters and content C. Original details of the building should be uncovered or replaced with a compatible substitute. start globally and move into detail D. Ornament should employed to enrich architectural character.Appropriate areas for ornamentation include the parapet/roof interface,structural supports,and corne ndo� • Reduce the narrative, provide Refer to the anddeImpr trims. E. Refer to the Facade Improvement Design Guidelines in Sealon 5 of this document for additional direction. bulleted guidelines and more graphic 111111 111111 1111 examples • Add numbers and letters for easy IF cross reference and identification . Original details of a b0chrg should be uncovered or replaced with a compatible subst fute W1`0 Of 1 1 F r V O Gc roaA� Planning Commission - September 18, 2014 Item No. 2b - Additional Materials Presented At Meeting Balboa Village negnCG'deljr�t�P�Q14 141) Organization �r INTRODUCTION of Update �.-- - _ - -- AppliceGliry I.a •alhoa Yi&xJe Cwdexf --.................—.......... I-5 OaagnPnsdplw/Ovwmdzng Ga ............—......... {E BUILDING FORM AND PLACEMENT • Introduction SRe Iaa�o�P�9—.—_ 22 Midi,Form aid Oosi,.-- —aa • ft and Swore— a.t 9 .ftand Wmdw Dbpl r • Building Form and `-pi-& ,- ARCHITECTURAL CHARACTER Placement DESIGN GUIDELINES Ar i9rylos Ard,iNmrornmll 6wviliny Cakr 6 Morariot 3d LkjhtwV • Architectural Character "'°9 - UTILITY DESI�GN GUIDELINES W�" • Utilities a, Albya • Fagade Improvements FACADE IMPROVEMENTS DESIGN GUIDELINES Earvd�a,p,o..mwn Imavp r,.:mF.ea s, Farb tiPae'p wExa _ is oewFr eeesoa vaur.E oemrra n ES Ur ¢yWPOLow R M a U O Gx+rocin� - Planning Commission - September 18, 2014 Item No. 2b - Additional Materials Presented At Meeting Balboa Village Design Guidelines (PA2014-141) Chapter 1 - Introduction t • Purpose and goals 51%EEE SILVEF • Applicability • Village Context t � Exonple of Moods eclMic niix of architectural styles and character • Design Principles 14 Overarching Goals and Design Principles Design principles are more often expressed through E. Views to ocean,bay,std distant marntains good examples rather than through the blarst instrurneitt of inflexible rules and regulations.Attempts to achieve F. Pedestrian scale good design through regulation can become constraints G.Mix of residential,retail,entertainment,and beach and rather than Incentives.At ilte some time,however,certain bay aaivlties basic design principles are necessary to establish a r A .. " — common framework for compatibility of new construction M.Architectural details such as.,led roof dhopes and _t _ and refurbhhmein of existing buildings.The following tower;tele wmmccte on nd recent;display windows with ,Yv design principles offer a common framework to achieve awnings oM wnopie;and recessed entries ��- compatibility and should be adhered to. �, — Principle Z VIII are green.Thar primary open space In Balboa Village Principle I is Peninsula pork,a meeting place and stage for culture f Maintain and enhace the existing Balboa Allege and recreation.Building;which frame the green,should ' Character defined by such features as contribute to Its ambiance with animated building frontages, r ' a Immediate access to beach and boy which engage pedestriss. �y Principle 3 B. An overall snallsmle,campaa Village form,composed of Irregular blocks within a grid of 1.1 streets aid alleys summ scale.hen barge ho are Che to three stones,and are no wider Than o large house.The presence of many G One,two,and three-story building scale residences within the Village plays a siwifleam role in achieving Norman vale. D. A handful of landmark buildings which offer exceptional examples of MedBerranean,Spanish,and Victorian styles t�•rpOR 04 A F s rrmdesigngroup U O GcfoBAe Planning Commission - September 18, 2014 Item No. 2b - Additional Materials Presented At Meeting Chapter 2 Building FdMe Alld idelines (PA2014-141) Placement • On-site parking • Site landscaping Horizontal wall for primary "1• cc , signage • Building form and design Transom Windows • Roof and mechanical Display Window systems _ Vertical Piers _ Entry Door C L.. • Storefronts - Bulkhead Storefronts should include traditional elements such as a bulk • Canopies and awnings head,rectangular display windows,and transom windows. �Wro@ of A rrmdesignF U O Gcrfdsen� - Planning Commission - September 18, 2014 Item No. 2b - Additional Materials Presented At Meeting Chapter 3 — Architecturalill�(.Cic��i�Igli��P��4-141) 3ARCHITECTURAL CHARACTER DESIGN GUIDELINES • Styles 3.1 Architectural Styles Building appearance contributes to Me character of Balboa Village.Many of the structures are wmaalar In • Detailing style,created by local builders Ing materials and forms commas to the period and place.The wlue of wrnacuior buildings is generally Inherent In groupings,rather Mon Individual buildings final present visually pleasing and whereat street scenes that define Village spaces. e • Color and Materials Balbua Is fortunate to have several Illustrate which are " exemplary of a particular style,and Illustrate appropriate scak awl ardtltecNral rictness.Tate buildings Include Balboa PeviBon,Balboa Inn,Balboa Saloon,Washington Street Corsage,Old Hardware Store(Main and Balboa), • Building Lighting Newpo Lording Restaurant,and Balboa Theater. Bdboa PoNliw • Sign Character Balhae Ica Boo,', Its "C ■■1�' i W I! SII NewParl fandng Rerburwl WJding Balboa iraak� t�'�PpOR Of 1 1 F r rrmdesigngroup V O Gcsnaatn� Planning Commission - September 18, 2014 Item No. 2b - Additional Materials Presented At Meeting 4UTU Balboa Village Design Guidelines (PA2014-141) Chapter 4 — 4.7 Site and Landscape Lighting 0. Light fixtures slwuld be selected to be ar<hnectoolly #( n Uti l itv Design C4ol,ghtni our tlar nam anysie. B. Spahghorg or glare frau airy site IlgMug should be +�• shielded from adjacent properties and directed or a speofc object or larger mea. s C. Exposed bulbs should not be used. Cu.off ligharg is • Site and Landscape Lighting `rater`''. D. Upllglning of building elements and trees should use this, lowest eaeage pasble to minimize impacts to the nigh sky. • Screening E. The Isil of 11.fight pole should be appropriate m scale for me building and the wr.dng area. E. Acorn figlnirg may be used to illuminate uvlkwoys, Parking areas,entries,sealing area;and/or specimen • Trash plants ad`teas. , Exarple of omomenbl site lighhng 4.2 Screening a Screen walls s1rould be of similar molenals and fnWnes as • Service primary burldngs. B. planning should be used to screen or separate less desirable areas from public craw,such as hosr a clm,nes, parking areas,storage meas,loading area,and public • Alleys and Paseos nn,hln," 4.3 Mechanical Equipment 0. Special consideration should be given to me lace ,and saeemng of mecjnnical egmam nt such as refngeraawn umfs and cin.catathmeg,and extras,fare. B. All nreclwnncal egapmern an the roof or ground,mcludjng l am cadumners and heater,should be screened from public view.Me<Immcol screening should be architecturally compatible it,colo,shape, it,aM material wah the ,nary buddrrg and should be carefully nmegrmetl unto the overall building design. This londscoped screen helps to seporak ped tumors from the bevel lane t�gPpOR 04 A F f rrmdesigri U O GzzfaaAe _ Planning Commission - September 18, 2014 Item No. 2b - Additional Materials Presented At Meeting Balboa Village Design Guidelines (PA2014-141) Facade Improvements Example - Minor X- 1� 47 OPEN GAM EVDERY--- OIJ A 31W N KINGS HEp00A FREE POOL MTD F 9 4_ NAPPYHODR_6TO8 Mme_ � B Before t�•PpOR o� A rrmdesignL U 4 Gi+rocin� - Planning Commission - September1 Item • 2b Additional Materials Presented At Meeting Balboa Village Design • (PA2014-141) FaIgade Improvements Example - Minor After f -- -�i = i4 EBq'� /�� //d • I I ��`s � �''� -may �_` V ieeQQQ rrmdesigngroup vv <retin9 m4onmenU people mWy Planning Commission - September 18, 2014 Item No. 2b - Additional Materials Presented At Meeting alboatlag aesim p i e (PA2014 141) Fa lga d e Improvements MinorMansard roof New Signage replaced w/awning Brighter paint w/ Accent Lighting coastal influence 47 h, T i Colored Trim New & inviting Removed overgrown After storefront doors w/ landscaping to open views transom windows. t�•PpOR o� r A rrmdesigngroupM U O Gi+rocin� Planning Commission - September 18, 2014 Item No. 2b - Additional Materials Presented At Meeting Balboa Village Design Guidelines (PA2014-141) Falgade Improvements Example - Moderate r Before t�'�PpOR o� A rrmdesignM U O Gcnw+n� _ Planning Commission - September 18, 2014 Item No. 2b - Additional Materials Presented At Meeting Balboa Village Design Guidelines (PA2014-141) Falgade Improvements Example - Moderate IN Li yl � After t�•PpOR o� A rrmdesignL U O Gi+rocin� - Planning Commission - September 18, 2014 Item No. 2b - Additional Materials Presented At Meeting Balboa Village Design Guidelines (PA2014-141) Faigade Improvements Example - ModerateRemoved non- Keep corner Reveal & rebuild signage Update signage w/ historic transom authentic tower element consistent placement windows A-X Brick over (E) After New awnings at stucco to define consistent height rhythm of historic Brick bulkhead structure t�•PpOR o� A rrmdesignL U O Gi+rocin� - Planning Commission - September 18, 2014 Item No. 2b - Additional Materials Presented At Meeting Balboa Village Design Guidelines (PA2014-141) Faigade Improvements Example = Major �.,.._-.--.1,_ — _ - 1 � Y' r r Before t�•PpOR o� A rrmdesignL U O Gi+rocin� - Planning Commission - September1 Item No. 2b - Additional Materials Presented At Meeting Balboa Village Design Guidelines (PA2014-141) Faigade Improvements Example - Major 1 � � After �1 8A1J; A �_` V ieeQQQ rrmdesigngroup vv <,wuns m,4onmenU people mWy Planning Commission - September 18, 2014 Item No. 2b - Additional Materials Presented At Meeting Balboa Village Design Guidelines (PA2014-141) Faigade Improvements Example - Major Smaller windows on upper level for 2"d story setback to provide decks Gable roof forms varied scale rRETTA—IL-5:90PS oil I ' I n Removed (E) mansard roof After & add 2"d story framing Add stone bulkheads Decorative trellis &vines at I M1 Updated Signage street level. t�•PpOR o� A rrmdesignM U O Gi+rocin� -