HomeMy WebLinkAbout94-44 - Amending Title 20 of the Municipal Code So as to add Chapter 20.65 (Specific Plan District: Central Balboa) and Amending Districting Map No. 11 to Redesignate the Area Within the Proposed Boundaries of the Central Balboa Specific Area Plan from RSORDINANCE NO. 94 -44
A ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF NEWPORT BEACH AMENDING TITLE 20 OF THE
MUNICIPAL CODE SO AS TO ADD CHAPTER 20.65
(SPECIFIC PLAN DISTRICT: CENTRAL BALBOA) AND
AMENDING DISTRICTING MAP NO. 11 TO
• REDESIGNATE THE AREA WITHIN THE PROPOSED
BOUNDARIES OF THE CENTRAL BALBOA SPECIFIC
AREA PLAN FROM RSC -R, RSC -R -Z, MFR, R -2, R -1, AND
U TO SP -8
WHEREAS, the Land Use Element of the General Plan adopted in 1988 requires
the City to prepare specific area plans for several commercial /retail areas, including Central
Balboa.; and
WHEREAS, the Central Balboa Specific Area Plan Committee, an ad hoc advisory
committee appointed by the City Council, has prepared a set of land use and property
development regulations designed to implement the requirements of the Land Use Element
of the General Plan; and
WHEREAS, Chapters 20.60 and 20.84 of the Municipal Code set forth the
amendment process as the method of adopting specific area plans and the Specific Plan
District; and
WHEREAS, pursuant to Section 20.84.30, the Planning Commission has held duly
noticed public hearings and has recommended approval of Amendment 802 to Title 20 of
the Newport Beach Municipal Code so as to add Chapter 20.65 (Specific Plan District:
• Central Balboa) and amending Districting Map No. 11; and
WHEREAS, pursuant to the California Environmental Quality Act an Initial
Study has been conducted to evaluate the potential environmental impacts of the proposed
project. The Initial Study concluded that the project could not have a significant effect on
the environment, therefore a Negative Declaration has been prepared.
THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY
ORDAIN AS FOLLOWS:
SECTION 1. Title 20 of the Newport Beach Municipal Code is hereby amended to
add Chapter 20.65 (Specific Plan District: Central Balboa).
SECTION 2. Districting Map No. 11 is hereby amended for the area within the
proposed boundaries of the Central Balboa Specific Area Plan from RSC -R, RSC -R -Z,
MFR, R -2, R -1, and U to SP -8.
SECTION 3. The Planning Director of the City of Newport Beach is hereby directed
to revise Districting Map 11 and Title 20 of the Newport Beach Municipal Code to reflect
the amendments described in Section 1 and Section 2 above, and when so amended, the
same shall be in full force and effect and be part of Title 20 of the Newport Beach
• Municipal Code.
SECTION 4. The Mayor shall sign and the City Clerk shall attest to the passage of
this Ordinance. This Ordinance shall be published once in the official newspaper of the
City, and the same shall become effective thirty (30) days after the date of its adoption.
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This Ordinance was introduced at a regular meeting of the City Council of the City
of Newport Beach held on August 22, 1994, and adopted on the 12th day of
September , 1994, by the following vote, to wit:
AYES, COUNCIL MEMBERS HEDGES, SANSONE,
TURNER, HART, COX, DEBAY
NOES, COUNCIL MEMBERS NONE
ABSENT COUNCIL
MAYOR
ATTEST:
Attachments
Exhibit A: Legal Description
Exhibit B: Draft Chapter 20.65 (Specific Plan District: Central Balboa)
Exhibit C: Districting Map No. 11
f\... \PAT- A \CEM1 AL \AM.ORD
2
� II:
Specific Area Plan #8
Central Balboa
BLOCK A BALBOA BAYSIDE TR BLK 3 LOTS 1 -12
PIER LOT TRACT OF LAND LYING WITHIN
•SEC 35 T 6 R 10 POR OF SEC AS PER
BLOCK AA BALBOA TR BLK LOTS 9 -16
r.�Z�l: rya■: 1��:Li7_�ir ;a��Z1�i711:�i`�iC!
BLOCK B BALBOA TR BLK 5 LOTS 1 -7
BLOCK C BAYSIDE BLK B LOTS 2 TO 6
BLOCK D BALBOA BAY FRONT TR BLK H
BALBOA BAY FRONT TR BLK G
BALBOA TR RESUB OF BLK 9
BLOCK E BALBOA TR BLK 11 LOTS 1 -7
BLOCK F NEWPORT BAY TR BLK 3 LOTS 1 -9
BLOCK G BALBOA TR LOT 6 BLK 1 ALL -EX ST-
BALBOA TR BLK 1 LOT 7
•BLOCK H BALBOA TR BLK 3 LOTS 9 -16
BLOCK J BALBOA TR BLK 5 LOTS 8 -12
BLOCK K BALBOA TR BLK 5 LOTS 13 -16
BLOCK L BALBOA TR 1 BLK 7 LOTS 1 -7
BLOCK M BALBOA TR BLK 7 LOTS 7 TO 11
BLOCK N BALBOA TR BLK 9 LOTS 8 -11
BLOCK P BALBOA TR BLK 11 LOTS 8-9
BLOCK Q BALBOA TR BLK 11 LOT 10
BLOCK R NEWPORT BAY TR BLK 2 LOTS 10-18
BLOCK S BALBOA TR BLK 4 LOTS 1 -10
BLOCK T BALBOA TR BLK 6 LOTS 1 -8
• BLOCK U BALBOA TR BLK 6 LOTS 9 -16
BLOCK V BALBOA TR BLK 8 LOTS 1 -8
BLOCK W TR 7599
BLOCK X BALBOA TR BLK 10 LOTS 1 -8
BLOCK Y BALBOA TR BLK 10 LOTS 9 -16
BLOCK Z BALBOA TR BLK 12 LOTS 1 -8
BALBOA TR BLK B
BALBOA TR BLK C
BALBOA TR LOT E ELY 54 FF
BALBOA TR LOT E ALL -EX ELY 54 FT-
BALBOA TR LOT D ALL -EX ELY 135 FT-
BALBOA TR LOT D ELY 135 FT NLY 55
•BALBOA TR LOT 6 BLK 10 AND LOTS 7
BALBOA TR BLK 10 LOT 10
BALBOA TR BLK 10 LOT 11
BALBOA TR BLK 10 LOT 9
BALBOA TR BLK 11 LOT4
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Page 180
SPECIFIC PLAN
(CENTRAL BALBOA)
Chapter 20.65
Chapter 20.65
SPECIFIC PLAN DISTRICT (CENTRAL BALBOA)
• Sections:
20.65.010
Establishment of Specific Plan District
20.65.015
Purpose and Intent
20.65.020
General Controls
20.65.025
Design and Development Guidelines
20.65.030
Retail and Service Commercial , SP -8 (RSC) District
20.65.035
Commercial District Development Standards
20.65.040
Residential Districts: SP -8 (R -2), SP -8 (MFR), and SP -8 (RP)
Districts
20.65.045
Residential District Development Standards
20.65.050
Governmental, Educational and Institutional Facilities, SP -8 (GEIF)
District
20.65.055
Governmental, Educational and Institutional District Development
Standards
20.65.060
Open Space, SP -8 (OS) District
20.65.065
Open Space District Development Standards
20.65.070
General Regulations
20.65.080
Reconstruction of Nonconforming Structures
20.65.090
Public Improvement Component
• 20.65.010 ESTABLISHMENT OF SPECIFIC PLAN DISTRICT - CENTRAL
BALBOA. The provisions of this Specific Area Plan shall apply to all parcels within the
boundaries of the Central Balboa Specific Area Plan area, as shown on the Land Use Plan Map
incorporated herein, and as shown on Districting Map No. I I, as referred to in Section 20.01.050
of the Newport Beach Municipal Code (Ord. 94 -44, October 12, 1994).
20.65.015 PURPOSE AND INTENT. The purpose of this Specific Area Plan is to
establish policies to guide the orderly development and improvement of the Central Balboa Area.
Development Standards are included in this Specific Plan to set minimum standards for public
and private improvements.
A. The specific goals of this Specific Area Plan are as follows:
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SPECIFIC PLAN
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Chapter 20.65
1. To consolidate, preserve, and enhance the traditional central business district
character of the area.
2. To create visual interest and a pedestrian scale along street - facing facades and a
harmonious relationship between buildings.
• 3. To preserve the historic character of the area and maintain compatibility with the
scale and mass of existing structures, while allowing opportunities for architectural
diversity.
4. To provide a year- round, active commercial and recreational area serving the
needs of the permanent residents and visitors of the Balboa Peninsula
5. To provide public improvements designed to enhance the visual quality of the
area, encourage safe pedestrian movement and bicycle transportation, and to
facilitate the flow of vehicular traffic.
6. To locate and develop new public parking areas, while minimizing encroachment
into existing open space and recreational areas.
7. To use architectural design and public improvements to define the commercial
district and establish a clear line of demarcation with residential areas.
B. It is the intent of this Specific Area Plan to ensure consistency between the stated goals
and policies of the Land Use Element of the General Plan and the Local Coastal Program, Land
Use Plan. This will be achieved through the equitable application of the provisions of this plan.
• It is also the intent of the City to provide for enhancements to the commercial district as
articulated in the above goal statements, while recognizing the long -term interest of the
surrounding residents in terms of traffic and circulation issues in the area. This may require the
City to further study and implement additional traffic mitigation measures in the future.
C. The Land Use Plan Map, as incorporated herein, and the accompanying design guidelines
and development standards provide for the orderly development of property within the Central
Balboa area, consistent with the stated goals, policies and objectives of the City's General Plan
and Local Coastal Program, Land Use Plan. This will be achieved through the equitable
application of the provisions of this plan. The majority of the Central Balboa area is designated
for Retail and Service Commercial land uses. This designation is intended to provide the Central
Balboa area with commercial services for permanent residents and visitors of the area. Two
Family Residential, Multi- family Residential, Governmental, Educational and Institutional
Facilities and Open Space designations reflect existing land uses and development.
20.65.020 GENERAL CONTROLS.
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SPECIFIC PLAN
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Chapter 20.65
A. APPLICABILITY. The provisions of this section shall apply to all property in the
Central Balboa Specific Plan District, unless otherwise noted.
1. CONSTRUCTION OF BUILDINGS REGULATED. No building, structure,
or sign shall be erected, reconstructed or structurally altered in any manner nor
shall any building or land be used for any purpose, other than as permitted by, and
in conformance with this Plan and all other ordinances, laws and maps referred to
herein. Where other sections of the Municipal Code conflict with any provision
of this Plan, the provisions of this Specific Plan shall take precedence.
2. NONCONFORMING USES AND STRUCTURES. Nonconforming uses and
structures shall be governed by the provisions of Section 20.65.080 of this Chapter
and in Chapter 20.83.
B. LAND USE DESIGNATIONS. The following land use designations are established:
1. Retail and Service Commercial, SP -8 (RSC) District.
2. Two Family Residential, SP -8 (R -2) District
3. Multi- Family Residential, SP -8 (MFR) District.
4. Residential - Professional, SP -8 (RP) District.
5. Governmental, Educational and Institutional Facilities, SP -8 (GEIF) District.
6. Open Space, SP -8 (OS) District.
The designations, locations and boundaries of these uses are delineated upon the map entitled
"Central Balboa Specific Area Plan, Land Use Plan Map ", which map and all information and
notations thereon are made a part of this section by reference. (Ord. 94 -44, October 12, 1994).
C. LAND USE AND DEVELOPMENT REGULATIONS. Land use and development
regulations shall be those of the base district with which the "SP" Specific Plan District symbol
is applied, unless specifically modified by the provisions of this Chapter. In cases where the
Specific Plan District regulations conflict with the base district regulations, the regulations of the
Specific Plan District shall apply.
D. ALTERATIVE DEVELOPMENT REGULATIONS. In order to permit flexibility in
development regulations and allow opportunities for innovative and superior urban design,
alternative development regulations may be proposed through the site plan review process in
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SPECIFIC PLAN
(CENTRAL BALBOA)
Chapter 20.65
accordance with the provisions of Section 20.01.070. The Planning Commission shall approve
or conditionally approve the development upon the finding that:
L The proposed site plan is consistent with the Central Balboa Specific Area Plan
and other applicable policies.
2. The proposed site plan is compatible with surrounding development.
3. The proposed site plan provides the potential for superior urban design in
comparison with the development under Specific Plan District regulations that
would apply if the site plan were not approved.
4. The deviations from the Specific Plan District regulations that otherwise would
apply are justified by compensating benefits of proposed the site plan.
5. The proposed site plan shall ensure that the public benefits derived from expendi-
tures of public funds for improvement and beautification of streets and public
facilities within Central Balboa Specific Area Plan area shall be protected.
20.65.025 DESIGN AND DEVELOPMENT GUIDELINES. These design and
development guidelines are intended to provide criteria for all new development and the
redevelopment of existing properties, and to assist the City staff and Planning Commission in
reviewing applications for site plan review or use permits.
•A. DESIGN THEME. The objective is to preserve and enhance the traditional central
business district character of the Central Balboa area. Essential to realizing this objective is the
maintenance and strengthening of pedestrian orientation of the commercial district. The siting
of buildings, architectural design and street and sidewalk improvements should foster pedestrian
activity. Design elements that may be applied to achieve this objective include:
1. Avoiding monotonous, visually unappealing structures by providing vertical and
horizontal articulation to break up building mass.
2. Designing structures to create transitions in form and scale between large buildings
and adjacent smaller buildings.
3. Designing buildings to be visually connected rather than creating gaps in the
streetscape system.
4. Relating the scale and character of new development, and the redevelopment of
existing properties, to the pedestrian functions and spaces.
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SPECIFIC PLAN
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Chapter 20.65
5. Wherever possible, new structures and the redevelopment of existing properties,
should expand the pedestrian spaces provided by the sidewalk. Examples of this
include recessed building entries or internal courtyards, patios, plazas, or malls.
6. Extending paving material to sidewalk in front of building entrances and using
paving patterns to identify building entrances and to add visual interest.
7. At block comers, structures should utilize a form which creates an open space
pedestrian environment, such as a comer plaza.
8. Site and design buildings and parking areas to minimize pedestrian/vehicle
conflicts.
9. Wherever possible, locating parking to the rear or to the side of buildings, and
entries on side streets and alleys.
B. ARCHITECTURAL THEME. No specific architectural theme is recommended for the
Central Balboa area. The intent is to preserve the historic character of the area, maintain
harmony with the existing structures, and allow opportunities for architectural diversity. Design
should therefore focus on providing a pedestrian scale and utilize materials and features consistent
with the historic structures in the area, with the Balboa Pavilion and the Balboa Inn serving as
focal points. Architectural elements that may be applied to achieve this objective include:
1. Commercial structures which face public streets should be designed to create
visual interest and a pedestrian scale along street - facing facades and a harmonious
relationship between buildings.
2. Walls abutting pedestrian walkways or sidewalks of commercial areas should be
primarily non - reflective glass affording views of merchandise and store within.
Avoid large blank walls and long stretches of walls without windows.
3. Storefronts should provide attractive and varied window displays, including, but
not limited to, window recesses, special trim, mullions, and multi -pane glass.
4. Where appropriate, awnings or other devices for weather protection should be
encouraged. Such devices should relate to the overall scale of architectural
details.
5. Exteriors materials and finishes should be in keeping with the historic character
of the area. Natural materials which provide texture and visual interest, such as
brick, wood, unpolished stone and stucco, are encouraged. Use of reflective glass,
metal panels (with the exception of decorative roofing), plastic materials, split face
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SPECIFIC PLAN
(CENTRAL BALBOA)
Chapter 20.65
block, exposed concrete block and other exterior materials which are similarly out
of character with the area should be avoided.
6. Exterior colors should be those which are in keeping with the established character
• of the area. The dominant color of the building should relate to the inherent color
of its exterior material. Subdued colors are recommended for the overall color
theme. Bright and excessively dark colors should be limited to accents intended
to enhance the overall appearance of the building.
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7. The use of decorative lighting to accent rooflines and architectural elements is
encouraged.
C. CIRCULATION AND PARKING.
1. Circulation and parking design and improvements are intended to achieve the
following:
a. Minimizing traffic congestion and ensuring access to the beach and bay for
residents and visitors.
b. Avoiding the channeling of non - residential traffic into residential areas.
C. Minimizing conflicts with pedestrian movement and bicycle transportation.
d. Discouraging "cruising" in the commercial district and on the Peninsula.
e. Providing adequate, accessible parking for private and public uses.
f Avoiding the locating of bus stops and layover areas adjacent to residential
areas.
2. The above objectives can be achieved by applying the following guidelines to
circulation and parking improvements:
a. Directing non - residential traffic off of Balboa Boulevard to parking areas
and other destination points while within the boundaries of the commercial
district.
b. Minimizing traffic on Main Street while maintaining adequate access to
businesses and services.
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SPECIFIC PLAN
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Chapter 20.65
C. Establishing parking standards for private development that are consistent
with the unique needs and the physical constraints of the area.
d. Establishing time limits for on- street public parking that are consistent with
the parking durations typical for business districts.
e. Configuring public parking facilities to maximize available parking, while
providing adequate landscaping and minimizing encroachment into open
space areas.
f. Configuring public parking facilities to provide parking areas and time
limits that meet business and recreational needs.
g. Providing parking areas and programs oriented to the needs of area
residents.
3. Circulation and parking improvements shall be in association with the
establishment of a system of remote parking areas and a shuttle service.
D. STREETSCAPE.
1. Streetscape design and materials are intended to achieve the following:
a. Enhance the visual quality of the Central Balboa area while reinforcing its
. recreational and historic character.
b. Encourage pedestrian activity.
C. Promote bicycling for transportation and recreation.
d. Reduce visual clutter created by street fixtures, signs and graphics in order
to enhance the aesthetic quality of the area and to facilitate the flow of
vehicular traffic.
e. Clearly delineate the boundaries of the commercial area and discourage
commercial and recreational activities from intruding into residential areas.
2. The above objectives can be achieved by applying the following guidelines to
street improvements:
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SPECIFIC PLAN
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Chapter 20.65
a. Enlarged Pedestrian Areas. Enlarged pedestrian areas should be provided
by extending sidewalks to create "bulb -outs" at selected intersections.
• b. Paving. Decorative paving treatments should be used to breakup large
areas of concrete; to differentiate pedestrian areas and walkways; to
identify building entrances and driveways; to accent tree wells, lighting
fixtures and bus stops; and to add visual interest.
C. Bollards. Bollards should be provided where appropriate to provide
separation of pedestrian and vehicular areas.
d. Street Lighting. Street light fixture designs should be reflective of the
historic character of the area. Street light fixtures should be kept to a
pedestrian scale (12 to 18 feet). Street light fixtures should accommodate
vertical banners for use in identifying the commercial area and promoting
civic events.
e. Street Furnishings. Benches, kiosks, trash receptacles, planters and other
street furnishings should be of design and materials consistent with the
character of the area. Wherever possible, street furnishings should be
consolidated to avoid visual clutter and facilitate pedestrian movement.
f. Signs and Graphics. Wherever possible, traffic control, directional and
other public signs should be consolidated and grouped with other street
fixtures and furnishings to reduce visual clutter and to facilitate vehicular
• and pedestrian movement. A system of directional signs should also be
established to direct traffic within the commercial district and away from
residential areas. A graphic denoting the Central Balboa area should be
incorporated into the standard street name signs used within the Specific
Plan District.
g. Street Trees. Street trees should be used to provide shade, soften building
forms, and to enhance the street environment. However, the height and
density of the leaf canopy should not overly obscure adjacent businesses.
Flush - mounted tree wells with steel grating and/or brick surfaces should
be used to protect the trees, and to allow free pedestrian movement.
h. Entry Signs. Entry signs, such as ornamental arches, banners, or similar
structures, should be constructed on Balboa Boulevard at Adams Street and
at A Street.
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Chapter 20.65
Utilities. The undergrounding of all existing overhead utilities, including
electric power, telephone and cable television, is recommended to improve
the visual quality of the streetscape and to eliminate the need to prune
street trees away from power lines.
3. Main Street's storefront character, pedestrian orientation and tree -lined canopy
should be preserved and enhanced.
4. Palm Street should be improved to emulate Main Street's setting. This will provide
a major pedestrian link from the Balboa Pier parking lot to the Balboa Island
Ferry. This will also create a major pedestrian loop through the area via Palm
Street, the East Ocean Front boardwalk, Main Street, and the Edgewater Place
Public Walk.
5. Adams Street, East Balboa Boulevard, East Bay Avenue and Washington Street
should be improved with enhanced sidewalk treatments and street furniture and
fixtures to promote pedestrian activity and create active shopping streets. These
streets will also serve as secondary pedestrian corridors.
E. LANDSCAPING.
1. Landscaping should serve as a unifying element within the Central Balboa area.
The landscape palette should provide continuity, yet allow opportunities for
creativity, contrasts and variety.
2. Landscaping should complement architectural design. Landscaping can be used
to identify building entrances, bring building elements to a human scale, soften
building exteriors, and to provide interesting shades and shadows.
3. Landscaping should be used to support the pedestrian environment. Landscaping
can be used to separate outdoor dining areas from pedestrian areas, provide
pedestrians with protection from the elements, and add visual interest to pedestrian
areas. Along storefronts, the use of plants and flowers in raised planters, window
boxes and other containers is encouraged.
4. Where appropriate, landscaping should be used to screen parking, loading, storage,
service and utility areas from public view, while maintaining safe sight distances.
5. In parking areas, landscaping should be used to break -up expanses of pavement,
provide separation from pedestrian areas, and to create canopies and shade.
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Chapter 20.65
6. The use of water conservation design concepts, such as xeriscape and drip
irrigation, should be encouraged.
7. Landscaping in public areas near the beach and bay should be chosen for their
aesthetic qualities, low maintenance requirements, and their ability to withstand
strong prevailing winds and salt -laden air.
20.65.030 RETAIL AND SERVICE COMMERCIAL, SP -8 (RSC) DISTRICT. It is
the intent of this section to provide for retail sales, personal service, commercial, and professional
uses that offer service to the area residents and visitors.
A. USE OF LAND OR STRUCTURES. Uses permitted in commercial districts and uses
permitted upon the approval of the Planning Director, Modifications Committee, or Planning
Commission shall be as provided in Table 20.65.
B. SPECIAL FINDINGS AND CONDITIONS FOR FOOD USES. In addition to the
findings established in Chapter 20.72, the Modifications Committee, Planning Commission, or
City Council, as the case may be, shall make the following findings in order to approve a drive -
in, take -out or specialty food service use:
1. That the operator of the food service use will be responsible for the clean-up of
all on -site and off -site trash, garbage and litter generated by the use.
2. That the operator of the food service use has submitted a practical program for
monitoring and implementing the clean-up of site and adjacent areas.
20.65.035 COMMERCIAL DISTRICT DEVELOPMENT STANDARDS. The
following standards shall apply to all properties and developments in the SP -8 (RSC) District as
set forth herein:
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Chapter 20.65
D. REQUIRED HORIZONTAL ARTICULATION. Walls adjacent to any public street shall
be setback at least one and one -half (1.5) feet for every foot in excess of nineteen (19) feet above
grade. Twenty percent (20 %) of the length of the building facade may exceed the nineteen (19)
foot height limit up to the height limits specified in Chapter 20.02, in order to accommodate
towers, spires, cupolas, dormers, gables, and chimneys.
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E. BUILDING MATERIALS.
19'
1. Not more than forty percent (40 %) of any exterior building elevation above the
first floor shall consist of glass or a similar material.
2. Opaque, reflective or dark tinted glass shall not be permitted.
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F. RESIDENTIAL DEVELOPMENT. Residential uses shall be permitted above the first
floor. The following standards apply to residential units above commercial or retail uses:
1. Residential uses are permitted on the second floor or above only.
2. A minimum of 2,375 square feet of land area is required for each dwelling unit,
provided, however, that a minimum of one (1) dwelling unit per lot shall be
permitted.
3. Developments in the SP -8 (RSC) District which consolidate existing legal lots to
provide unified site design shall be granted a density bonus in accordance with the
following schedule:
Consolidated Iand Area Residential Density
5,000 - 15,000 sq. ft. 1 unit per 1,500 sq, ft of land area
15,000 sq. ft. or more 1 unit per 1,250 sq. ft. of land area
4. The total gross floor area and building bulk in all structures on any site shall be
specified in Chapter 20.07.
5. The commercial or retail portion shall be limited to a floor area ratio between 0.25
and 0.50. Commercial or retail portions with floor area ratios of less than 0.25
shall require a use permit as specified in Chapter 20.07.
6. The residential portion of the structure shall be limited to a maximum floor area
ratio of 0.75.
7. A minimum of one hundred (100) square feet of outdoor living space per dwelling
unit shall be provided. This outdoor living space area shall have a minimum
dimension in any direction of at least six (6) feet and shall be open to the sky or
open on at least one side. Architectural features may project into this area as
permitted in Section 20.65.070 (A) of this Chapter.
8. Off - street parking for residential uses shall be provided in accord with the
following schedule:
1.5 spaces, including 1 covered, for studios and one - bedroom units up to
750 square feet in floor area.
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Chapter 20.65
2 spaces, including 1 covered, for units with 2 bedrooms or more or for
units with floor areas in excess of 750 square feet.
G. SIGNS. The following standards shall apply to all signs within the SP -8 (RSC) District:
• 1. Wall Siens.
a. Number. Single tenant buildings shall be permitted one (1) primary wall
sign. Multi -tenant buildings shall be permitted one (1) wall sign per
business.
b. Area. Two (2) square feet of sign area for each lineal foot of frontage, up
to one hundred (100) square feet. Frontage is computed on an individual
basis in multi -tenant buildings. Building frontage shall be measured along
that side of the building for which the sign is proposed.
C. Length. The length of a primary wall sign shall not exceed eighty percent
(80 %) of the building frontage.
d. Secondary Signs (including logos). Single tenant buildings shall be
permitted two (2) additional secondary wall signs of twelve (12) square
feet each.
2. Ground Signs.
• a. Frontages. Ground signs shall be permitted only on properties with a
minimum frontage of one hundred (100) feet.
b. Area. The area of ground signs shall not exceed forty (40) square feet
(single face).
C. Height. The height of ground signs shall not exceed four (4) feet.
3. Awnin Canopy /Shade Signs.
a. Area. Signs may be placed on the outer faces of an awning, canopy, or
shade if they are made a part thereof and do not exceed thirty percent
(30 %) of the exposed surface area.
b. Placement. Signs placed perpendicular to the building face under an
awning, canopy, or shade will be permitted at each building entrance
provided each sign does not exceed six (6) square feet (single face) and the
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Chapter 20.65
bottom of each sign shall be clear of the sidewalk by not less than eight
(8) feet.
C. Materials. Awnings, canopies, and shades shall be constructed of
non - combustible frames. Awning, canopy and shades coverings shall
consist of an opaque fabric, tested and classified as nonflammable.
d. Illumination. Awning, canopy, and shade signs shall be illuminated from
exterior lighting sources only.
4. Marquee Signs.
a. Area Signs may be placed on the outer faces of a marquee, if they are
made a part thereof and do not exceed the limitations of a marquee.
Cutout letters, up to eighteen (18) inches in height, may be installed on top
of marquees.
b. Placement. Signs placed perpendicular to the building face under a
marquee shall be permitted at each building entrance provided each sign
does not exceed six (6) square feet (single face) and the bottom of each
sign shall be clear of the sidewalk by not less than eight (8) feet.
5. Window Signs.
a. Number. One (1) per window
b. Size. No permanent window sign shall cover more than twenty percent
(20 %) of the visible window area.
C. Materials. Permanent window signs shall be applied directly to the
window surface and shall be limited to individual lettering and transparent
or translucent logos.
6. Projectin Sign igns.
a. Number. One (1) projecting sign shall be permitted per building face.
b. Area. Two (2) square feet for each lineal foot of building frontage, not to
exceed twenty -five (25) square feet (single face).
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C. Clearance and Height. The bottom of the sign shall be clear of the
sidewalk by not less than eight (8) feet. The maximum height of the sign,
excluding supporting structure, shall be sixteen (16) feet.
d. Projection. No sign shall project more than four (4) feet over public
property and may not project to within two (2) feet of the curb line.
Subject to all limitations in this Chapter, the distance any sign may project
over public property or beyond the building line is governed by the
following table:
Distance Above Sidewalk or W -10' 10'-12 U'-1!E 14_IB
Grade Immediately Below
Sign.
Maximum Projection Over 1' 2' 3' 4'
Property Line or Building
Line.
e. Thickness of Projection. The thickness of any portion of a sign which
projects over public property or beyond a building line shall not exceed
three (3) inches.
f Illumination. Projecting signs shall be illuminated from exterior lighting
sources only.
7. Special Purpose Signs.
a. Directional Signs. Signs used to give direction to traffic or pedestrians or
• give instructions as to special conditions shall not exceed a total of six (6)
square feet (single face) in area and may be permitted in addition to the
other signs listed in this section in instances where necessary for traffic
safety reasons. Said signs shall not contain names, logos, or advertising
messages.
b. Directory Signs. Multi -tenant buildings shall be permitted one (1) twenty --
five (25) square foot wall or freestanding building directory sign listing
tenants.
C. Accessory Signs. Signs displaying business hours, credit cards, and other
such items shall not exceed a cumulative square footage of two (2) square
feet.
8. Temporary Signs.
Adhk
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a. Number. One (1) per building or building site, not including temporary
window signs.
b. Size. No temporary sign shall exceed sixty (60) square feet in area.
• Temporary signs of rigid material shall not exceed twenty -four (24) square
feet in area, or six (6) feet in height. A temporary window sign shall not
cover more than twenty percent (20 %) of the visible window area.
•
Aft
C. Duration. Temporary signs may remain in place for a period not
exceeding two (2) thirty (30) day periods per calendar year.
9. Design Criteria.
a. Signs permitted under this section are subject to the criteria set forth in
Section 20.06.070.
10. Permits.
All signs, consistent with this section, or approved by an Exception Permit,
including temporary window signs, shall be required to obtain a sign permit from
the Building Official.
11. Exceotions.
a. The Modifications Committee shall have the authority to approve
modifications from any of the provisions of Section 20.65.035 (G) in
accordance with the provisions of Chapter 20.81.
12. Non - Conforming Signs.
a. Signs existing at time of adoption of this Chapter which do not comply
with the provisions hereof shall be regarded as legal nonconforming signs
and shall be subject to the provisions of Section 20.06.110.
H. LANDSCAPING. The following landscape standards shall apply to all properties within
the SP -8 (RSC) District:
1. A minimum of eight percent (8 %) of the site shall be landscaped. Up to one -half
of the site's landscaping may be in the form of decorative paving, such as brick,
stone or tile.
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2. In exterior parking areas in excess of seventy -five hundred (7,500) square feet, a
minimum of five percent (5 %) of the parking area shall be devoted to planting
areas distributed throughout the parking area. Parking area landscaping may
contribute towards meeting overall site landscaping requirements.
• 3. Exterior parking areas shall provide a perimeter planting area a minimum of three
(3) feet wide when the perimeter line abuts a public street, five (5) feet when the
perimeter line abuts a residential district.
4. In exterior parking areas in excess of seventy -five hundred (7,500) square feet, a
minimum of one (1) tree for every six (6) spaces shall be distributed throughout
the exterior parking lot.
5. Landscaping shall be provided on the upper floors of parking structures where
these structures are visible from public streets, pedestrian pathways, or adjacent
buildings.
I. REFUSE STORAGE AREAS. Refuse storage areas shall be screened on all sides by a
six (6) foot solid wood or masonry wall, or located within a building.
20.65.040 RESIDENTIAL DISTRICTS. It is the intent of this section to preserve
the existing residential districts within the Central Balboa Specific Area Plan area, and to
maintain the development standards that have guided the orderly development of these districts.
A. USE OF LAND OR STRUCTURES. Uses permitted in commercial districts and uses
•permitted upon the approval of the Planning Director, Modifications Committee, or Planning
Commission shall be as provided in Table 20.65.
20.65.045 RESIDENTIAL DISTRICTS DEVELOPMENT STANDARDS. The
following standards shall apply to all properties and developments in the SP -8 (R -2), SP -8
(MFR), and SP -8 (RP) Districts set forth herein:
A. SETBACK REQUIREMENTS.
1. Front Yard Setback: A front yard setback area of five (5) feet shall be required,
except for the south side of the 800 block of East Bay Avenue, which shall have
a setback of ten (10) feet.
2. Side Yard Requirements: Each side yard shall not be less than three (3) feet wide
on building site forty (40) feet wide or less, or four (4) feet on lots wider than
Aak
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forty (40) feet; provided, that the side yard on the rear twenty (20) feet of the
street side of a corner lot, where there is reversed frontage, shall not be less than
the front yard required or existing on the adjacent reversed frontage.
• 3. Rear Yard Setback: A minimum ten (10) foot setback area shall be maintained.
4. Alley Setback: Where a rear-lot line adjoins an alley, a setback of five (5) feet
shall be maintained.
B. MINIMUM SITE AREA PER DWELLING UNIT. For each dwelling unit in any
building or group of buildings, the minimum site area shall be as provided below:
1. SP -8 (R -2) A minimum of one thousand (1,000) square feet of land area.
2. SP -8 (MFR): A minimum of twelve hundred (1,200) square feet of land area.
3. SP -8 (RP): A minimum of one thousand (1,000) square feet of land area.
Notwithstanding any other provision of this section, at least two dwelling units may be
permitted on any lot or parcel which was legally in existence as of October 24, 1988, and
which has a land area of at least twenty -four hundred (2,400) square feet.
C. OPEN SPACE
Open space shall be provided in addition to the required setbacks and separations between
• detached structures. This additional open space shall be a volume of space equal to the
buildable width of the lot, times the basic height limit, times six (6) feet and may be
provided anywhere on the lot behind the required setback lines. This open space shall
be open on at least two (2) sides and shall have a minimum dimension in any direction
of at least six (6) feet, except as indicated in this section, and may be used for outdoor
living area. Open space with a dimension of less than six (6) feet in any direction may
be included in the required volume of open space, provided that said space is contiguous
to required open space that provides a minimum six (6) foot dimension in any direction.
Roofs, balconies, decks, patios, cornices, exterior stairways with open risers and open
railings, and architectural features may project into this area. This additional open space
may be provided on any level or combination of levels and may extend across the entire
structure of any portion thereof.
D. COMMERCIAL USES IN THE SP -8 (RP) Commercial uses shall be permitted in the
SP -8 (RP) District subject to the following provisions:
A&
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1. Commercial uses are permitted on the ground floor only and on the front fifty
percent (50 %) of the lot.
2. The commercial portion shall be limited to a floor area ratio of 0.25.
• 3. The total gross floor area for all structures on any site shall not exceed 2.00.
4. Off - street parking for commercial uses shall be as specified in Section 20.65.070
(E).
20.65.050 GOVERNMENTAL, EDUCATIONAL AND INSTITUTIONAL
FACILITIES, SP -8 (GEIF) DISTRICT It is the intent of this section to provide for the orderly
development of public, quasi- public, and institutional uses, or the expansion of existing facilities,
within areas designated for these uses in the Land Use Element of the General Plan.
A. USE OF LAND OR STRUCTURES. Uses permitted in the Government, Educational and
Institutional District and uses permitted upon the approval of the Planning Director, Modifications
Committee, or Planning Commission shall be as provided in Table 20.65.
20.65.055 GOVERNMENTAL, EDUCATIONAL AND INSTITUTIONAL
FACILITIES DISTRICT DEVELOPMENT STANDARDS. The following standards shall apply
to all properties and developments in the SP -8 (GEIF) District as set forth herein:
A. SETBACK REQUIREMENTS. The Planning Commission, or City Council upon review
or appeal, shall establish front, side, and rear yard setback requirements for each proposed
development in conjunction with the approval of a use permit.
20.65.060 OPEN SPACE, SP -8 (OS) DISTRICT It is the intent of this section to
prohibit intensive urban development of those areas of the City designated for recreational and
environmental open space in the Land Use Element of the General Plan.
A. USE OF LAND OR STRUCTURES. Uses permitted in the Open Space District and uses
permitted upon the approval of the Planning Director, Modifications Committee, or Planning
Commission shall be as provided in Table 20.65.
20.65.065 OPEN SPACE DISTRICT DEVELOPMENT STANDARDS. The
following standards shall apply to all properties and developments in the SP -8 (OS) District as
set forth herein:
AM
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•
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Chapter 20.65
A. SETBACK REQUIREMENTS. The Planning Director or Planning Commission, or City
Council upon review or appeal, shall establish front, side, and rear yard setback requirements for
each proposed development.
20.65.070 GENERAL REGULATIONS
A. PROJECTIONS INTO SETBACK YARDS. Projections into required setbacks shall be
permitted as specified below, provided that encroachments into alley setbacks shall
provide a minimum ground clearance of eight (8) feet.
1. Cornices, eaves, ornamental features, window boxes: two (2) feet, provided such
features shall not project closer than two (2) feet from a side property line.
2. Bay and greenhouse windows, located on the first floor and not exceeding eight
(8) feet in width: two (2) feet, provided such features shall not project closer than
two (2) feet from a property line.
3. Raised planters up to eighteen (18) inches in height: eighteen (18) inches, except
in an alley setback.
4. Open porches, patios, terraces, platforms, decks and subterranean garages, not
more than three (3) feet in height: three (3) feet in a side yard or rear yard.
5. Marquees, awnings, and shades: to the front property line.
6. Columns, vertical supports and raised planters up to eighteen (18) inches in height,
covering no more than ten percent (10 %) of the corner setback area.
B. PRIVATE ENCROACHMENTS INTO PUBLIC RIGHT -OF -WAY. Private
encroachments into the public right -of -way may be permitted in accordance with City policy,
provided further such encroachments are in compliance with the following criteria:
1. The encroachment is consistent with the goals, policies, and objectives of the
specific area plan.
2. The design and materials of any structures encroaching into the public right -of-
way shall be consistent with those of surrounding properties and standards
established by the specific area plan.
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C. AWNINGS, CANOPIES, AND SHADES. Awnings, canopies, and shades may extend
over public property, subject to the following conditions:
1. The owner of the property has applied for, and received, an encroachment permit
is issued by the Public Works Department.
2. Such devices meet with the construction, projection and clearance requirements
of the Uniform Building Code.
3. Such devices shall not extend more than three (3) feet above or below the floor
to which it is attached.
4. Awnings, canopies, and shades shall be constructed of non - combustible frames.
Awning, canopy and shades coverings shall consist of an opaque fabric, tested and
classified as nonflammable.
5. Such devices displaying advertising shall be subject to the sign regulations
contained in this section.
D. SCREENING OF MECHANICAL EQUIPMENT. All exterior mechanical equipment,
except solar collectors shall be screened from view on all sides. Screening materials may have
evenly distributed openings or perforations averaging fifty percent (50 %)
E. OFF - STREET PARKING. Off - street parking shall be provided on the building site as
specified in Chapter 20.10 for residential districts and in Chapter 20.33 for non - residential
•districts, except as provided in this section.
1. Off - Street Parking Required
a. Retail Stores and Specialty Food Uses: 1 parking space /350 sq. ft. of gross
floor area.
b. Restaurants: 1 parking space /50 sq. ft. of net
public area; 1 parking space /35 sq. ft.
of net public area when live
entertainment is present.
Up to 200 sq. ft. of restaurant
outdoor seating is permitted without
providing additional parking provided
the area faces and is open to a public
street.
ANIL
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Chapter 20.65
2. Special Provisions For Tandem Parking
Tandem parking up to a maximum of two (2) vehicles in depth shall be permitted, subject
to the following conditions:
• a. In the SP -8 (RSC) District, signs shall be posted on the business frontage which
advises patrons of the availability and location of parking spaces. The location,
size and color of the signs shall be approved by the Planning Director.
b. In mixed use development, the enclosure of parking may be permitted, subject to
the conditions specified in Section 20.30.030 (C).
3. Roof Parking
In the SP -8 (RSC) District, the parking of vehicles on the roof of a building is permitted
with the approval of a use permit.
F. BULKHEADS. All bulkheads shall be constructed to an elevation of nine (9) feet above
mean low water (6.27 feet above mean sea level).
G. FLOOR AREA RATIO, BUILDING BULK AND BUILDING HEIGHT. The total gross
floor area and building bulk contained in all buildings on a buildable site in any commercial
district shall be as specified in Chapter 20.07, except as provided in this section. The building
height limit shall be as specified in Chapter 20.02.
• 1. Floor Area Ratio Bonus for Lot Consolidation.
Developments in the SP -8 (RSC) District which consolidate existing legal lots to provide
unified site design shall be granted a floor area bonus in accordance with the following
schedule:
Consolidated Land Area FAR Bonus
7,500 - 15,000 sq. ft. 0.05
15,000 sq. ft. or more 0.10
2. Conversion of Uses.
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Chapter 20.65
The Planning Director may approve the conversion of a lawfully existing Maximum FAR
use to a Base FAR use or to a Reduced FAR use, or the conversion of a Base FAR use
to a Reduced FAR use upon finding that:
a A significant portion of the traffic generated by the use originates within a mile
of the site; or
b. A significant portion of the traffic generated by the use consists of pass -by traffic
or traffic that is diverted less than a mile from its primary destination; or
C. The scope and scale of the use is such that it does not constitute a significant
increase in the traffic generation potential; or
d. That the use's operational characteristics are such that the conversion will not
result in a significant increase in the traffic generation potential. Such
characteristics include, but are not limited to, hours of operation, the type of goods
or services offered, and the composition of its principal clientele.
The Planning Director may require the applicant to provide survey data or other
information substantiating the request for the conversion.
H. PUMP -OUT FACILITIES REQUIRED. On waterfront sites where the proposed use
includes public marinas, yacht clubs, boat charters or rentals, sports fishing establishments,
commercial fishing facilities, marine service stations, gas docks, boat launching facilities, or other
similar uses, either public or private, boat holding tank pump -out facilities shall be provided in
each case, unless otherwise approved by the Planning Commission or City Council on review or
appeal of a site plan review or use permit. Said pump -out facilities shall have adequate capacity
to accommodate all vessels anticipated at each site. Prior to the issuance of building permits, the
Marine Director shall approve all plans and specifications of pump -out facilities.
I. PUBLIC ACCESS TO BAY FRONT. In approving a site plan review or granting a use
permit for development on a building site with frontage along the bay, the Planning Commission
or City Council, upon review or appeal, shall require the dedication of vertical and lateral public
access easements, except where adequate public access already exists or where the provision of
access is inconsistent with public safety or the protection of` fragile coastal resources. The
following standards shall be applied to all lateral and vertical public access easements:
1. Public access easements shall be a minimum of six (6) feet in width.
2. Public access easements may be provided within required setback areas.
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3. All dedicated public access easements shall be recorded with the Orange County
Recorder's Office in a manner satisfactory to the Public Works Department. (Ord.
90 -24, June 28, 1990; Ord. 89 -19, Sept. 13, 1989; Ord. 86 -7, May 28, 1986)
• 20.65.080 RECONSTRUCTION OF NONCONFORMING STRUCTURES.
•
A. Commercial structures in SP -8 (RSC) District that have been rendered
nonconforming due to gross floor area or parking may be permitted structural alterations
or demolition and reconstruction, involving up to one hundred percent (100 %) of the
existing gross floor area, subject to the following conditions:
1. Verification by the Planning Director of the gross floor area of the
structure legally in existence shall be required prior to the issuance of
building permits for alteration or reconstruction.
2. Alteration or reconstruction of structures shall conform with all current SP-
8 (RSC) District land use regulations and development standards, with the
exception of floor area ratios and required parking for commercial uses.
3. Residential development shall be permitted within the preexisting gross
floor area limits structure area pursuant to Section 20.65.035 (F) of this
Chapter.
4. Off - street parking for residential development shall be provided on the
building site as specified in Section 20.65.035 (F -7).
5. Alteration or reconstruction shall not result in a reduction in the amount
of off - street parking that existed on the site prior to alteration or
reconstruction.
6. Reduced F.A.R. uses legally in existence within a period of six (6) months
prior to alteration or reconstruction shall be permitted provided there is no
increase in floor area devoted to those uses. All new uses shall be limited
to base F.A.R. and maximum F.A.R. uses.
7. A Coastal Residential Development Permit (CRDP) shall be required
pursuant to the provisions of Chapter 20.69 should the alteration or
reconstruction of structures result in the following:
a. The demolition or conversion of eleven (11) or more dwelling units
in two or more structures; or
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Chapter 20.65
b. The demolition or conversion of three (3) or more dwelling units
in one structure; or
C. The construction of ten (10) or more new dwelling units.
• B. COMBINING OF LOTS AND PARCELS. Lots and parcels in SP -8 (RSC)
District with commercial structures that have been rendered nonconforming due to gross
floor area or parking may be combined and structural alterations or demolition and
reconstruction of said structures into new designs and configurations may be permitted
provided the provisions of this Section are met and the owner or owners of said lots or
parcels has caused to be executed and recorded a covenant and agreement to hold said
lots or parcels as a single building site.
20.65.090 PUBLIC IMPROVEMENT COMPONENT. The following are the public
and private improvement projects for the Central Balboa Specific Area Plan area. Projects are
listed by priority, with a general description of each project.
The City's ability to fund its share of each project, where applicable, is based upon the
allocation of limited financial resources throughout the City. Each year during the preparation
of the City's annual budget, the City Council will determine which projects or portion thereof are
to be funded by the City, their costs, and specific schedule for implementation. For those
projects using gas taxes or other sources of revenue for a portion of the funding, the specific
projects to be funded must also be determined annually, based upon the availability of funds and
• demand from other projects throughout the City.
Design and materials shall be determined through the capital improvement program
process. This shall include public meetings to receive comments from affected parties. Final
approval of plans, including, but not limited to streetscape improvements, significant alterations
to the Balboa Pier parking lot, and traffic signalization on Balboa Boulevard, shall be made by
the City Council.
A. PRIORITY I: IMPLEMENTATION WITHIN TWO YEARS
I. BALBOA BOULEVARD, MAIN STREET, A STREET SIDEWALK
IMPROVEMENTS
Install sidewalk improvements on the north and south sides of the 500, 600, 700,
and 800 blocks of Balboa Boulevard; the east and west sides of the 100, 200, and
300 blocks of Main Street; the north and south sides of the 800 block of East Bay
•
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Avenue; and the west side of the 100, 200, 300 blocks of A Street. These
improvements include 12.5% flashed brick pavers and a rock salt finish.
Additional improvements are to be installed on sidewalks at the intersections of
Balboa Boulevard and Main Street, Balboa Boulevard and Palm Street, and East
Bay Avenue and Main Street. These improvements include 66% red flashed
pavers and rock salt finish.
Install enlarged pedestrian areas by extending sidewalks to create "bulb- outs" at
the intersections of Balboa Boulevard and Main Street and Balboa Boulevard and
Palm Streets, provided adequate turning radii and drainage can be provided.
2. BALBOA BOULEVARD, MAIN STREET, PALM, STREET, EAST BAY
AVENUE CROSSWALKS
Install special paving treatment at pedestrian crossings at the intersections of
Balboa Boulevard and Palm Street; Balboa Boulevard and Main Street; and at
Main Street and East Bay Avenue.
3. BALBOA BOULEVARD, MAIN STREET, A STREET LIGHTING
Install decorative street light fixtures with vertical banners on the north and south
sides of the 500, 600, 700, and 800 blocks of Balboa Boulevard; the east and west
sides of the 100, 200, and 300 blocks of Main Street; the north and south sides of
the 800 block of East Bay Avenue; and the west side of the 100, 200, 300 blocks
of A Street.
4. MAIN STREET LANDSCAPING IMPROVEMENTS
Remove existing and install new street trees on the east and west sides of the 100,
200, and 300 blocks of Main Street in conjunction with planned improvements.
Existing trees shall be maintained to the extent necessary to preserve the character
of the tree -lined canopy unless public safety or a diseased condition warrants
removal. Tree wells are to be flush - mounted with steel grating with brick paver
trim and/or brick surfaces.
5. MAIN STREET FURNISHINGS
Install new benches and trash receptacles on the east and west sides of the 100,
200, and 300 blocks of Main Street.
6. UNDERGROUND UTILITIES ON BALBOA BOULEVARD, MAIN STREET,
A STREET
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Chapter 20.65
Undergrounding of all existing overhead utilities, including electric power,
telephone and cable television, in the 800 block of East Bay Avenue; the west side
of the 200 and 300 blocks of A Street; and in the alleys contained in Blocks E,
P, and Q. Undergrounding includes electric power, telephone and cable television,
provision of underground utilities to the property line, where a connection would
be made to existing service above ground.
7. TRAFFIC CONTROL AND DIRECTIONAL SIGNS ON BALBOA
BOULEVARD, MAIN STREET, EAST BAY AVENUE, AND A STREET
Install traffic control, directional and other public signs on the 500, 600, 700, and
800 blocks of Balboa Boulevard; the 100, 200, and 300 blocks of Main Street; the
800 block of East Bay Avenue; and the 100, 200, 300 blocks of A Street.
Install entry signs or semi - permanent banner on Balboa Boulevard at Adams Street
and at A Street.
9. BALBOA PIER PARKING LOT IMPROVEMENTS
Modify the configuration of the Balboa Pier parking lot to provide the following:
a. A net gain of approximately 109 parking spaces without a reduction in the
number of trees dispersed throughout the parking lot .
b. Inbound circulation at Palm Street, outbound circulation at Washington
Street, if required by revised circulation plan.
C. A widened entry aisle, if required by revised circulation plan.
d. Restricting Main Street to bus, local business patron, and service vehicle
traffic, if required by revised circulation plan.
e. Relocation of the bus stop/layover to the pier area at Main Street.
f. A minimum six (6) feet wide landscaped buffer between the parking lot
and adjacent residential areas of sufficient design and materials to reduce
glare from automobile headlights without further obstructing existing
views.
B. PRIORITY II: IMPLEMENTATION BETWEEN TWO AND FIVE YEARS.
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1. PALM STREET SIDEWALK IMPROVEMENTS
Install sidewalk improvements on the east and west sides of the 100, 200, and 300
blocks of Palm Street. These improvements include 12.5% flashed brick pavers
• and a rock salt finish. Additional improvements are to be installed on sidewalks
at the intersection of Palm Street and East Bay Avenue. These improvements
include 66% red flashed pavers and rock salt finish.
2. PALM STREET AND EAST BAY AVENUE CROSSWALKS
Install special paving treatment at pedestrian crossings at the intersections of Palm
Street and Balboa Boulevard and at Palm Street and East Bay Avenue.
3. PALM STREET LIGHTING
Install decorative street light fixtures with vertical banners on the east and west
sides of the 100, 200, and 300 blocks of Palm Street.
4. PALM STREET LANDSCAPING
Install street trees on the east and west sides of the 100, 200, and 300 blocks of
Palm Street. Tree wells are to be flush - mounted with steel grating with brick
paver trim and/or brick surfaces.
5. PALM STREET FURNISHINGS
• Install benches and trash receptacles on the east and west sides of the 100, 200,
and 300 blocks of Palm Street.
6. BALBOA PIER APPROACH IMPROVEMENTS
Install decorative paving treatments, bollards, decorative lighting, benches, kiosks,
trash receptacles, and planters and trees on the approach to the Balboa Pier.
7. TRAFFIC CONTROL AND DIRECTIONAL SIGNS ON PALM STREET
Install traffic control, directional and other public signs on the 100, 200, and 300
blocks of Palm Street.
8. UNDERGROUND UTILITIES ON PALM STREET
Am
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Chapter 20.65
Undergrounding of all existing overhead utilities, including electric power,
telephone and cable television in the 200 block of Palm Street. Undergrounding
includes provision of underground utilities to the property line, where a connection
would be made to existing service above ground.
• C. PRIORITY III: IMPLEMENTATION WITHIN FIVE TO SEVEN YEARS.
1. EAST BAY AVENUE, WASHINGTON STREET SIDEWALK
IMPROVEMENTS
Install sidewalk improvements on the north and south sides of the 500, 600, and
700 blocks of East Bay Avenue and on the east and west sides of the 100, 200,
and 300 blocks of Washington Street. These improvements include 12.5% flashed
brick pavers and a rock salt finish.
2. EAST BAY AVENUE AND WASHINGTON STREET LIGHTING
Install decorative street light fixtures with vertical banners on the north and south
sides of the 500, 600, and 700 blocks of East Bay Avenue and on the east and
west sides of the 100, 200, and 300 blocks of Washington Street.
3. UNDERGROUND UTILITIES ON EAST BAY AVENUE, WASHINGTON
STREET, AND ADAMS STREET
Undergrounding of all existing overhead utilities including, electric power,
telephone and cable television, in the 500, 600, and 700 blocks of East Bay
• Avenue; the 200 block of Washington Street; the 300 block of Adams Street; and
the alleys contained in Blocks B, J, and K. Undergrounding includes provision
of underground utilities to the property line, where a connection would be made
to existing service above ground.
4. TRAFFIC CONTROL AND DIRECTIONAL SIGNS ON EAST BAY AVENUE
AND WASHINGTON STREET
Install traffic control, directional and other public signs on the 500, 600, and 700
blocks of East Bay Avenue and on the 100, 200, and 300 blocks of Washington
Street.
D. PRIORITY IV: IMPLEMENTATION WITHIN SEVEN TO TEN YEARS.
1. UNDERGROUND UTILITIES IN REMAINING ALLEYS
Am
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Undergrounding of all existing overhead utilities including, electric power,
telephone and cable television, in the alleys contained in Blocks T and U, V and
W, X and Y, and Z and AA. Undergrounding includes provision of underground
utilities to the property line, where a connection would be made to existing service
• above ground.
TABLE 20.65
Am
TYPE OF USE
RSC
R-2
MFR
RP
GEIF
OS
... ...... .
a�
M:
Residential Uses
Single-Family Dwellings
YES
YES
YES
YES
NO
NO
(A)
Two-Family Dwellings
YES
YES
YES
YES
NO
NO
(A)
Multi-Family Dwellings
YES
NO
YES
NO
NO
NO
(A)
Congregate nee
. . ..... .
Congregate Care Facilities
UP
NO
NO
NO
NO
NO
Elderly Residential
UP
UP
UP
UP
NO
NO
Group Residential
I
NO
NO
NO
NO
NO
NO
Single Room Occupancy
UP
NO
NO
NO
NO
NO
.. ...... ..
ffillevsibdAwk Uses �,2::
.. .. ....
. .......
Churches, Synagogues, and Temples
YES/L -1
NO
NO
NO
UP/L-2
NO
Civic Centers
NO
NO
NO
NO
UP/L-2
NO
Community Centers
UP
UP/L-3
UP/L -3
NO
UP/L -2
UP
Daycare Facilities
UP
NO
NO
NO
UP/L-2
NO
Fire Stations and Police Stations
UP
NO
NO
NO
UP/L-2
NO
Hospitals
NO
NO
NO
NO
UP/L-2
NO
Libraries
NO
NO
NO
NO
UP/L -2
NO
Lodges/Community Service Organizations
UP
NO
NO
NO
UP/L-2
UP
Museums
NO
NO
NO
NO
UP/L-2
NO
Post Offices (Federal)
NO
NO
NO
NO
UP/L-2
NO
Reservoirs
NO
NO
NO
NO
UP/L-2
NO
Am
Page 180 -32
SPECIFIC PLAN
(CENTRAL BALBOA)
Chapter 20.65
TYPE OF USE RSC R -2 AUR RP GEIF OS Ad&d.0
Schools, Public or Private
NO
NO
NO
NO
UP/L -2
NO
�ocial Halls
UP
NO
NO
NO
UP/L -2
NO
Transit Facilities
UP
NO
NO
NO
UP/L -2
NO
Utility Substations, Public and Private
UP
UP/L -3
UP/L -3
NO
UP/L -2
UP
mal Hospitals
UP
NO
NO
NO
NO
NO
Shops
UP
NO
NO
NO
NO
NO
Groomers
UP
NO
NO
NO
NO
NO
Studios
ce Studios
dicraft Establishments
sic /Art Studios
�ography Studios
ate Instructional Facilities
Rental (Office Only)
nercial Parking
oipally- Operated Parking Lots
Specialty Food Service
Take Out Restaurants
Am
YES
NO
NO
YES
UP
NO
NO
UP
YES
NO
NO
YES
UP
NO
NO
UP
YES
NO
NO
YES
UP
NO
NO
UP
NO NO
NO NO
NO NO
NO NO
NO NO
NO NO
YES
NO
NO
NO
NO
NO
UP
UP/L -4
UP/L -4
UP/L -4
NO
NO
YES
UP
UP
UP
NO
NO
YES NO NO NO
UP
NO
NO
NO
PD
NO
NO
NO
UP
NO
NO
NO
NO NO
NO
NO
(B)
NO
NO
(B), (C)
NO
NO
(13), (C)
Page 180-33
SPECIFIC PLAN
(CENTRAL BALBOA)
Chapter 20.65
Am
TYPE OF USE
RSC
R-2
MFR
RP
GEIF
OS
. .. .
. ..
.
. ........
Boat Charter (Boats Present)
UP
NO
NO
NO
NO
NO
Boat Sales (Boats Present)
UP
NO
NO
NO
NO
NO
Marine Service Station
UP
NO
NO
NO
NO
NO
ersonat tees,
.
. . ..
Acupuncture
YES
NO
NO
YES
NO
NO
Barbers
YES
NO
NO
YES
NO
NO
Beauty Parlors
YES
NO
NO
YES
NO
NO
Cleaners/Laundries (Limited)
YES/L-5
NO
NO
NO
NO
NO
Cleaners/Laundries
UP
NO
NO
NO
NO
NO
Fortune Telling
YES
NO
NO
YES
NO
NO
Laundromats
YES
NO
NO
NO
NO
NO
Massage Parlor
YES
NO
NO
NO
NO
NO
Mortuaries
UP
NO
NO
NO
NO
NO
Repair of Small Appliances
YES
NO
NO
YES
NO
NO
Shoe Repair
YES
NO
NO
YES
NO
NO
Tailors
YES
NO
NO
YES
NO
NO
Other Personal Services
YES
NO
NO
YES
NO
NO
Accountants
YES
NO
NO
YES
NO
NO
Attorneys
YES
NO
NO
YES
NO
NO
Chiropractors
YES
NO
NO
YES
NO
NO
Dental Office
YES
NO
NO
YES
NO
NO
Engineers
YES
NO
NO
YES
NO
NO
Interior Decorators
YES
NO
NO
YES
NO
NO
Marine-Related Office, Including:
YES
NO
NO
NO
NO
NO
Boat Charter (Office Only)
YES
NO
NO
NO
NO
NO
Boat Sales (Office Only)
YES
NO
NO
NO
NO
NO
Medical Office
YES
NO
NO
YES
NO
NO
Printers'
YES
NO
NO
NO
NO
NO
lRealtors/Escrow
YES
NO
NO
YES
NO
NO
Am
Page 180 -34
SPECIFIC PLAN
(CENTRAL BALBOA)
Chapter 20.65
TYPE OF USE
RSC
R -2
MFR
RP
GEIF
OS A"ms d
Gyms
UP
UP/L -3
UP/L -3
NO
NO
a �dwo
Health Club/Aerobics Studios
UP
UP/L -3
UP/L -3
NO
NO
NO
�ther Professional Services
YES
NO
NO
YES
NO
NO
Public rTssemblyfCluha '
UP
UP/L -3
UP/L -3
NO
NO
YES
Auditoriums
UP
NO
NO
NO
NO
NO
Service Clubs
UP
NO
NO
NO
NO
NO
Social Clubs
UP
NO
NO
NO
NO
NO
Theaters
UP
NO
NO
NO
NO
NO
Yacht Club
UP
NO
NO
NO
NO
NO
Youth Centers
UP
NO
NO
NO
NO
NO
Billiard Parlors
UP
NO
NO
NO
NO
NO
Gyms
UP
UP/L -3
UP/L -3
NO
NO
NO
Health Club/Aerobics Studios
UP
UP/L -3
UP/L -3
NO
NO
NO
Parks and Playgrounds
UP
UP/L -3
UP/L -3
NO
NO
YES
Recreational Facilities
UP
UP/L -3
UP/L -3
NO
NO
YES
Galleries
YES
NO
NO
ANC
NO
NO
�rt
ppliance Stores
YES
NO
NO
NO
NO
NO
Bakeries
YES
NO
NO
NO
NO
NO
Book Stores
YES
NO
NO
NO
NO
NO
Clothing Stores
YES
NO
NO
NO
NO
NO
Delicatessens
YES
NO
NO
NO
NO
NO
Department Stores
YES
NO
NO
NO
NO
NO
General Retail Sales
YES
NO
NO
NO
NO
NO
Gift Shops
YES
NO
NO
ANC
NO
NO
Hardware Stores
YES
NO
NO
NO
NO
NO
Jewelry Stores
YES
NO
NO
ANC
NO
NO
Mini -Marts
YES
NO
NO
NO
NO
NO
Outdoor Sales
UP
NO
NO
NO
NO
NO
Pharmacies
YES
NO
NO
NO
NO
NO
Plant Nurseries
YES
NO
NO
NO
NO
NO
Page 180-35
SPECIFIC PLAN
(CENTRAL BALBOA)
Chapter 20.65
TYPE OF USE
RSC
R-2
MFR
RP
GEEF
OS nm w
Is
UP
NO
NO
NO
NO
NO
els
UP
NO
NO
NO
NO
. . . . ....
etail Marine Sales
YES
NO
No
NO
NO
NO
hoe Stores
YES
NO
NO
NO
NO
NO
Specialty Shops
YES
NO
NO
ANC
NO
NO
Supermarkets
YES
NO
NO
NO
NO
NO
General Retail Sales
YES
NO
NO
NO
NO
NO
and Breakfast Inns
UP
NO
NO
NO
NO
NO
Is
UP
NO
NO
NO
NO
NO
els
UP
NO
NO
NO
NO
NO
Helistops Up To 90 Days
PD
UP
UP
NO
NO
NO
(D)
Helistops Over 90 Days
UP
NO
NO
NO
NO
NO
Outdoor Lighting
UP
UP
UP
UP
NO
NO
(E)
Relocatable Buildings
NO
NO
NO
NO
NO
NO
(F)
Temporary Uses Up To 90 Days
PD,
NO
NO
NO
NO
NO
(G)
Temporary Uses Over 90 Days
UP
NO
NO
NO
NO
NO
(G)
Watchman/Caretaker Residence
U/A
NO
NO
NO
NO
NO
YES = PERMITTED
ANC = PERMITTED IF ANCILLARY
MOD = SUBJECT TO APPROVAL OF THE MODIFICATIONS COMMITTEE
PD = SUBJECT TO THE APPROVAL OF THE PLANNING DIRECTOR
UP = PERMITTED WITH USE PERMIT
U/A = PERMITTED WITH USE PERMIT IF ANCILLARY TO AN ALLOWABLE USE
NO = PROHIBITED
The letter 'L" references certain limitations prescribed under 'Limitations on Specified
Uses.*
Letters in parentheses in the "Additional Regulations" column refer to "Additional
Regulations' following the table.
Aft
Page 180 -36
SPECIFIC PLAN
(CENTRAL BALBOA)
Chapter 20.65
Limitations on Specified Uses
L -1 Freestanding structures not permitted.
• L -2 In GEIF, approval of a Use Permit in accordance with the provisions of Chapter 20.80 of the Municipal
Code is required for the establishment of any new use permitted by this Section, or any expansion or
changes in the operational characteristics of an existing use within this zoning district, unless said use is
owned and or operated by a governmental agency that is exempted from the provisions of this Section by
constitutional or statutory law, and is acting in its governmental capacity. (Ord. 88 -27, August 24, 1988).
L -3 Limited to facilities developed as part of a residential development.
L -4 Permitted only when adjacent to a commercial district.
L -5 No plant on premises, limited to collection only.
Additional Regulations
A. For the RSC District, see Section 20.65.035 (F): Residential Development.
B. See Section 20.72: Restaurants.
C. See Section 20.65.030 (B): Special Findings For Food Uses.
D. Heliports and helistops. No helicopter shall land or take off and no heliport or helistop shall be established
within the Central Balboa Specific Plan District unless a Use Permit shall first have been secured for the
establishment, maintenance, and operation of such use. The Planning Director may approve temporary
helistops in any zoning district of the City for a period not to exceed 90 days for use in connection with
• major construction sites if he determines that such helistops will not unduly interfere with the health, safety,
and welfare of persons owning property in the surrounding area and he may attach appropriate conditions
to such approval.
E. Outdoor lighting. No swimming pool, tennis court or other use which, in the opinion of the Planning
Commission is of a similar nature, and which is located closer than two hundred feet to the boundary of
any "R" District, shall be lighted externally unless a Use Permit shall first have been secured for the
installation, maintenance, and operation of the lighting fixtures. (Ord. 1446; June 26, 1972).
F. Relocatable (portable) buildings. No building permit or relocation permit shall be issued for the erection
or placement of a relocatable building unless the applicant for said building permit has first applied for and
obtained a use permit from the Planning Commission to maintain said relocatable building at a specific
location (Ord. 1774 (part), § 3, 1978).
G. See Section 20.33.025: Temporary Uses and Structures.
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