HomeMy WebLinkAbout01 - Chapter 8_Master Roadway and Infrastructureko MASTER ROADWAY AND INFRASTRUCTURE PLANS
8.1 Purpose and Intent
The purpose of this chapter is to describe the Master Roadway and Infrastructure Plans for the
Project. This chapter includes exhibits and text illustrating and describing the pattern and
hierarchy of roadways proposed to serve the development, and master infrastructure plans for
domestic and fire water service and wastewater collection and treatment. Descriptions of off -site
improvements or regional upgrades to existing systems required to serve the Project are included
in this chapter.
8.2 Master Roadway Improvements
8.2.1 Master Roadway Plan
A network of new public roadways will be constructed within the Project Site, providing access to
the Project Site from existing West Coast Highway, 15th Street, 16th Street, 17th Street, and 19th
Street.
The roadway system for the Project Site is illustrated in Exhibit 8 -1, 'Master Roadway Plan and
Key Map." As shown, a hierarchy of streets is planned, including primary roadways connecting to
existing public arterial roadways, a system of local roads, and private alleys within the Project.
Following construction regulatory clearances, all roadways within the Project shall be constructed
as shown in Exhibits 8 -1 through 8 -15.
8.2.2 Project Entries and Off -Site Improvements
1. West Coast Highway -Bluff Road Entry /Intersection Improvements
The primary Newport Beach entrance to the Project shall be from West Coast Highway via (new)
Bluff Road, as illustrated in Exhibit 8 -2, "West Coast Highway — Bluff Road Entry/Intersection
Improvements." A T- intersection shall be constructed consistent with the County's MPAH and the
City's General Plan Circulation Element. In order to accommodate the lane geometry envisioned
by the City's General Plan, a portion of West Coast Highway shall be widened.
West Coast Highway is currently owned and maintained by the California Department of
Transportation ( Caltrans), and therefore, permits that affect the highway shall be coordinated with
and approved by Caltrans.
Newport Banning Ranch 8 -1
mdp chapter e, master roadway and infrastructure 08.19.11 final.docx • AlgrSt 19 . 2011
MASTER DEVELOPMENT PLAN
The improvements to be constructed to West Coast Highway as part of the Project are illustrated
in Exhibit 8 -9, "Sections K -K and L -L — West Coast Highway." As shown on this exhibit and
Exhibit 8 -2, the improvements to West Coast Highway as part of the Project include widening
improvements at the Bluff Road entry to the Project Site, on- and off -site deceleration /acceleration
transitions along the roadway, and intersection improvements such as median turn pockets and
lane striping. A public sidewalk will be constructed from the easterly Project Boundary to Bluff
Road. Generally, improvements along West Coast Highway are constrained by existing wetlands
and habitat.
2. 15th Street Entry/ Off -Site Improvements
A full section of required 15th Street right -of -way does not currently connect with the Project Site.
The City's General Plan designates 15th Street as a Primary Road. As illustrated in Exhibit 8 -3,
"15th Street Entry and Off -Site Improvements," 15th Street shall be constructed from Bluff Road to
Monrovia Avenue. Project improvements shall transition in a generally tapering manner to
existing street improvements to the east.
3. 16th Street Entry/ Off -Site Improvements
The off -site extension of 16th Street to the Project Site has been accommodated in the previous
planning and construction of the City of Newport Beach Utilities Yard, and adequate setbacks are
available to build the street improvements. As illustrated in Exhibit 8 -4, "16th Street Entry and
Off -Site Improvements," 16th Street shall be extended, with a centerline located on the current
property line between the NMUSD property and the City' Utility Yard property.
4. North Bluff Road /Off -Site Improvements
Exhibit 8 -5, "North Bluff Road Off -Site Improvements," illustrates off -site improvements adjacent
to the Project Site boundary within NMUSD property on the east. Approximately one half of the
right of way improvements required for this segment of North Bluff Road shall be constructed
within NMUSD property.
S. 17th Street Entry
17th Street currently terminates at the easterly boundary of the Project Site. As illustrated in
Exhibit 8 -6, "17th Street Entry Off -Site Improvements," a Project entry shall be constructed at the
Project Site Boundary and the terminus of 17`h Street. The Master Roadway Plan includes the
construction of an extension of 17`h Street west of the Project Site boundary to intersect with
North Bluff Road.
8 -2 mdp chapter 8,master roadway and infrastructure 08.19.11 final.docx- August 19,2011
MASTER ROADWAYAND INFRASTRUCTURE PLANS I
6. 19th Street Entry /Off -Site Improvements
North Bluff Road is proposed to connect with existing 19th Street at the Project's northern
property line. Improvements to 19th Street, which shall be constructed as part of the Project
entry, are illustrated on Exhibit 8 -7, "19th Street and North Bluff Road Entry and Off -Site
Improvements."
Additionally, a right -of -way is reserved on the Project subdivision map for a potential future
extension of 19th Street to the Santa Ana River by the City, County, and /or other public agency.
7. Pedestrian and Bicycle Bridge over West Coast Highway /Off -Site Improvements
A public pedestrian and bicycle bridge will be constructed as part of the Project over West Coast
Highway (State Highway 1) from a connection in South Bluff Park and the Resort Colony to a
connection in West Newport Park, a public park, located on the south side of West Coast
Highway and served by public streets. The construction of the pedestrian and bicycle bridge will
allow pedestrians and bicyclists to travel between the Project Site and the beach via the park and
adjacent public streets, as shown in Exhibit 8 -2.
8.2.3 Traffic - Calming Design Features
In order to reduce speeds of motorists and enhance the pedestrian experience, traffic - calming
design features shall be constructed within local streets within the Project as approved by the City
Engineer. These features may include mid -block tapers and tapers /chokers at select intersections
and modified knuckles. Examples of these elements are shown on Exhibit 8 -8, "Traffic- Calming
Design Features." Other traffic - calming design features may be approved by the City as part of
subdivision map review or Site Development Review.
8.2.4 Project Roadways
The following sections describe the internal arterial roadway improvements to be constructed as
part of the Project.
1. Bluff Road from West Coast Highway to 15th Street: and North Bluff Road from 15th
Street to 16th Street
The design for Bluff Road from West Coast Highway to 15th Street and the design for North Bluff
Road from 15th Street to 16th Street are illustrated in Exhibit 8 -10, "Sections A -A, B -B, and P- P —
Bluff Road (West Coast Highway to 15th Street) and North Bluff Road (15th Street to 16th Street)."
Newport Banning Ranch 8 -3
MASTER DEVELOPMENT PLAN
As shown, both Bluff Road and North Bluff Road shall be constructed with two travel lanes and a
five - foot -wide striped on- street bike lane in each direction. An eight- foot -wide meandering
walkway, separated from the street by a varying -width landscaped bioswale, shall be constructed
on the east side of the road. A five - foot -wide walkway, separated from the street by a landscaped
bioswale, shall be constructed on the west side of the road except that, to avoid native habitat
impacts, there shall be no sidewalk on the west side of Bluff Road between West Coast Highway
and Resort Colony Road. A landscaped median shall be constructed along this length of both
Bluff Road and North Bluff Road. Parking shall be prohibited along Bluff Road and North Bluff
Road.
2. North Bluff Road from 16th Street to 17th Street
The design for North Bluff Road from 16th Street to 17th Street is illustrated in Exhibit 8 -11,
"Sections Q -Q and R -R — North Bluff Road (16th Street to 17th Street)."
As shown, North Bluff Road from 16th Street to 17th Street shall be constructed with two travel
lanes and a five - foot -wide striped on- street bike lane in each direction. An eight- foot -wide
walkway, separated from the street by a landscaped bioswale shall be constructed on the east side
of the road and a five - foot -wide walkway, separated from the street by a landscaped bioswale,
shall be constructed on the west side of the street. An approximatel6- foot -wide landscaped
median shall be constructed along this length of North Bluff Road.
Parking shall be prohibited along this segment of North Bluff Road.
3. North Bluff Road from 17th Street to 19th Street
The design for North Bluff Road is illustrated in Exhibit 8 -12, "Sections J -J and M -M — North Bluff
Road (17th Street to 19th Street)."
As shown, North Bluff Road from 17th Street to North Bluff Park, north of the Urban Colony, shall
be constructed with two travel lanes and a five - foot -wide striped on- street bike lane in one
direction, and one travel lane and a five - foot -wide striped on- street bike lane in the other
direction. An eight- foot -wide walkway, separated from the street by a landscaped bioswale, shall
be constructed on the east side of the road and a 10- foot -wide curb - adjacent landscaped
bioswale, shall be constructed on the west side of the road. A landscaped median shall be
constructed along this length of North Bluff Road.
To reduce habitat impacts, North Bluff Road between North Bluff Park and 19th Street shall be
constructed with a narrower cross - section, with one travel lane and a five- foot -wide striped on-
street bike lane in each direction. A six - foot -wide pedestrian walkway, separated from the street
by a nine - foot -wide landscaped bioswale, shall be constructed on the east side of the road and a
10- foot -wide curb - adjacent landscaped bioswale shall be constructed on the west side of the road.
8 -4 mdp chapter 8,master roadway and infrastructure 08.19.11 final.docx -August 19,2011
MASTER ROADWAYAND INFRASTRUCTURE PLANS
A six - foot -wide striped median shall be constructed along this segment of North Bluff Road.
Parking shall be prohibited along this segment of North Bluff Road.
4. 15th Street. from Project Entry to Bluff Road
The design for 15th Street within the Project Site is illustrated in Exhibit 8 -13, 'Sections C -C, D -D,
and E -E — 15th, 16th, and 17th Streets."
As shown, 15th Street within the Project Site shall be constructed with two travel lanes and a five -
foot -wide, striped, on- street bike lane in each direction. The roadway shall be divided by a
landscaped median. An eight- foot -wide pedestrian walkway separated from the street by a
varying- width, landscaped bioswale shall be constructed on each side of the street. Parking shall
be prohibited along 15`h Street
5. 16th Street, from Project Entry to North Bluff Road
The design for 16th Street within the Project Site is illustrated in Exhibit 8 -13, "Sections C -C, D -D,
and E -E — 15th, 16th, and 17th Streets."
As shown, 16th Street within the Project Site shall be constructed with 40 feet of paved width,
which can accommodate one travel lane in each direction and parking on both sides of the street.
A five - foot -wide pedestrian walkway, separated from the street by a landscaped bioswale, will be
provided on each side of the street. Parking shall be permitted along both sides of this segment of
16'x' Street
6. 17th Street, from Project Entry to North Bluff Road
The design for 17th Street within the Project Site is illustrated in Exhibit 8 -13, "Sections C -C, D -D,
and E -E — 15th, 16th, and 17th Streets."
As shown, 17th Street within the Project Site shall be constructed with two travel lanes and a five -
foot -wide, striped, on- street bike lane in each direction. A five - foot -wide pedestrian walkway,
separated from the street by a landscaped bioswale, shall be constructed on both sides of the
street. A landscaped median shall be developed along the length of 17th Street within the Project
Site. Parking shall be prohibited along this segment of 17`h Street.
7. Resort Colony Road. from Bluff Road to "D" Street
Resort Colony Road extends from Bluff Road to connect with a local roadway to serve the South
Family Village. Resort Colony Road shall be constructed with one travel lane in each direction.
An eight - foot -wide pedestrian walkway, separated from the street by a landscaped bioswale, shall
be constructed on each side of the roadway, with no on- street parking. The design for Resort
Newport Banning Ranch 8 -5
MASTER DEVELOPMENT PLAN
Colony Road is illustrated in Exhibit 8 -14, "Sections G -G and H -H — Resort Colony Road and
Scenic Drive."
8. Scenic Drive. from 16th Street to 17th Street
Scenic Drive will connect to North Bluff Road at 16`x' and 17`h Streets, and will extend adjacent to
North Bluff Park along the south, west, and north perimeter of the North Family Village. Scenic
Drive shall be constructed with one travel lane and one curb - adjacent parking lane in each
direction. A four - foot -wide pedestrian walkway, separated from the street by a six - foot -wide
landscaped parkway, shall be constructed on the side of the roadway adjacent to residential uses.
A meandering trail shall be developed on the opposite side of the roadway within North Bluff
Park. Parking is allowed on both sides of Scenic Drive. The design for the Scenic Drive is
illustrated in Exhibit 8 -14, "Sections G -G and H -H — Resort Colony Road and Scenic Drive."
9. Local Roads
Local Roads shall be constructed with one travel lane and one curb - adjacent parking lane in each
direction. A four - foot -wide pedestrian walkway, separated from the street by either a minimum
six- foot -wide landscaped parkway or an eight- foot -wide landscaped bioswale depending upon the
location, shall be constructed on both sides of the street. Parking is allowed on both sides of local
roads. The design for Local Roads is illustrated in Exhibit 8 -15, "Sections F -F, 1 -1, and N -N —
Typical Local Roads and Private Alley."
10. Private Alleys
Private alleys shall be constructed with a minimum width of 28 feet between buildings with a
varying width 20- to 24- foot -wide paved travel lane and a three- to four - foot -wide area for
landscaping and garage access on each side of the alley. Parking is prohibited along both sides of
alleys. The design for Private Alleys is illustrated in Exhibit 8 -15, "Sections F -F, 1 -1, and N -N —
Typical Local Roads and Private Alley."
8 -6 mdp chapter 8,master roadway and infrastructure 08.19.11 final.docx- August 19,2011
MASTER ROADWAYAND INFRASTRUCTURE PLANS I
8.3 Master Infrastructure and Utilities
8.3.1 Domestic Water Distribution
1. Existing Conditions
The Project Site is located within the City of Newport Beach's domestic water service area.
Existing Newport Beach distribution facilities are located adjacent to the Project Site in West
Coast Highway, 16th Street, and Ticonderoga Street. A transmission main exists at the north edge
of the Project Site, which transports well water to the City- operated treatment facility and reservoir
on 16th Street (Utilities Yard)
2. Master Water Plan
Domestic water demand for the Project includes water for dust control during construction, water
for landscaping and irrigation needs, adequate water to meet fire -flow requirements, and potable
water for all residential, commercial, and visitor - serving resort uses planned for the Project Site.
Exhibit 8 -16, "Master Water Plan," depicts the backbone water facilities to be constructed as part
of the Project. As shown, the proposed domestic water system shall connect to the existing City
of Newport Beach water facilities in 16th Street, 15th Street at Monrovia, Ticonderoga Street, and
West Coast Highway. Within the Project Site, a network of 8- to 12 -inch- diameter water mains
shall be constructed to provide service to the various uses
No reclaimed water distribution is planned since a qualified service provider is not available.
8.3.2 Wastewater Collection and Disposal
1. Existing Conditions
The City of Newport Beach has wastewater collection facilities adjacent to the Project Site,
located in West Coast Highway, 19th Street, and Ticonderoga Street. The Ticonderoga and West
Coast Highway sewer systems are connected to the County Sanitation District of Orange County's
(CSDOC's) Bitter Point Pump Station near the southwest corner of the Project Site, adjoining West
Coast Highway. Discharge from the 19th Street sewer flows northerly to a City- operated pump
station at the end of Walkabout Circle, where the discharge is directed to the CSDOC's
Wastewater Treatment Plant.
The CSDOC operates facilities in West Coast Highway as well as the Bitter Point Pump Station
and two force mains located within the Project Site. The trunk system in West Coast Highway is
part of the Newport Beach Trunk Sewer System which serves the southeastern portion of the
Newport Banning Ranch 8 -7
MASTER DEVELOPMENT PLAN
CSDOC's Districts No. 5 and No. 6. From the Bitter Point Pump Station, the effluent is pumped
through the force mains on -site and then flows via a siphon under the Santa Ana River to
Wastewater Treatment Plant 2.
Improvements by the CSDOC to improve the Bitter Point Pump Station and force mains will be
completed prior to the time of Project occupancy. The proposed improvements will increase flow
through capacity and reliability.
The existing oil extraction operation on the Project Site produces water which is cleaned and then
directed to a 12- inch - diameter pipe that joins the County Sanitation District Facility upstream of
the siphon at the Santa Ana River. As part of the CSDOC upgrades, arrangements will be made
for the oil operation effluent to be pumped by the oil operators (i.e., WNOC and the City of
Newport Beach) to a point upstream of the pump station.
2. Master Wastewater Plan
Exhibit 8 -17, "Master Wastewater Plan," depicts the backbone wastewater facilities to be
constructed as part of the Project. As shown, the Project shall provide a sanitary sewer network to
serve the proposed residential, commercial, resort inn, and public park uses. Effluent from the
development areas shall be collected and directed to the CSDOC trunk sewer upstream of the
Bitter Point Pump Station via 10 and 12- inch - diameter pipes. The on -site sewer system shall be
public, and owned and maintained by the City of Newport Beach.
8.3.3 Dry Utilities and Services
Dry utilities and services shall be provided to the proposed Project by the following purveyors:
• Electrical — Southern California Edison Company;
• Gas — The Gas Company;
• Telephone — Pacific Bell; and
• Cable Television /Internet/Telephone — Time Warner.
8 -8 mdp chapter 8,master roadway and infrastructure 08.19.11 final.docx- August 19,2011
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IMPROVEMENTS TO MATCH EXISTING RIGHT -OF -WAY AND
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MASTER DEVELOPMENT PLAN
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NEWPORT BANNING RANCH
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Exhibit 8 -7
19th Street and North Bluff Road
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City of Newport Beach - California 2011 041D
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EXISTING
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Exhibit 8 -10
Sections A-A, B -B, and P -P
Bluff Road (West Coast Highway to 15th Street)
NEWPORT BANNING RANCH North Bluff Road (15th Street to 16th Street)
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BIOSWALEJ BIOSWALE
SLOTTED CURB SLOTTED CURB
Section Q -Q
North Bluff Road (16th Street to 17th Street - Adajcent Residential to West)
RW RW
VERNAL POOL 109`
OPEN SPACE
Id' 31' 16' MEDIAN SP f7'
9'
Id' Id' 12' S' -WALK
WALK RIKE TRAVEL TRAVEL TRAVEL TRAVEL BIKE
BIOSWALE BIOSWALE
SLOTTED CURB SLOTTED CURB
Section R -R
North Bluff Road (16th Street to 17th Street -
Adjacent Interpretive Park/Open Space to West
Exhibit 8 -11
Sections Q -Q and R -R
NEWPORT BANNING RANCH North Bluff Road (16th Street to 17th Street)
MASTER DEVELOPMENT IPLAIN I I GUW�A��aTTS0FUSCOe 2G11 114 i
City of Newport Beach - S'. \tl'ienls \n�ooks_sNeeU 713\ 1729001 \07ylo nnin¢coftroducer,nasler_sne_ Ian \workIns \IecMka L:eeeons
8'
WALK
'ALE
CURB
Section J -J
North Bluff Road (17th Street to North Bluff Park North of Urban Colony)
RW RW
65'
10• 20• 1 20• 15'
5' 11' 6' 11' S• 9' 6•
BIKE TRAVEL TRAVEL BIKE WALK
BIOSWALE
SLOTTED CURB
BIOSWALE
SLOTTED CURB
Section M -M
North Bluff Road (North Bluff Park North of Urban Colony to 19th Street)
Exhibit 8 -12
Sections J -J and M -M
NEWPORT BANNING RANCH North Bluff Road (17th Street to 19th Street)
MASTER DEVELOPMENT PLAN I I I I I I I ® GIBMi LWOSA960C A E5 ® FuscoE
City of Newport Beach - California a 15 30 .; 11 c4 T
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RW RW COMMUNITY
COMMUNITY PARK 98' I PARK
VARIABLE WIDTH VARIABLE WIDTH
x
BIOSWALE- Section C -C
SLOTTED CURBJ 15th Street
BIOSWALE
SLOTTED CI
Section D -D
16th Street
RESIDENTIAL 1 106'
Id' 31' 16' MEDIAN
BIOSWALE
SLOTTED CI
I__a._._ r r
I T LI I � LI act
NEWPORT BANNING RANCH
BIOSWALE
TIED CURB
BIOSWALE
TTED CURB
RESIDENTIAL
31' Id'
1 TRAVEL BIK WALK
BIOSWALE
SLOTTED CURB
Exhibit 8 -13
Sections C -C, D -D, and E -E
15th, 16th, and 17th Streets
MASTER DEVELOPMENT PLAN I I I I I I® cL LmosnssocwES® FUSCOE F
City of Newport Beach - California a 15 30 ,..:11 c4 T
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RESORT 1 60'
e, TRAVEL I TRAVEL I 8.,
BIOSWALEJ LANDSCAPE TO BE ~BIOSWALE
SLOTTED CUR87 HOA MAINTAINED SLOTTED CURB
Section G -G
Resort Colony Road
RW
PARK 1 54'
Sartinn H -H
scenic Onve
10' MIN.
Exhibit 8 -14
Sections G -G and H -H
NEWPORT BANNING RANCH Resort Colony Road and Scenic Drive
MASTER DEVELOPMENT PLAN I I I I I I I ® GlEM MO5ASSOCIKMS vuscoe tORM�
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t Beach - California o 15 30
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RESIDEA4IAL1 64'
SLOTTED
RESIDENTIAL
A+ 8'
`SIOSWALE
SLOTTED CURB
Section F -F
Typical Local Road with Bioswales
RW RW
Section 1 -1
Typical Local Road
28' MIN.
VARIES VARIES I-
3'-4' ARIES
3 -4 Z8 " -24'
Section N -N
Typical Private Alley
Exhibit 8 -15
Sections F -F, 1 -I, and N -N
NEWPORT BANNING RANCH Typical Local Roads and Private Alley
MASTER DEVELOPMENT PLAN I I I I I I I® c1 LmosnssocwES® pUSCOE "I"
City of Newport Beach - California 0 is 30 n.i can
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ACOE
Wetlands
Restoration
Area
0 Project Site Boundary
Proposed Water Main
(Be Diameter Unless Noted Otherwise)
Pressure Reducing Station
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NEWPORT BANNING RANCH
tv L ,,
19th Street
i I
I� II
tam Street
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9
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OCEAN H
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17th Street
II
II
Newnan Street
seeing 16
o e 2 Line
i
)j*�1 160 Street
�I
24-
-- Ressure Reducing Sudern
Sunset Ridge
Park
Exhibit 8 -16
Master Water Plan
MASTER DEVELOPMENT PLAN GLENN LUKOS,r CAhs1111111] -�� K]" City of Newport Beach - California 6 efie ,,, 'FUSCOE
.. . 06- 14-2011
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ACOE
Wetlands
Restoration
Area
0 Project Site Boundary
Fmmw� Proposed Sewer Main
(8" Diameter Unless Noted Otherwise)
Pump Station
NEWPORT BANNING RANCH
MASTER DEVELOPMENT PLAN
City of Newport Beach - California
a
F
9
PACIFIC C
OCEAN
7
NMUSD
we
180 Street
,;-
a
a
13 �
17th Street
!
- II
II
Newnan SVeet '
JI
m I'
II
16th street
Ci� I j
Utilities
Yard
i
�A
Sunset Ridge
Park
Exhibit 8 -17
Master Wastewater Plan
I W GLENN LUKOS ASSOCIATES tn. fir.:{ _ FUSCOE
0 900 W �.�. 1`t .. .... .. 06-14-2011
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