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HomeMy WebLinkAbout0.1_Study Session_Newport Banning Ranch_PA2008-114ILYA ? • i CITY OF NEWPORT BEACH COMMUNITY DEVELOPMENT DEPARTMENT 3300 NEWPORT BOULEVARD, BLDG. C NEWPORT BEACH, CA 92658 -8915 (949)644-3200 To: Planning Commission From: Patrick J. Alford, Planning Manager Date: January 19, 2012 Re: Study Session on Newport Banning Ranch: Subdivision Design and Circulation This is the first of a series of study sessions on the proposed Newport Banning Ranch project. The purpose of the study sessions is to provide the Planning Commission and the public the opportunity to review and discuss details of the proposed project prior to public hearings. Public hearings before the Planning Commission and the City Council are tentatively scheduled for March and April, 2012. This study session will focus on the subdivision design and circulation system of the proposed project. The information that will be presented is taken primarily from the proposed Tentative Tract Map and the Master Development Plan. The Tentative Tract Map (Attachment PC1) is the implementing subdivision map for the project. The Tentative Tract Map describes the subdivision of the project site into lots for public dedication or conveyance, fee and condominium lots for residential development and conveyance to home - buyers, and /or for financing and conveyance to builders which may also be further subdivided for the development of conventional fee lots, planned developments, and /or condominiums. The Tentative Tract Map also describes the plan for grading and bluff restoration, roadways, infrastructure, and other public improvements to serve the subdivision. The Master Development Plan provides plans and preliminary layouts for streets and lots, pedestrian and vehicular access ways, open space, parks, and other site features proposed for the project site. For this study session, Chapter 8, Master Roadway and Infrastructure Plans, of the Master Development Plan is provided (Attachment PC2). The Tentative Tract Map, Master Development Plan, and other application documents are available at the City's website at http: / /www.newportbeachca,gov /banning ranch. Subsequent study sessions will be on the following schedule of discussion topics, dates and times: February 9, 2012 Open Space, Parks, and Trails 4:30 p.m. to 6:00 p.m. February 23, 2012 Land Use, Development Regulations, and Architectural Guidelines 5:00 p.m. to 6:30 p.m. February 23, 2012 Draft Environmental Impact Report 7:00 p.m. to 8:30 p.m. Each study session will consist of presentations by City staff and the applicant's project team, followed by questions from the Planning Commission. There will also be an opportunity for comments and questions from the public. The study sessions are for discussion purposes only and no action will be taken by the Planning Commission. Interested parties are encouraged to limit their comments and questions to the issues that are the subject of each study session. Public notice of the study sessions was provided by the posting of the agenda at City Hall and on the City's website. In addition, notice was distributed through the City's Select Alert system and through a press release. ATTACHMENT PC1 Tentative Tract Map PC2 Master Development Plan, Chapter 8 NOTES: 1. UISII!:i U.40 USE: 011 EANI CIION ADJACENT LAND USE: H- BESIOINVIVOP01 SPACE S- FCSi9611114 C- COIN (CC14 /FCS'DrlISTAL 1:0U5TFU( P 05E SPND USsOmnn P.h f05C01A::0 US[5: fi 90!1111[4 PAPA, 01( (TFACUO: %OPCII SPACE. COVVLFCLII, [OAS GI }. WRING' PER IHt NLNPORI BANIIIHG RA!ICH PLANNED COVVO:HIY MINIX. 5. NUESTIC N'ATER RID SgaIA.PY 51IIER SCR49CC 10 or FUNDED BY NHL Clry Or GEWPORI TEACH. 4. ALL PRONSEO UDUUES 10 BE ISTMINROV90 E(ECIFLUL, 50UHIEIN GUFO.PIAA 6WSON COMPANY CAS: NUfHEAN CAVrOFNG GAS COVPAN)' mrfTlovL PAC Btu CAW CABLE: IIVF WAVoR 5. ME DCI'LLOFLR TINt COMPLY WITH ENERGY CONSERVA00a MEASURE SCI FORM IN TIIU APIA OF IRE CA IFURNIA IDVIIH511HINIL CODE. 5. OUTIAGC ON VMS SITE Wit BE CONVEILO BY VLANS OF A STOUJ CRIEYAS'CC SISICH COuUST,.'O Or VERRINO WIS Or C"''MRS. SIOA E OWN PIPES, CULVERTS. AREA DRAINS AND BROW 00CRLS. 1. SIBMAU' REF UPS TO PC PER Clll' OF N"PO.PT BEACH SIANOAPO PUa 1:0, IBI AIID TITLE 11 Or ANGELA' AFRI (CSAPIDUES ACT. 8. ALL SIREr15 APE FUBUC UCLESS VOTED OIREWASC ON MAP. 9. ALL EAISWG EASEMENTS ARE TO RIVALS IS EVER CLLiR6N DCSI6NAFtO INIFIWIS UKES$ OWCR.C,SE NOTED, 10. TOTAL LCNCM OF FRONDED STREETS 15 APPROXIMATELY }5.900 U. II. TOTAL PROJECT ACREAGE IS 401.1 CROSS AC. IP. WIFE APC SIT ?'COVERED LOIS AND 19 VIUREO LOIS. $r! LOT SUMMARY TABLES FOR FROFOSCD MARL) USE By LOT 15. VULTIPLE FINAL TRACT MAPS CAR it PUO FOR [HAS IENIMPIC TRACT VIP. 14, THE ASSESSORS PARCEL NVVPCRS I" IRE PROJECT AREA APL 114 - 110 -14, 45, 49, S0, 51, 11, I5, 11, 19, 83, & 414 - 041 -04. 15. Alt EIISINIO N'LIIS, PIRFAp011 rTUGS, CESSPOOLS, STAIRS. CULVERTS. STORM ORNNS, SOLID OR WUID WASTE D'SNSAL SNES, A'lO U!OCROROWID SIRUCIVPCS WITH THE SU80•17W." Ill[ BE A81'IDO.NEO PER INE GOVERNING ACR:OfS SFEC111CAIIONS VNUSS OIN[RA)SE NOW& 16. ALL LERERFO LOIS SROPN BIT IH:S MAP VAY BE DIVOCD 0:1 ME FINAL 'TAPS INTO VULOPIE L01S FOR OUS,NG. FINANCING. CONSTRUCTION OR DEDICATION FUSPOSES. 17. All FIFE ACCESS FOADS SMALL COMPLY M1fT N.B. TRC DEPARIMETT SIA AAPOS. PROPOSED DEVIATIONS: I. AMENDED pIVOICS ARE ALOIYABLC AS SH"Jf AT MI BOND CI 'C' STREET AND 'C WIFE[. SCE MON(If, "LICAU OEFAIL 011 SMELT 1. 2 5 MIDC LIKE LAAf$ APE ALLOWABLE OR 'A' STEEL E. 'B' 59111, ILH SIRIET APID I11H SIRCEI. 5. BOSNLLCS /6:000((5 xVH A 5' WAIX 08 8' MCRIDCRPC UALA' ARE ALLOIYAAr 0:1 'A' SIRCCL 'B' SIPECL 15TH S1FE(L 16TH STREET RID glll SIRCCI. 4. AOOVAU' 15 NOT FFONS(0 OR THE W(SI SIDE 0( 'A' SIF(EI (FROM %CST COAST SCHWA)' TO 'C' SING), OR THE PEST $!BE OF 'B' SLRC(( (i7m SNR(Ci I0 1SIR synE1) DU( f0 INE ADJACENCY OF GPEII SPACE. I. B�OSWALCS /BIOCELLS ARE ALLOWABLE AS A PARIWAY IRGWOII 01 LOCAL SIRCEIS AS SNONN ON 1(IIIAIIV( VAC1 MV, C. INTERDICTION IAPCPS ARM MO -BLOCK IAFCRS AP( ALLONACLC ON LOCAL SIRCEIS ANA LOCAL 10 LOCAL IS IRILFNC1103S AS 5110%11 ON TENTATIVE TRACT MAP. 5(( DETAILS WI SH(CI 1. 1, At CITY OF NMN.RI BEACH FEOUCSM 'A' STREET (FROM NEST COAST TECHNAY 10 'C SIRfEH IS AT AN AUOT'AME WIVUV CENI(FLpr GPA01(NT OF 8X. A1111401'OCFI IY)TC TENTATME TRACT MAP NO. 17 308 FOR CONDOMINIUM PURPOSES LEGAL DESCRIPTION A Pima-, OC 1015 -B'. "C' AND '0', ALL IN 'III BA.'INI.SG IRAC1. III IHC CITY OF RNFORI DG CH. COUNTY Or 0&M1GL STATE Or CALAVINL, AS 58ONN ON A VIP OF SAID TRACT FLED W IRE CASE OF HA.N000K VARYING AND OTHERS V5. NARY H. RANKING FOR PARIIIIO.V. SCNTG else NO. 6565 UPON IIIE REGISTER Or ACTIONS OF ME SUPERIOR COURT Or LOS AIR tf$ COUmfY. CALIFORNIA &!0 A PORIJOV Or IIIC RAFCHO CARMAN of SAIIIA APIA. DCSCF'DCD I!1 DOOM 5• PAGE !87 OF PAIEI115, RECO.P05 OF ws A'NOLLES COUNTK CAUFORI:U. .4TRFFT OFOICATIONS SNIII. PBOFJSLU INIP U I::f INS 1.13 1411 Ili AEA i,I P F I ®® ® ®® ® ®® ® ®® SAA�l 33) ®® .1 110111 si:cp Nt _ PRNI 6! Umill .:• c:1 YPIlL 11 I n,:••,:. c:•rscav,••a, I, ".,,....ZSS. ... ." ..e.... __......_.... -. PA.RAIVAY A!:0 MLOWI 4!IDSCAPt IL) 6C BY 11A511R NOA. IFTTFRFO IOTS VICINITY MAP TOTS `I9 PROJECT NORTH f OWNER /SUBDIVIDER NEWPORT BANNING RANCH LLC 1JOO QUAIL SIBECM SUIV IN NOP0.Pi BEACH. CA 916E0 BY: 4COH CL A. VLERI ,M DATE AM10 >rrrvE ygnalO:Y SHEET INDEX TITLE & LOT SUMMARY I STREET SECTIONS & DETAILS 1 CROSS SECTIONS J PLAN VIEW 4 -7 MENEM ®® ® ®® ® ®® ® ®® SAA�l 33) ®® _ MINE c:1 YPIlL 11 VICINITY MAP TOTS `I9 PROJECT NORTH f OWNER /SUBDIVIDER NEWPORT BANNING RANCH LLC 1JOO QUAIL SIBECM SUIV IN NOP0.Pi BEACH. CA 916E0 BY: 4COH CL A. 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SIDEWAY OVISIOC THE PUBLIC RIGHT/OP WAY Al F VOr A j SECTION 'A' SHEET O /o •, A s. SEE DETAIL B a )<r THIS SHE - a`TOrs 21 sr e' .00O ` ?p5st -FJ, L , 7; ' T. "�1] A - WEST COAST HIGHWAY SEVION SLIT ,_ham ._. ice..- �4:. • may. G w' o n w' DETAIL 'D' x IIE, V . W nV 8 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 met, chapter e, master roadway and infrastructure 08.19.11 final.docx • AUgret 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 ROADWAY AND 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 #4 Q 2 Q Q ti 2 Q is 19th Street .. "-------____..--------- ----------- --- -- ACOE Wetlands Restoration Area \ NMUSQ V A A, �V, 16th Street City utili' as i 3 6 \ y V���i �Q O\ Yard C CDC\ 0"� `� L� i'' •\ o I� LEGEND \ U7 Project Site Boundary V I ' �- \ o _ __ •r� 15th Street U I ( I J ai a m B 0 6 \F 9 C' PACIFIC OCEAN h "I A.• I • ly Sunset Ridge Park v nc.c1� Exhibit 8 -1 NEWPORT BANNING RANCH Master Roadway Plan and Key Map Cif of Newport Beach California n, fa MASTER DEVELOPMENT PLAN I I I I I I I _ City P 0 600 1,200 GLENN WKOS ASSOCIATES r _ FUS- -. 06 • 14 • 2011 S:Adiw6,I IceH_1129MI290oi`OB�Is\cmdac6M t 11 oan,mdslcM1etroea kII, nen fs110fi14.mxa ice'\ Y VARIES 4' TO 24 EF - - EXISTING RW 45' -55 TRAVEL LANES SECTION 'A' N. T. S. �Y, NEWPORT BANNING RANCH MASTER DEVELOPMENT PLAN City of Newport Beach - California PROPOSED R I 8' PROP 17 1;EWALK CURB EXIST. PROP. R/W RIW VARIES 57' 18' 20' TO 24' I j (14') (48') .(6')l i I I PROP. SIDEWALK m - - - -- - SECTION '8' N.T.S. • PROVIDE PEDESTRIAN BRIDGE OVER WCH. • CONSTRUCT LANDING FOR PEDESTRIAN BRIDGE WITHIN WEST NEWPORT PARK. • PROVIDE DUAL LEFT TURN LANE ON EASTBOUND WCH. • WIDEN WCH TO ACCOMMODATE DUAL LEFT TURNS, AND 4TH LANE FROM SUPERIOR TO BLUFF ROAD. • SIGNALIZE BLUFF ROAD INTERSECTION WITH WCH. • DEDICATE ADDITIONAL RIGHT OF WAY. Exhibit 8 -2 West Coast Highway - Bluff Road Entry /Intersection Improvements ® 'flt FUSCOE 2011 '�" °'� 0 45 90 180 270 300 . S \clients \b.o ks_st.Ll129 \1)29001 \0]_planninq cad\ products \mosler_s3e_ plan \woM1ing \offsite_impmvemenls A PROJECT 6• WHITE STRIPE PROPOSED JOINT -USE PARKING • CONSTRUCT 2 —LANE ROAD FROM PROJECT BOUNDARY TO MONROVIA. • PROVIDE RELPACEMENT PARKING ON —SITE. �m NEWPORT BANNING RANCH 'u 6 Ir- �' rr Li \a rr r iii � r I �I Exhibit 8 -3 15th Street Entry and Off -Site Improvements MASTER DEVELOPMENT PLAN I I I I I I I i I ®' #AEusCOE FQ" City of Newport Beach - California o 25 so 100 150 200 2011 08 04 5: \cWnbi \bmoks_strwLl]29 \1] 29001 \07yionning_coE\pmducts \mos r_ske_plon \wa ng \oRsite_Impro wnk NMUSD PROPERTY 16TH STREET I � PROJECT BOUNDARY I Cam'. W \ z O O ' • EXTEND 16TH STREET FROM EXISTING TERMINUS TO NORTH BLUFF ROAD. ® • PROPOSED 16TH STREET HALF WIDTH IMPROVEMENTS ON NMUSD PROPERTY. ® • PROPOSED 16TH STREET HALF WIDTH IMPROVEMENTS ON CITY PROPERTY TRANSITION PROPOSED 16TH STREET IMPROVEMENTS TO MATCH EXISTING RIGHT -OF -WAY AND CURB IMPROVEMENTS AT EDGE OF NMUSD PROPERTY. NEWPORT BANNING RANCH MASTER DEVELOPMENT PLAN City of Newport Beach - California Exhibit 8 -4 16th Street Entry and Off -Site Improvements zlI I I 1I 1I 0 20I 0 ® FUSCDE 2011 o `ta 5: \clients \bmoks_street_1729 \1729001 \07_plonninq < d \products \moster_site_plan \working \offsite_imprwements T —_ - -- r vea BoU BABY _ PROI BBUNBABY i r \ TH BLUFF ROAD W NAW D C L „ PROPERTY N PROPOSED NORTH BLUFF ROAD HALF WIDTH ® IMPROVEMENTS ON NMUSD PROPERTY Exhibit 8 -5 Y.�., North Bluff Road NEWPORT BANNING RANCH Off -Site Improvements MASTER DEVELOPMENT PLAN I I I I I ® y�►i Pascoe K3" City of Newport Beach - California o 25 so 100 150 200 - - ---. 20110413 5: \clients \bmoks_strwL1]29 \1] 29001\ 07 yionning_cad\pmducls \master_ske _plan \wonting \oRsite_Impro wnk I � I \. 6' WHITE STRIPE NEWPORT BANNING RANCH L P MASTER DEVELOPMENT PLAN City of Newport Beach - California it - L I = I I I I I I I'Ji i I I PROJECT BOUNDARY 17Tj� STREET � I — I WHITE Exhibit 8 -6 17th Street Entry and Off -Site Improvements I I slI I I 1I 150 2'0 ® FUSCDE 201i"' o `ta 5: \clients \bmoks_street_1]29 \1)29001 \0]_plonninq < d \products \moster_site_pI an \working \offsite_Imprwements //Z I �< <,,� J� - JOINI AC BERM JOIN EXIST . AC �° ® 190 16 BERM �� s �� \ \ A PROJECT BOUNDARY A ' Qz / a � i - � � I � l E O� i �\ / •m� I \ • JOIN NORTH BLUFF ROAD IMPROVEMENTS TO EXISTING 19TH STREET IMPROVEMENTS WITHIN EXISTING RIGHT -OF -WAY. • 0 19TH STREET RIGHT -OF -WAY RESERVATION AREA. NEWPORT BANNING RANCH MASTER DEVELOPMENT PLAN City of Newport Beach - California Exhibit 8 -7 19th Street and North Bluff Road Entry and Off -Site Improvements 25 0 100 0 200 ® r� FUSCOE, 201_ 1 0510 5: \clients \bmoks_street_1729 \1729001 \07_plonninq < d \products \moster_site_plan \working \offsite_imprwements 36' 2 _j L TAPER DETAIL I' = 40 TAPER DETAIL I' — 40' 10' 3'' 10' i I � �b \ M 0 "v MODIFIED KNUCKLE DETAIL /W �=C=4 i " -�' I I 8' 36' 10' R84' I � o 1 � M �'o \ ? 0I MODIFIED KNUCKLE DETAIL ('E' STREET) Exhibit 8 -8 NEWPORT BANNING RANCH Traffic - Calming Design Features MASTER DEVELOPMENT PLAN ®'rypuFUSCOE City of Newport Beach - California 20110413 s: \�re.m \b.ks_str uns\ 172001 \07_pmnnmy_ sae\ pmau&. \mmm._swiamn\.mnm�immy.ewg v N — — M I h � — — TAPER DETAIL I' — 40' 10' 3'' 10' i I � �b \ M 0 "v MODIFIED KNUCKLE DETAIL /W �=C=4 i " -�' I I 8' 36' 10' R84' I � o 1 � M �'o \ ? 0I MODIFIED KNUCKLE DETAIL ('E' STREET) Exhibit 8 -8 NEWPORT BANNING RANCH Traffic - Calming Design Features MASTER DEVELOPMENT PLAN ®'rypuFUSCOE City of Newport Beach - California 20110413 s: \�re.m \b.ks_str uns\ 172001 \07_pmnnmy_ sae\ pmau&. \mmm._swiamn\.mnm�immy.ewg EXISTING RW 123' — 139' 123' VARIES _ (57) 14' TO 24' 13' Section K -K West Coast Highway EXISTING RW 45' -55' 12' . 12' EXISTING RW , PROPOSED CURB EXISTING PROPOSED RW RW 144' 125' (57') VARIES 57' 8' 20' TO 14' (14') 13' 1 12' 1 12' 20' WALK (12') (45') TRAVEL TRAVEL (45 ) TRAVEL (5') Section L -L West Coast Highway NEWPORT BANNING RANCH - CURB Exhibit 8 -9 Sections K -K and L -L West Coast Highway MASTER DEVELOPMENT PLAN I I I I I I 1® GNNLUKOSASOCAE5® FUSCOE KVNA City of Newport Beach - California 0 15 30 �.,. .. 2mi 0411 5: \citenf \bmo� slraet_i T29 \1723001 \0]_v�e ^ ^T9— coa \pmtluds \master sle_pbn \worwng \lecM1nmoi sections 14' 9' 1 5' 1 1 12' 1 14' to' AIOSWALE 1 l / RESORT COLONY ROAD TO 15TH STREET '—BIOSWALE SLOT ED CURB J Section CURB SEE BELOW FOR Section A-A SECTION A Bluff Road (West Coast Highway to 15th Street) 97' 9' SLOTTED CURB (Section A) PUBLIC WCH TO RESORT COLONY ROAD BIOSWALE SLOTTED P 102' 14' 1 31' 1 16' MEDIAN 1 31' 1 to' BIOSWALE TIED CURB VARIABLE WIDTH Section B -B North Bluff Road (15th Street to 16th Street - Adjacent Residential to West) Section P -P North Bluff Road (15th Street to 16th Street - Adjacent Open Space to West) Exhibit 8 -10 Sections A-A, B -B, and P -P nY.r, Bluff Road (West Coast Highway to 15th Street) NEWPORT BANNING RANCH North Bluff Road (15th Street to 16th Street) MASTER DEVELOPMENT PLAN I I I I I I I® GIENNUXOSAS50CMUES® vuscoe tORM\ City of Newport Beach - California o IS 30 - ! c11s s\ clients \brooks street_1729 \17 29001 \oLVlnoning_ sod \product\ mode._ sac _aion\wo,xa,e \tecbn,ol-secrons EX. BOUNDARY RW I RW RESIDENTIAL 109' 14 31 16' MEDIAN 31' 17' 9' g' 5' 3 5' 1 12' 1d'' 1d' WA WALK BIKE TRAVEL TRAVEL TRAVEL TRAVEL IKE BIOSWALE BIOSWALE SLOTTED CURB SLOTTED CURB Section Q -Q North Bluff Road (16th Street to 17th Street - Adajcent Residential to West) RW Rw VERNAL POOL log' OPEN SPACE I4' if 16' MEDIAN 31' f7' 9' g' 5' 9' 5' 12' 14' 14' 12' 5' WALK WALK BIKE TRAVEL I TRAVEL TRAVEL I 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 PLAN I I I I I I I® lMuI100SAMCIAM® FUSCOe City of Newport Beach - California 0 15 a0 ;, I- PA 13 S \diems \tlrook5_street1729\ 1729001 \07ylonning _cod \pmtlucts \mosler_slie_plon \working \technieol_ sections 8' WALK (ALE CURB Section J -J North Bluff Road (17th Street to North Bluff Park North of Urban Colony) Rw 10' 1 20' 1 20r I 15' B' 11 11' 6' 11' B• 9' 6' BIKE TRAVEL TRAVEL BIKE WALK BIOSWALE J �� SWALE SLOTTED CURB 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 `duff Road (11 7th Street to 19th Street) MASTER DEVELOPMENT PLAN I I I I I I I ® ctEra+ Lmos axsocw bs® FUSfAE " °��� City of Newport Beach - California a 15 30 .;nl❑ 5: \clients\ brooks_ ,tree_ 1729\1729001\07—plonnmg _oad\proaucts \moster_sit8—plon \working \technicol_9ections RW RW COMMUNITY COMMUNIN PARK I 98' I PARK VARIABLE WIDTH VARIABLE WIDTH x BIOSWALE SLOTTED C BIOSWALE SLOTTED CI RESIDENTIAL 31 BIOSWALE SLOTTED CI NEWPORT BANNING RANCH Section C -C 15th Street Section D -D 16th Street 106' I6' MEDIAN Section E -E 17th Street BIOSWALE TTED CURB BIOSWALE TTED CURB RESIDENTIAL 31' Id' 1 TRAVEL BIKE WALK SIOSWALE 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 I ® GIEMi Lmos 0.AWC A E5 ® ' @�L Fuscoe F0" City of Newport Beach - California a 15 sa .;1114 ❑ s: \c,elts \nrook�_so-eeu7s9\ 1729001\ m_,' a, nine— caa\ v. oauc ts\ moaer_: ile —pian\wnrun9Veonnieoi_rections RESORT 1 60' 6, TRAVEL I TRAVEL I 6, BIOSWALE I� LANDSCAPE TO BE ~BIOSWALE SLOTTED CURB HOA MAINTAINED SLOTTED CURB Section G -G Resort Colony Road RW PARK 1 54' 1 RESIDENTIAL 10' MIN. Sartinn H -H scenic Onve Exhibit 8 -14 Sections G -G and H -H NEWPORT BANNING RANCH Resort Colonv Road and Scenic Drive MASTER DEVELOPMENT PLAN I I I I I I I ® GlEM MOSAS50CIAMS® FUSCOE tORM\ City of Newport Beach - California D 15 30 - ! w 11 S: \wants \crooks_str et 1729\ 1729001 \m- pionnm¢cW \proaoms \moster- site- pioo \work,ng \teoh„moi sect,ons RESIDENTIAL 14' 2 CL a' a' I To' 1 10' FARKINQ TRAVEL I TRAVEL SLOTTED RESIDENTIAL 2' I 8, I `BIOSWALE SLOTTED CURB Section F -F Typical Local Road with Bioswales RW RW Section 1 -1 Typical Local Road 28' MIN. VARIES VARIES VARIES 3-4 20•_24• 3' -4' Section N -N Typical Private Alley Exhibit 8 -15 Local F -F, 11 -I, and N -N NEWPORT BANNING RANCH Typical Local Roads and Private Alley MASTER DEVELOPMENT PLAN I I I I I I I® GIEMiLUWSP950CAE5® ' @�iFUSCAE FORIVI'� City of Newport Beach - California 0 15 3a .,.ii „a.❑ s: \< rem:\ e�oaxs_ straeUns\ n2sooi\ m_ pm����9_ �aa\ p�m�oL�\ ma�la� _�ne�ia� \wo.k��gUe�n�mai�e�uo�s n — —— 14th Street of w ar / i - z i ----------- _ 1811, Steer t 17th Street � II ACOE 1��12 II Wetlands (� �� "ewnan sveel Restoration Area Zom2Llra NMUSD ICI t21 ,6r,5nneet LEGEND /cuy 0 Project Site Boundary °� Utilities Yard Proposed Water Main 9 (8" Diameter Unless Noted Otherwise) '. 16 � Pressure Reducing Station p12 m \+ ,binExie",24- lane 2 Llne Join ExlAing 12' Zone 2 Line w CABS ^-- Ressure ReOUOIng s�etbn r Sunset Ridge B �g"ey 1 Park Jr. ES g no 12 m � L ne 9 a ' PACIFIC y OCEAN Exhibit 8 -16 NEWPORT BANNING RANCH Master Water Plan MASTER DEVELOPMENT PLAN �l GLEru City of Newport Beach - California I I I to " wKOS nssoclnrES ® 'I�IJ FUSCOE iN ... .. 06.14.2011 S\dlents\N sheer 1728 \1]28001 \aByislpmduc master siteylan \mxdsN&Mweler B 5xfl 1117810 mxd 1 19th Street Qf ar it / � ? �� lam Street tt t � I 13 o E III � 17iM1 Street \ 1 I ACOE Wetlands 1� Newnan street Restoration 1. Area �.,, L_� 1L� NMl1SD lath Sheet (_.. l _ LEGEND city N. / Uhlitles 0 Project Site Boundary _ °� Yardd Proposed Sewer Main (8" Diameter Unless Noted Otherwise) Pump Station We, t BItlrP t Caesr ' ;: PUmP Btetn M sd Sunset Ridge war Park 19 F N P AC) FIC r OCEAN 9 ': Exhibit 8 -17 NEWPORT BANNING RANCH Master Wastewater Plan MASTER DEVELOPMENT PLAN City of Newport Beach - California SLENNCDKOSASSOCI I slo AiES 'I�IJ FUSC:oE i N ... .. 06-14-2011 StaentsrMO ks am 17M9172MOIN B islpo u= ter_sW plan \mxdslchMTS r_05xll_110610mxd ivislon Design anuary � Study Session d Circulation 2012 3 J ;' �' �� ision Design & Circulation 6:00 pm arks, & Trails :30 pm t Land Use, Development Regulations & Architectural Guidelines 5:00 pm to 6:30 pm /23/12 Draft Environmental Impact Report 6 7:00 pm to 8:30 pm eral Plan "OS[RV] f") icluding siggnifies �ntial neighborhi 1, 23.11 23.5, 30.2) tion for Open Space community parklands that serve site is acquired through public t active p trsuit of the acquisition of Banning Ranch as permanent open which may be accomplished through the issuance of state bonds, imental mitigation fees, private fundraising, developer dedication, and techniques. (Imp 9.1, 14.7, 14.11, 30.2) ncil adopts as a priority to "conduct Banning Ranch property and assess Lbe purchase of the property for open Banning Ranch""WA-Ippraisal and Acquisition mmittee appointed Appraisal Report: on costs estimated at $138M to $158M ■ State or private funding unlikely ■ Some funding from Measure M possible R, M111JI s the City to request Measure City submits Measure M funding request OCTA responds: on a prioritization process ities with review of open space acquisition application to monitor funding opportunities to explore open space acquisition alternatives 0/A30/ TO OCTA removes Newport Banning Ranch from list of potential acquisitions for the first round of funding eral Plan �If not acquired for open space within a time period and pursuant to terms agreed to by the city and property owne -+r, the site may be developed as a residential village, containin : a mix of housing types, limited supporting retail, visitor accommodations, school, and active unity parklands, with a majority of the property preserved as open space. The property owner may pursue ent4itlement and permits for a residential village during the time allowed for acquisition as open space. (Imp 2.1) eral Plan e K 1,375 residential units, which shall consist of a detached, att7ac�hed, and multi - family units to provide a Ile- prices for residea Fs. (Imp 2.1) Commercial .ximum of 75,000 square feet of retail commercial uses that serve the needs of local and nearby residents. (Imp 2.1) Accommodations iodate a maximum of 75 rooms in a small boutique hotel, "bed and t," or other overnight accommodations. (Imp 2.1) r. ct Overview units of actin of commercial uses ive public parks res of permanent open space, including cres of habitat .5 acres of public interpretive trails .6 %%s of water quality and detention basins ■ 16.5 acres of oil production ■ 2.8 acres of planting buffers around oil sites .x PI i cat ron endment (Circ. Element) L (Prezoning/ Rezone) elopment Plan ) eve lop merit] lan e Tract Map Jle Housing Implementation Plan tion and Development Agreement Environmental Impact Report W i U robe OW O( NEWPORT BF H Flgure CEl MASTER PLAN OF r STREETS AND HIGHWAYS legend • MOPI'm IMERGINItE vsven Y RMPD�D IMF MMGE vcwv �J RD HERWUINNe 1 °• I � y0.lp xbI WORDINPTION r n % COMwITERa4 "O UN E UNUDIVIDVIOEOJ r EUR NU ava iue In�..EUNON mml — sEDOnoAar y� vze xu `�� FRIH^HY ROM -tom �(wua w+EOrvloml wex ru RUMMY ROM pee Yw �\ (91X lANEONIOm) rj� 4081 Ylee 1 .yam •� \�V '� � j ROM UNE ROM e v.. l l � a iyy ]d1 Wks 1 9AN JOAWIN RILL9 \, / �Fi� K' V T ) I �¶UNEPIXtiATONCOFY DOR e�x wks � '•, MDPrm fREEwAv f / � ROVlE9 NrvnOmMhAwASq OyCymx PA CIf IC OCEPN � e4 � i CM wbe fNVRE FREEWAY g m NN om. e.km �t '- Enwsory i ne w mxx ra ®la 1. 14 ° oaswu Ai 1xW 16 ,P.. xanbN rocoxs mt nxr �1, • ,a;•�� Jlegend 1 ADOPTED INTERCHANGE PROPOSED INTERCHANGE ROUTES REQUIRING FURTHER COORDINATION 0.75 Miles COMMUTERROADWAY (TWO LANE UNDIVIDED) 3.24 Miles ••1 it 1696 Miles SECONDARY (NOT BUILT) 0.26 Miles _._ PRIMARY ROAD —(FOUR LANE DIVIDED) 29.62 Miles PRIMARY ROAD •••• (NOT BUILT) 3.05 Miles MAJOR ROAD �- (SIX LANE DIVIDED) 30.64 Miles •� •�. / NEWPORT _ SAN JOAQUIN HILLS SHORES — TRANSPORTATION CORRIDOR 5,32 Miles ADOPTED FREEWAY ROUTES 4A9 Miles FUTURE FREEWAY EXTENSION 0.75 Miles ANA JETTY Jlegend ADOPTED INTERCHANGE PROPOSED INTERCHANGE ROUTES REQUIRING FURTHER COORDINATION 0.75 Miles COMMUTERROADWAY (TWO LANE UNDIVIDED) 3.24 Miles SECONDARYROAD (FOUR LANEUNDIVIDED) 1696 Miles SECONDARY (NOT BUILT) 0.26 Miles _._ PRIMARY ROAD —(FOUR LANE DIVIDED) 29.62 Miles PRIMARY ROAD •••• (NOT BUILT) 3.05 Miles MAJOR ROAD �- (SIX LANE DIVIDED) 30.64 Miles EIGHT LANE ROAD (DIVIDED) 2.91 Miles SAN JOAQUIN HILLS — TRANSPORTATION CORRIDOR 5,32 Miles ADOPTED FREEWAY ROUTES 4A9 Miles FUTURE FREEWAY EXTENSION 0.75 Miles 11 I T� w it M — rc �% \\ 1Il th Street \�NMV90 C ` v1 • vi a � y l 5 Aa+4h �e�a._ _ _ LEGEND i, 5 I�� �•�' ' �' S �� A\ � I ! V II� I�ri. i^t 4( 1 n t 1 Ped b Pi cl,Ic occ, Exhibit 8 -1 NEWPORT DANNINO RANCH Master Roadway Plan and Key Map MASTER DEVELOPMENT PLAN ❑, w.w.ovn IUOq 73 i 102' VSWALE 1 I / RESORT CDLDHY ROAD TO ISTH STREET 'eIUSWALE SLO�ED`CURB) SLOTTED CURB SEE BELOW FDRJ J Section A -A SECTION A Bluff Road (West Coast Highway to 15th Street) SLOTTED er (Section A) PUBLIC WON TO RESORT COLONY ROAD v� wpm Section B -B North Bluff Road (15th Street to 16th Street - Adiacent Residential to RW ea' f0' 20' 20' t5' I2' 8' 02' �33• 9' 87KEj TRAYR I i TRAYEL INKS L BIOSWALE RIOSWALE SLOTTED CURB SLOTTED CURB Section M -M North Bluff Road (North Bluff Park North of Urban Colony to 19th Street) RW RW LCWIIMT P.IKK I b' I PARY BIOSWALE� Section C -C �`01MAlc SLOTTED CURBJ 15th Street SLoR CURB R .RW RW PAPo: J fi ' XW19U XNLY BIOSWALEJ `BIUSWA!£ SLOTTED CURB SLOTTED CURB Section D -D 16th Street RW RW FFSIXNML IE6' .ff5'IMNIIAt n' u'vmux 1 " !' 9• !'. I}' IA' 1 i W W i!• 9 - !' Weu wa lam mAm mAm num �va¢ — BIOSWALE- BIOSWALE SLOTTED CURB SLO= CURB Section E -E 17th Street mm P' I _. I . Y SLOTTED CURB- �- SLOTTED CURB Section F -F Typical Local Road with Bioswales Section 1 -1 Typical Local Road 249' ANSI. YARES YAM VANIM Section N -N Typical Private Alley Ex ibh &B r.. V • CONSTRUCT 2 -LANE ROAD FROM PROJECT BOUNDARY TO MONROVIA. • PROVIDE RELPACEMENT PARKING ON -SRE. Exhibit" 15th Street Entry and NEWPORT BANNING RANCH — �— Off -Site Improvements MASTER DEVELOPMENT PLAN I I �n I ® �{ alma �H C11, vl N—,e 1 8...h . c.111 -1. o a w w swn�.... a- u. mnannmswna ....•..�+�.wn..wew�+m -...ti � ii NNUSO iI i In ( __ I �PERTY . EXTEND 16TH STREET FROM EXISTING TERMINUS TO NORTH BLUFF ROAD. , PROPOSED 16TH STREET HALF WIDTH IMPROVEMENTS ON NMUSD PROPERTY. ® . PROPOSED 16TH STREET HALF WIDTH IMPROVEMENTS ON CITY PROPERTY TRANSITION PROPOSED 16TH STREET IMPROVEMENTS TO MATCH EXISTING RIGHT —OF —WAY AND CURB IMPROVEMENTS AT EDGE OF NMUSD PROPERTY. Exhibit 8-4 16th Street Entry and NEWPORT BANNING RANCH — �— Off -Site Improvements ;1111 1 1 �I RBLLT PIIWR NORTH BLUFF .RO� AD W NWJW �\ \ PROPOSED NORTH BLUFF ROAD HALF WIDTH ® IMPROVEMENTS ON NMUSD PROPERTY Exhibit 8 -5 <� North Bluff Road NEWPORT BANNING RANCH Off -Site ImDrovements 0 TENTATIVE TRACT MAP NO. FOR CONDOMINIUM PURPOSES LEGAL UCSCRIPTION � M1W OI:NS Y'. "C ENO b'. Y N M YMY 1M0. Y M C11 P IIMMI wn. u`9LMYV v weo.'. +a smart �ua.ant u wuw a I w a m mn nn M! n IIIA N III M MIw9N Mle 4Y xP Yb YxW M RG51t! M ICIIpQ M M MIRIR 4MIY I@ Ymli I�mr i na ai o pion N�ai � uma"mun, M�uonl.elaa� w LV4AIIVM MAY +•.Nx. -y o„ 9 II", ExhiDR 3 -10 n.. Villages and Colonies N[M.ORf MNNYp Nl1MCX Development Plan MASTER DEVELOPMENT PLAN gura ion N n W.1 Pool Ana x.rpr.a. URBAN 86 COLONY o- I P q 1 1 BIVx a HDP Top of Bluff luff ll - - 7 Sep,uCkfrDM T0V of Etl9eof BWn Open Space Preserve Exhibit 8-12 North Family Village Project Development Plan KW^ MASTERDEVELOPMENT PLAN �...�...on■ r ns er Neean even mxmrnu � � � � ih 1, ♦ *.gum e.n. . n Exhibtt 3.14 South Family Village NMOIR W.WNO MNOI Project Development Plan MASTENDEVELOPMENF PLAN u M��.■ 9 \ MU Vertical Mixed-Use _ '. `'?I (Ground -Floor Commercial! �.. North Bluff Park (" Residential Above) Open !, r Space Preserve - i i. kv Plaza V�. �do Free - Standing Commercial I � L � \� KIRA �M Open Space Preserve Urban Flats (MF Stacked Flats) Vertical Mixed -Use (GroundFlow - CommeraaI/ Reslderxial Above) •, Exhibit 3 -16 Fx1l0e 3 -17 Urban Colony SPA 12a Urban Colony SPA 12b Project Development Plan Conceptual Development Plan MASTER aEVE OPMENi PLAN .t� ,,_ „_. axwr MASTER DEVELOPMENT PLAN rl� rUe.T cwr.r w..e.,r...n-c.rn.,,,. I I.. .... %„� *^^r4 c,rr.rw.....r e...n- c.r,r...,. 111 1 �,�-- •° -- ^■1f ExhW 3 -19 Resort Colony SPA 13a Conceptual Development Plan MASTER OPMENi PLAN cars ..,, .... c.w.,,,. I 11 ....... .e.., •l[• South Bluff Park Setback from Of ExhiM 3 -20 n.. Resort Colony SPA 13b Project Development Plan MASTER DEVELOPMENT PLAN rn ,Vy„e,��p■ pA* �flx81NG =f ._. I.,.I.. North Community Park Project Development Plan i.n iin .■gyms Exhibit 3-6b Central Community Park NEWPORT BANNING RANCH 1I­ Proiect Develoament Plan 1 ido Mon" " Pmposed I Private PI 20+1 S Dews o�ieeb eC,. � (1 ni C TRAL CO PARK 1 \ • NEWPORT COMMVIVITY V 1 _� •1 Exhibit 3-6b Central Community Park NEWPORT BANNING RANCH 1I­ Proiect Develoament Plan 1 ido Mon" " 'p-destrian Bridge s.zs 9 Exhibh 3 -7b moo North Bluff Park Project Development Plan C Exhibk 3 -7a South Bluff Park Project Development Plan Exhibit 38 Nature Center/ Vernal Pool Interpretive Area r [�l� E`L Project Development Plans fg,$.TN OEV((i eelElfi tLAf1 •nA 01 nll aIn • __ 4 T ALBERT TRA/LHEAD PubNO LOWUW op- Sp— Public Upland — Interpret/ve MW NEWPORT MANNING RANCH r / 1 I i Open Spa" Preserve / I Ir ADA -Cw fianf / l Access Ramp / Talbert l l Information S/gNKIOSk / Elevated Viewing Plat/orrn / d/ 1) ns_` er Exhibit 3 -9 Talbert Trailhead evelopment Plan Lim. an Master Trails and Coastal Access Plan KM Te NNu vwrrcx Exhibit 6-16 —0000— m Master Water Plan MASTER DEVELOPMENT PLAN l a„,,,�,�„g■ KM Te NNu v CH Exhibit &17 —0000— Master Wastewater Plan MASTER DEVELOPMENT T PUN I I I 1 Y11 1, -0 ,rt 1� 6P Master 021naae Plan r >, Water OUaIM MdneGement Plan .,, •......,....• -.w,.. � I l l j l l l gym- �..- ._■',� f�... 'yam W1 - - MT; K-3 -sit VIASTER ROADWAY PLA ;gt AVtA A.IVA Ily NIN, - FOUR LANE DIVIDED - TWO LANE UNDIVIDED 9: p' ♦ f 1S Il N 3 ] 0.V 1 IV•. - = 4e CC.I''l1I'�R, aft 81u1F Rood -Wee Coca Highwey b Rm d Colo" Rod EJ.W a I(�'F ��'.��•��,�], S� w � � V RFAN VIEW 9 12 IS 9 9 6' J V TAI Tw.i MYi t0 NIln 19 'A A Ati1 C>A�Swe Op�Sro 1JI/ R/M SECTION M -M Norlh Bluff Rood - North Urban Ccloay Boundary to 19th Street Q W Q Q y AOOI V*Un Rl m Area 'sy m� :9C c +f P.illF /C � n�r.s 1u ,a a> 4 J, \ 1 \ North � Community Park Open Space Preserve v owth Bluff Park 15th _Sheet i ., park i Resort Flats Bluff Setback Line Resort Inn -- ' — o r. =Nn _.. vrgect She OVUnEary TnERgn.l Mmics Q MMa GVUR Xpnes '� GINOn Cvurt Hemvn I—T' Vaseo l�oCVawm Onlyl U I r om i 41 m I c . I 'Oest -01o�y d Resort Inn Top -of Edge of Bluff I Top of Edge of Bluff - l ppqq or Nature ����Veerp Pool Center Interpretive Oil Area 1 Consolidation = URBAN Site o Open Space a COLONY Preserve tp feet% � ;�,;. �✓�;. G \ L q �\ d se moo Top of Edge �} of Bluff >etback from Top of Edge of Bluff _.. P.,.a Sne Boummy Q naenan,i MOme: o canal way Q ewcn cor,Ppa•. Q Mobr CauR Homes Q GeMen Cwrt Homes Q vnmge nm Open Space Preserve i A lama 0) In North Bluff Park Open Space Preserve Urban Flats (MF Stacked Flats) Vertical Mixed-Use po (Ground-Floor Com"retay Residential Above) Open Space Preserve —Vertical mupE-Um P1. Wing C.=,al �;� _. .._ .� ., 4.. •v.� ��.,� _ h � � `p4 t *�. -y � Rw Pw -' r, :.i -M - s 1� .Y i ,e Vernal Pool /Wetlands Index dill South Mesa Backtolndex m* i ,e Vernal Pool /Wetlands Index Middle Mesa .r �I Not on map Back to Index a