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HomeMy WebLinkAbout07 - West Newport Mesa Streetscape Master Plan�EWPR CITY OF T - z NEWPORT BEACH <,FoR�P City Council Staff Report August 9, 2016 Agenda Item No. 7 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: Kimberly Brandt, AICP, Community Development Director 949-644-3232, kbrandt@newportbeachca.gov PREPARED BY: Benjamin M. Zdeba, AICP, Associate Planner 949-644-3253, bzdeba@newportbeachca.gov Brenda Wisneski, AICP, Deputy Community Development Director 949-644-3297, bwisneski@newportbeachca.gov TITLE: West Newport Mesa Streetscape Master Plan ABSTRACT: The adoption of a master plan that would foster the implementation of a cohesive character for the West Newport Mesa neighborhood through streetscape improvements that occur in conjunction with public and/or private development projects. RECOMMENDATION: a) Determine that the action is exempt from the California Environmental Quality Act (CEQA) pursuant to Sections 15060(c)(2) and 15060(c)(3) of the CEQA Guidelines because it will not result in a physical change to the environment, directly or indirectly; and b) Adopt Resolution No. 2016-102, A Resolution of the City Council of the City of Newport Beach, California, Adopting the West Newport Mesa Streetscape Master Plan (PA -2015-138) . FUNDING REQUIREMENTS: There is no fiscal impact related to this item. DISCUSSION: West Newport Mesa is generally bound by Monrovia Avenue, West 16th Street, Newport Boulevard and Hospital Road. This area is shown in Figure 1. 7-1 West Newport Mesa Streetscape Master Plan August 9, 2016 Page 2 In January 2016, the City began the development of a West Newport Mesa Streetscape Plan, which is intended to unify the many diverse elements of this community through sidewalks, parkways, and landscape improvements that encourage pedestrian and bicycle use and enhance the aesthetics of the public realm. The need for the streetscape plan was identified in 2015, when the City Council created the Height Overlay Zone for the residential area within the West Newport Mesa neighborhood. The overlay zone allows residential projects additional building height in exchange for increased building setbacks from the street. The increased setbacks create the opportunity to further enhance the adjacent public realm. The Master Plan is intended to be used by property owners and designers to help unify the neighborhood and create a dynamic sense of place. It would be used administratively by staff for small projects that do not require public hearings. When Planning Commission or City Council review is required pursuant to the Zoning Code, the Master Plan would be used within the discretionary review process. Additionally, the Master Plan would be used by the City to design future capital improvement projects. Figure 1 —West Newport Mesa Area 7-2 PW WR ¢► vie v �'i 6� �'`� • yam'- S � �` � ��� sky _ = - a. Figure 1 —West Newport Mesa Area 7-2 West Newport Mesa Streetscape Master Plan August 9, 2016 Page 3 Public Participation The consultant team engaged several stakeholders of the project area to gain initial insight on the concerns and desires of the community in January 2016. Subsequently, the City conducted two noticed public workshops and one public open house at the West Newport Community Center gymnasium on West 15th Street to help further guide and shape the development of the draft master plan with input from the community. Staff also brought forward the concepts to the Planning Commission and the Parks, Beaches and Recreation Commission for review and comments. On July 21, 2016, the Planning Commission unanimously recommended the adoption of the final draft of the Master Plan, but provided direction to: 1) Expand the project area boundaries to include the western extension of West 16th Street adjacent to the City Utilities Yard as well as the northern portion of Superior Avenue adjacent to the City Corporation Yard; and 2) Include a photograph of the recently completed Dover Shores right-of-way improvement as an exemplary project. The Planning Commission also forwarded on to City Council the following: 1) For projects implemented through the City's Capital Improvements Program, the City should explore the option of using a full-service, design -build firm to limit budget expenditures on the design work. The Planning Commission meeting minutes are contained in Attachment B. Streetscape Master Plan Chapter 1 provides a brief introduction, describes the location, and summarizes the objectives of the Master Plan. Chapters 2 through 4 begin with detailed overviews of the conditions that exist within the public rights-of-way on each of the affected streets. They then identify and specify opportunities for improvements as well as a conceptual cost estimate to carry out the improvement work in its entirety. Chapter 5 presents a menu of recommended options to choose from in furtherance of a cohesive design theme for the recommended improvements. A plant palette, site furnishings, wayfinding signage, lighting and public art are all identified here. Chapter 6 discusses a recommended phasing plan for implementation of the Master Plan improvements. Although these improvements are driven by both private and public development, recommended priorities for near-term, mid-term, and long-term phasing are provided along with rough cost estimates. 7-3 West Newport Mesa Streetscape Master Plan August 9, 2016 Page 4 General Plan The Land Use Element of the General Plan notes that West Newport Mesa contains a mix of residential, office, retail, industrial and public uses. Most of the properties are developed for single business tenants and have little landscape or architectural treatment. As a result, policies are included to encourage the assembly and planning of multiple parcels throughout the West Newport Mesa area to create a unified center that is linked by pedestrian walkways, parklands and other amenities, and specifically the following policy supports the creation of a master plan. "LU 6.6.4 Livable Residential Neighborhood Work with property owners and encourage the preparation of a master plan for the residential neighborhood defining park and streetscape improvements that provide amenity for local residents and enhance the area's identity." The development of the West Newport Mesa Streetscape Master Plan fulfills this policy as it furthers the creation of a cohesive neighborhood identity that improves the public realm. ENVIRONMENTAL REVIEW: This action is not subject to the California Environmental Quality Act ("CEQA") pursuant to Sections 15060(c)(2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment) and 15060(c)(3) (the activity is not a project as defined in Section 15378) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential for resulting in physical change to the environment, directly or indirectly. The adoption of a master plan does not authorize any specific development or project and would only provide non -regulatory design guidance for future projects that would be subject to CEQA. NOTICING: The agenda item has been noticed according to the Brown Act (72 hours in advance of the meeting at which the City Council considers the item). A courtesy notice regarding this review was also mailed to property owners within the planning area and electronic notice was given to those interested parties that have participated in the process. ATTACHMENTS: Attachment A - Resolution and Master Plan (Exhibit A to the Resolution) Attachment B - Draft Planning Commission Minutes 7-4 Attachment A Resolution and Master Plan (Exhibit A to the Resolution) 7-5 RESOLUTION NO. 2016- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH, CALIFORNIA, ADOPTING THE WEST NEWPORT MESA STREETSCAPE MASTER PLAN (PA2015- 138) WHEREAS, on May 26, 2015, the City Council of the City of Newport Beach (City) adopted Ordinance No. 2015-12 creating a height overlay district to allow increased residential building height along with an increased setback for properties located in the Multiple Residential District in Statistical Area A2 in West Newport Mesa; WHEREAS, the height overlay district provides an opportunity to better improve the aesthetic environment in the West Newport Mesa area; WHEREAS, West Newport Mesa Land Use Policy LU 6.6.4 in the General Plan directs the City to work with property owners and encourages the preparation of a master plan for the residential neighborhood that defines park and streetscape improvements that provide amenities for local residents and enhances the area's identity; WHEREAS, stakeholder meetings were conducted on January 26, 2016, to identify some of the primary concerns and desires for improving the area; WHEREAS, public workshops with local residents, business owners, and property owners occurred at the West Newport Community Center Gymnasium on February 17, 2016, March 16, 2016, and June 22, 2016, to help guide the Master Plan's development; WHEREAS, the Planning Commission reviewed the progress of the draft Master Plan during study sessions on February 18, 2016, and June 9, 2016, and provided further guidance to staff on potential improvements to the Master Plan at each of these study sessions; WHEREAS, the Parks, Beaches and Recreation Commission reviewed the draft Master Plan during its meeting on July 5, 2016, and expressed its support in implementing the concepts provided in the Master Plan; WHEREAS, on July 21, 2016, the Planning Commission reviewed the final draft of the Master Plan at its regular meeting held in City Council Chambers located at 100 Civic Center Drive, Newport Beach, CA 92660. Evidence, both written and oral, was presented to and considered by the Planning Commission at this meeting. After some discussion and further direction, the Commission voted unanimously to recommend adoption of the West Newport Mesa Streetscape Master Plan, with minor amendments; and WHEREAS, on August 9, 2016, the City Council considered the final draft of the Master Plan at its regular meeting held in the City Council Chambers located at 100 Civic Center Drive, Newport Beach, CA 92660. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to and considered by the City Council at this meeting. NOW, THEREFORE, the City Council of the City of Newport Beach resolves as follows: W Resolution No. 2016 - Page 2 of Section 1: The recitals provided above are true and correct and are incorporated into the operative part of this resolution. Section 2: The City Council does hereby adopt the West Newport Mesa Streetscape Master Plan, which is attached as Exhibit "A," and incorporated herein by reference. The West Newport Mesa Streetscape Master Plan shall apply to all property within the project area, as depicted on page 1 of Exhibit "A." Section 3: If any section, subsection, sentence, clause or phrase of this resolution is, for any reason, held to be invalid or unconstitutional, such decision shall not affect the validity or constitutionality of the remaining portions of this resolution. The City Council hereby declares that it would have passed this resolution, and each section, subsection, sentence, clause or phrase hereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared invalid or unconstitutional. Section 4: The City Council finds the adoption of this resolution is not subject to the California Environmental Quality Act ("CEQA") pursuant to Sections 15060(c)(2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment) and 15060(c)(3) (the activity is not a project as defined in Section 15378) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential for resulting in physical change to the environment, directly or indirectly. Section 5: This resolution shall take effect immediately upon its adoption by the City Council, and the City Clerk shall certify the vote adopting the resolution. ADOPTED this 9`" day of August, 2016. ATTEST: Leilani I. Brown City Clerk Diane B. Dixon Mayor Attachment: Exhibit A: West Newport Mesa Streetscape Master Plan 7-7 {/ P' 4 all. �>✓ cw �I� y cir � "44 Villk � y. 2, j ��t�l�'�. "fir i?' t. .f�' %�4•. •: '1� +[L _ ! II +I! ! � i 1 " I! u '.,f7 A t J �T • ' .•i. �y. - I it .. ., -f 1]� �'1 I � . - t _.. i!� � - - a. ----mss_ \ t�� i" I'•' � �{. CAW -- WOOL ' •. I Z.'1 M V [a7.'vI •I•10 W1y1[=3.`t• _t ('drl �P+ /LD _ This page intentionally left blank. 7-9 WEST NEWPORT MESA STREETSCAPE MASTER PLAN Prepared for the City of Newport Beach. cq�1FORN�P Document prepared by RRM Design Group. rrm"' group ACKNOWLEDGMENTS CITY OF NEWPORT BEACH 100 Civic Center Drive, Newport Beach, CA 92660 (949) 644-3309 CITY COUNCIL Diane B. Dixon, Mayor - District I Tony Petros - District 2 Duffy Duffield - District 3 Kevin Muldoon, Mayor Pro Tem - District 4 Edward D. Selich - District 5 Scott Peotter - District 6 Keith D. Curry - District 7 PLANNING COMMISSION Kory Kramer, Chair Peter Koetting,Vice Chair Peter Zak, Secretary Bradley Hillgren Ray Lawler Bill Dunlap Erilc Weigand Tim Brown CITY STAFF Kimberly Brandt,AICP Community Development Director Brenda Wisneski,AICP Deputy Community Development Director Benjamin Zdeba,AICP Associate Planner Tony Brine, PETE City Traffic Engineer 7-10 This page intentionally left blank. 7-11 1 INTRODUCTION 1.1 PROJECTAREA.........................................................................I 1.2 PROJECT OVERVIEW...............................................................1 OPPORTUNITIES....................................................................17 1.3 PUBLIC OUTREACH...............................................................2 PROPOSED IMPROVEMENTS.............................................17 1.4 GENERAL OPPORTUNITIES AND CONSTRAINTS ...... 3 1.5 IMPROVEMENT STRATEGIES................................................4 2 PLACENTIA AVENUE 2.1 EXISTING CONDITIONS......................................................7 2.2 PUBLIC INPUT...........................................................................7 2.3 OPPORTUNITIES......................................................................8 2.4 PROPOSED IMPROVEMENTS.............................................10 2.5 CONCEPTUAL COST ESTIMATE......................................15 3 SUPERIOR AVENUE 3.1 EXISTING CONDITIONS....................................................17 3.2 OPPORTUNITIES....................................................................17 3.3 PROPOSED IMPROVEMENTS.............................................17 3.4 CONCEPTUAL COST ESTIMATE......................................21 2 4.1 4.2 4.3 4.4 4.5 k MONROVIA AVENUE • 15TH STREET PRODUCTION PLACE • 16TH STREET INTRODUCTION...................................................................23 EXISTING CONDITIONS....................................................23 OPPORTUNITIES ....................................................................25 PROPOSED IMPROVEMENTS.............................................27 CONCEPTUAL COST ESTIMATE......................................33 LANDSCAPE AND STREETSCAPE AMENITIES 5.1 PLANT PALETTE.....................................................................35 5.2 SITE FURNISHINGS...............................................................39 5.3 WAYFINDING SIGNAGE.....................................................41 5.4 LIGHTING................................................................................42 5.5 PUBLIC ART..............................................................................42 TABLE OF CONTENTS; 6 IMPLEMENTATION PHASING 6.1 INTRODUCTION...................................................................45 6.2 PROJECT PHASING AND COST ESTIMATES................45 6.2 FUNDING SOURCES............................................................46 A APPENDIX A A.I LELAND SAYLOR ASSOCIATES CONCEPT LEVEL ESTIMATE.................................................................................A I 7-12 This page intentionally left blank. 7-13 INTRODUCTION 7-14 INTRODUCTION QC 5:.:. COMM U'. COLLIG FUTURE CONNECTION TO BANNING RANCH - 16TH STREF^ 1RANGZ COAST WINERY I w 7 li PRODUCTION PLACE W N E'�Vaoc,T RUCK CATERING z W } Q z O SANDPOINT COV€APARTMENTS z T W U NEWPORT iEACIIFF SUPERIOR NEWPORT MEDICAL ;ERRA.CE PLAZA _ 35TH STREET .. ";7 EROOXVIEW SEACREST NEWPORT ONE NAVY TI C AI MILE NEWPORT KNOLLS UNdc r: THE BEACH HOUSE BAN' APA..RTWIENTS _ COSTA MESA �(11 Yz HOAG HEALTH ¢\Q CENTER 'kk �� pp 'rQ 4� Q� LPf �r C �a Q FLAGSHIP \4 'HEALTHCARE CENTER PACORCA CHRISTIAN HIGH SCHOOL A�' NEWPORT UDO MEDICAL 1PREVIOIISLY WEST NEWPORT - HEALTH CENTER VINTAGE j COMMUNITY CENTER) CRWFR NEWPORT 0 H,j�5PITAL RUAO� WW N West Newport Mesa Study Area Map 1.1 PROJECT AREA The West Newport Mesa neighborhood is roughly bound by 16th Street, Monrovia Avenue, Hospital Road, and Newport Boulevard. The site for the proposed Newport Banning Ranch Development abuts the study area to the west and Hospital Road abuts the study area to the south. The study area covers approximately 149 acres of land within the City of Newport Beach and is comprised of residential, commercial, industrial, and medical office uses with several housing complexes, numerous medical uses, industrial offices and buildings, and Carden Hall, Pacifica Christian High School, and Coastline Community College. 1 I West Newport Mesa Streetscape Master Plan I City of Newport Beach 1.2 PROJECT OVERVIEW The West Newport Mesa Streetscape Master Plan (Plan) is a document designed to establish a vision and foster implementation of an action plan to beautify and improve the public right-of-way within West Newport Mesa. It provides a framework to discuss future development requirements in the private and public realms and address relationships between the building edge and the roadway. The ultimate goal is to create a lively and safe multimodal area that serves the needs of the community. In developing the Plan, the team reviewed several pertinent planning documents, including the Newport Beach General Plan, Newport Beach Bicycle Master Plan, and the proposed Newport Banning Ranch Planned Community Master Development Plan. Several public outreach events were conducted to encourage public involvement, to better understand the needs and concerns July 28, 2016 10:06 AM 7-15 of the community area, and to prioritize projects within West Newport Mesa. The Plan identifies challenges with the study area and provides recommended improvements and phasing as well as cost estimates to assist with implementation. The following primary goals were identified to guide the design and development of the study area: • Develop a vision for West Newport Mesa. • Implement complete street principles to better serve pedestrians, transit riders, bicyclists, and automobiles. • Encourage bicyclist and pedestrian activity. • Create a more walkable environment. • Improve safety. • Improve landscape areas to be more aesthetically pleasing. • Utilize sustainability measures such as low -water -use planting and LED lighting. • Implement traffic calming measures. 1.3 PUBLIC OUTREACH In an effort to involve all those interested and affected by the Plan, public outreach events were conducted to better understand the needs and concerns of the community, residents, employees, and visitors of the area. Stakeholder interviews and community workshops were held to provide a variety of opportunities for the community to become engaged in the planning process and help develop strategies to best serve their needs. 1.3.1 STAKEHOLDER INTERVIEWS Interviews were conducted on January 26, 2016, with various stakeholders interested in the improvements to West Newport Mesa. The following stakeholders were interviewed: • Representatives from the Newport Knolls, Newport Terrace, and One Nautical Mile communities as well as Seaside Catering & Cafe, a local business • Tony Petros, City of Newport Beach Councilmember • MBK Homes and Studio PAD Landscape Architects on Ebb Tide Development During these interviews, opportunity and constraint maps and existing conditions photos were shared to support the discussion for the vision of the study area. July 28, 2016 10:06 AM INTRODUCTION Placentia Avenue existing condition Monrovia Avenue existing condition 15th Street existing condition West Newport Mesa Streetscape Master Plan I 2 City of Newport Beach 7-16 INTRODUCTION " ?TT 1.3.2 PHRLIC WC)RKSHOP-� Project introduction to the community at February 17th workshop Whaf do cu 1Fke7 w:err, Dot exercise at March 16th workshop •aaaeoialodscapkrp 00-0 • Streetscape beautification ameralNi oand YphHny • •lmgovad mclnlanvnca program � Increased shade and •Install Yaw water use more street trees onopy frees Remove turf and replace with -Install native, drought Owl16� low water use planfiing tolerant plants Increase street amenities sand - Increase bike aaeks, P01.001 01 create atherin S s4❑ri❑ns. 1r❑sh ❑nd recyeling J 9 Aaces recepl❑cles Increase visibility and need for lighting Improve parking availability •Shared parking '�.P Address drainage issues on *Starrnwaler runoff Production Place analysis •• ten community desires determined from public outreach 3 I West Newport Mesa Streetscape Master Plan City of Newport Beach Several public workshops were conducted in early 2016, to assist the project team in identifying and prioritizing issues and ideas to create a vision for the study area: • Workshop # 1: February 17, 2016 • Workshop #2: March 16, 2016 • Planning Commission Meeting: June 9, 2016 • Public Open House: June 22, 2016 • Planning Commission Final Review: July 11, 2016 Community members shared their comments and concerns in response to the opportunities and constraints maps, proposed improvement concepts, planting, site furnishings, lighting, and graphics presented by RRM Design Group. The main topics of the workshop included improving walkability and pedestrian safety, bicycle safety, addressing high speeds on roadways, streetscape beautification, low -water -use planting, increasing street amenities, increasing visibility and lighting, improving parking availability, and addressing drainage issues. This feedback was the foundation used to develop the concepts outlined later in the Plan. 1.4 GENERAL OPPORTUNITIES AND CONSTRAINTS Information gathered from field observations, City staff input, and public comments were utilized in the analysis and integrated into an exhibit (Figure 1. 1). Key topics that were identified by the community include: • Increase lighting to improve visibility and safety, and to help reduce vandalism • Widen sidewalks • Increase parking availability and capacity • Remove sidewalk obstacles such as utilities and signage • Add traffic calming measures • Improve overall safety for vehicles, bicyclists, and pedestrians • Improve visibility to promote a safe feeling • Add more bicycle facilities • Address vandalism, graffiti, and homelessness • Implement 15 foot setbacks in entire study area • Provide opportunities for nodes, benches, wider parkways and sidewalks • Utilize complete streets concepts • Create more walkable streets • Consider bike share program • Foster neighborhood feeling on smaller streets • Provide safer crossings for pedestrians July 28, 2016 10:06 Ann 7-17 FUTURE COMMU4i11Y CENTER (LOCATION IS STILE PENDING. TRYING TO fINO PLACETO LEASE IN THE MEANTIME} FUTURE BANNING RANCH 16 T H STREET--- Newpoll •RANGE COASTUFIUFIES REACH CELT WINERY WIE]ER SIOEWAlKS FOR ENTIRE STUDY AREA CARDEN HALL INCREASE LIGHTING FC3A ENTIRE STVOY AREA - - PEAK TRAFFIC PATTERN3WTTH SCHOOL ANO WORK HOURS • B DX 21 w J4EWPORT BEACH CATERING i SI GMAGE & I}TILtTTES IW ARE AT36 RIKE EACILITTES POR GEH7ER OF SIAEWALK YNR BIKING COMMUNRY LEGE • LIKE PLA "11"k - VU151T)E SEACLIFF. COLLEGE. & 6'y" NJ MCARDENHALt • CYCLIST& PEDESTRI......... ...SHRLIIT �N OTENOUGH ENCROACHES i - ARKIFIG FIR OVER SILIEWALI'ENTIRE STUDY AREA IS 40 OUR( LRT uE VIS5 Egg TILE MJECT INTRODUCTION COSTA MESA HOAG HEALTH CENTER 1.5.1 COMPLETE STREETS Implementation of the complete streets design philosophy is a large part of the improvements that are desired for the study area. This movement pushes to plan for balanced, multimodal transportation network that meets the needs of all users (motorists, pedestrians, people bicycling, children, persons with disabilities, seniors, movers of commercial goods, and users of public transportation) of streets, roads, and highways. The California Department of Transportation (Caltrans) adopted July 28, 2016 10:06 AM 4 NEWPORT UPO MEDICAL CENTER VINTAGE NEWPORT —ri--� HOAG HOSPITAL d6, +f/ CITY OF NEWPORT BEACH PARR MAINTENANCE NA complete street policies in 2008, and has been working to implement complete streets throughout the State transportation system. These policies are also supported by Federal law requiring safe accommodations for all transportation users. West Newport Mesa Streetscape Master Plan I City of Newport Beach 7-18 ONE NA UTICAL MILE FUTURE - CONNECngN TO BANNING RANCH NEWPORT KNOLLS 4 UNION THE BEACH HOUS•L TANK r r AAA99U rS LEGEND NK�Ii CITY LIMITS PAC3HCA CHRISJVjOU tY HIGHSCHOOL [PREM HOAGr i HHFAUH CENTER •�. PRO-tECTBOUNOARV CO"UESTNEWROR) COMMUNLTY CENTER) EXISTING CLASS II BIKE LANE — — PROPOSED CLASS 11 BIKE LANE EXISTING CLASS III SKE LANE PROPOSED CLASS III BIKE LANE •ommimmiA OCTA BUS ROUTE • EXISTING POWERUNES STREET LIGHT OPPORTUNITY NEWPORT i ' ' VER5AHLES ON THE BLU FF5 -- . SIDEWAI K OPPORTUNITY CREST ATNEWPORT TRAFFIC SIGNAL PUS STOP Figure I. I: Community comments and ideas 1.5 IMPROVEMENT STRATEGIES 1.5.1 COMPLETE STREETS Implementation of the complete streets design philosophy is a large part of the improvements that are desired for the study area. This movement pushes to plan for balanced, multimodal transportation network that meets the needs of all users (motorists, pedestrians, people bicycling, children, persons with disabilities, seniors, movers of commercial goods, and users of public transportation) of streets, roads, and highways. The California Department of Transportation (Caltrans) adopted July 28, 2016 10:06 AM 4 NEWPORT UPO MEDICAL CENTER VINTAGE NEWPORT —ri--� HOAG HOSPITAL d6, +f/ CITY OF NEWPORT BEACH PARR MAINTENANCE NA complete street policies in 2008, and has been working to implement complete streets throughout the State transportation system. These policies are also supported by Federal law requiring safe accommodations for all transportation users. West Newport Mesa Streetscape Master Plan I City of Newport Beach 7-18 OINTRODUCTION 1.5.2 GREEN STREETS AND SUSTAINABILITY The study area provides opportunities to enhance environmental resources and create sustainable site improvements to reduce stormwater pollution and runoff, minimize solar heat gain, and encourage walking and biking. A large percentage of the surfaces within the street corridors right-of-way are impervious and absorb summer heat. Impervious surfaces prevent the percolation of water, creating stormwater runoff that washes motor vehicle pollutants and other surface contaminants into storm drains and eventually to reservoirs and oceans. "Green Streets" principles should be applied to streets, where appropriate, within the study area in an effort to reduce water pollution and replenish local groundwater storage. Green streets strategies include managing stormwater through small scale drainage features to slow, filter, and capture urban runoff and precipitation. Several ways to accomplish this are to increase the permeable areas through parkway strips, medians, bioswales, and storm drains with pervious bottoms to allow infiltration. Solar heat gain is created when dark elements absorb heat from the sun and emit excess heat throughout the day and night. A way to minimize this is to use lighter colored materials to reflect the sun's heat and to create shade over the exposed areas. Street trees planted in parkways and medians are an effective way to create shade and absorb greenhouse gases (GHGs) and other airborne pollutants. GHGs can also be reduced by providing more opportunities for non -motorized transportation. The Plan aims to improve neighborhood walkability by increasing sidewalk connectivity, accessibility, sidewalk improvements, increased lighting, enhanced Class II bike lanes, and sharrows. Providing alternate transportation choices also creates opportunities for a healthier lifestyle within the community. Bioswales allow stormwater runoff to infiltrate, filter pollutants out of the water, and reduce impact on traditional drainage systems 5 I West Newport Mesa Streetscape Master Plan City of Newport Beach Low -water -use planting, current irrigation techniques, mulch, and increased permeable area are all ways to create a more sustainable environment July 28, 2016 10:06 Ann 7-19 `a PLA 7-20 PLACENTIA AVENUE KLMANK SEASIDE CAFE 8 CATERING DPOINT COVE APARTMENTS NEWPORT TERRACE PORT BROOKVIEW � :REST NEWPORT CE I EBB TIDE PROJECT NEWPORT SUPERIOR MEDICAL A PLAZA i LEGEND CITY LIMIT HOAG PROJECT STUDYAREA LIMIT HEALTH ®PHOTO LOCATIONS CENTER AND DIRECTION EXISTING CLASS II BIKE LANE a_ PROPOSED CLASS II BIKE LANE iiiiiiiiiiiiiiiitmM EXISTING CLASS III BIKE LANE PROPOSED CLASS III BIKE LANE OCTA BUS ROUTE . . . EXISTING POWERLINES STREET LIGHT OPPaRTUNIn7 - ySIDEWALK OPPORTUNITY TRAFFIC SIGNAL Sus STOP NEWPORT LIDO MEDII CENTER Iii-4—imiiii Placentia Avenue opportunities and constraints map with existing photo locations 7 I West Newport Mesa Streetscape Master Plan City of Newport Beach 2.1 EXISTING CONDITIONS Placentia Avenue, from just north of Production Place south to Hospital Road, is lined with medical, commercial, office, industrial, and dense residential uses, and is urban in nature. The right- of-way is fairly wide, varying from 60 to 80 feet and designated for bicycle, vehicular and bus travel. Parking is prohibited along Placentia Avenue. The following elements describe the existing conditions: • High vehicular travel speed • Uninviting pedestrian and bicycle environment due to exposure to traffic • Lack of seating and trash receptacles • Four bus stops provided by OCTA for bus route • Reduced visibility at intersections for vehicles and pedestrian activity, especially 15th Street intersection • Lack of street trees and planted medians north of Superior Avenue intersection • Variety of plant species on privately and publicly owned landscapes • Varying building setback distances • Powerlines along both sides of the street The northern border of Placentia Avenue, just south of 16th Street, is the City boundary between Costa Mesa and Newport Beach, yet there is no signage, gateway element, or change in identity signifying the transition between the two cities. 2.2 PUBLIC INPUT Comments collected from community members about Placentia Avenue at the various public outreach events include: • Pedestrians and bicyclists feel constrained due to high vehicle speeds • Reduced visibility turning right on I Sth Street from Placentia Avenue heading south • Pedestrian and bicycle crossing 15th Street from Placentia Avenue concerns • Barrier shrub planting outside Newport Terrace encroaches onto sidewalk on Placentia Avenue and gives little room to walk • Possible mid -block crossing opportunity July 28, 2016 10:06 AM 7-21 PLACENTIA AVENUE 2.3 OPPORTUNITIES With consideration to existing conditions and public input, several opportunities for improvement were identified: • Enhanced bike lanes • Landscaped medians and parkways with low -water -use plants with unified plant theme • Additional site furnishings • Enhanced crosswalks • Standard setback policies for new development • Improved identity for people entering Newport Beach from Costa Mesa • Gateway opportunity at north Placentia Avenue when entering the City of Newport Beach East side of Placentia Avenue looking north with driveway consolidation, bike lane improvements, and median and parkway opportunities W- East side of Placentia Avenue looking north with bike lane improvement and median and parkway opportunities -.dd -dddg ' - East side of Placentia Avenue looking north adjacent to Ebb Tide Development with bike lane improvements and 15'setback improvement opportunities Intersection at Placentia Avenue and 15th Street looking north with crosswalk enhancement, bike lane improvements, and sidewalk improvement opportunities Intersection at Placentia Avenue and 15th Street looking south with crosswalk enhancement and bike lane improvements Bike lane and sidewalk improvement opportunities from Placentia Avenue looking south West Newport Mesa Streetscape Master Plan I Q July 28, 2016 10:06 AM City of Newport Beach v 7-22 et!ACENTIA AVENUE LEGEND SIDEWALK IMPROVEMENTS STRIPED BIKE LANES LANDSCAPE MEDIANS LOW -WATER -USE TREES LOW -WATER -USE SHRUBSAND GROUNDCOVER SITE FURNISHINGS STREETSCAPE IMPROVEMENTS AND MAINTENANCE PROGRAM Existing conditions on Placentia Avenue between 15th Street ONDITION north Figure 2.2: Placentia Avenue proposed improvements between 15th Street and Production Place looking north 9 I West Newport Mesa Streetscape Master Plan City of Newport Beach July 28, 2016 10:06 Ann 7-23 2.4 PROPOSED IMPROVEMENTS Placentia Avenue is a four -lane undivided, highly traveled road in the study area. The existing conditions perspective (Figure 2. 1), shows the Placentia Avenue right-of-way between 15th Street and Production Place, and exhibits current conditions including varying sidewalk widths, building locations, and overhead powerline heights. Vehicular speeds consistent with an arterial road cause safety concerns for exposed pedestrians and bicyclists. Several proposed improvements focus on streetscape beautification and pedestrian and bicycle safety are shown in the perspective in Figure 2.2. Recommended improvements designed to enhance pedestrian and bicycle safety and experience include meandering sidewalks, striped bike lanes, and additional site furnishings. A modified sidewalk configuration will allow space for planted parkways as well as provide opportunities to locate bus stops, site furnishings, signage, and utilities in a way that allows increased accessible movement along the corridor. Additional site furnishings, as identified in Section 5.2 of this document, should be installed at approximately one location per block. Additional furnishings may be located on private property, PLACENTIA AVENUE should property owners choose to add to the theme and walkability of the area. An opportunity for an accessible bus stop also exists in front of the residential development across from Production Place. Landscape medians are proposed for Placentia Avenue in locations which do not block or limit access to existing residences and businesses. Canopy trees with low shrub and groundcover are Proposed improvements along Placentia Avenue looking north July 28, 2016 10:06 AM West Newport Mesa Streetscape Master Plan I 10 City of Newport Beach I 7-24 PLACENTIA AVENUE �b V `d PRIVAIE LANDSCAPE I. s' S' 11' I1' 1D' 11' COti01110N PARK- SIDEWALK . BIKE TRAVEL LANL TRAVEL LANE MEDIAN TRAVEL LANE TRAVEL LANE !IK! SIDEWALK FGTURISFFSACK WAY LANE LANE CONDITION 14' CURI�TO•CURI 64.80' ' RICI1T•OVWAT Figure 2.3: Placentia Avenue proposed improvements looking north c� 1¢ e TREES VARY WITH PARKWAY WIDTH AND POWERLINES. NIMUM 4'PARKWAY µlra, WITH TR ES. ®til CON DMON VARIES FUTURE 15' PRIVATE 5ET6ACK WITH NEW DEVELOPMEN 17 Aqm? Type A: Existing Condition============ Type A: Proposed Improvements========== West Newport Mesa Streetscape Master Plan City of Newport Beach July 28, 2016 10:06 AM 7-25 recommended for median plantings to provide shade, while maintaining visibility along the corridor. Street trees should be planted in parkways with a width of four feet or greater. In areas where powerlines occur and will not be undergrounded at the time of improvements, trees with a smaller canopy height should be considered in order to avoid tree topping under the powerlines. Low -water -use plant species for parkways, medians, and private landscape improvements have been selected and are included in Chapter 5: Landscape and Streetscape Amenities. A maintenance program tailored to the West Newport Mesa area is recommended as a future implementation item to ensure the area is well kept. Future development should include a I S -foot setback from the street frontage to allow for street beautification, widened and meandered sidewalks with planted parkways, and increased space for pedestrian nodes and site furnishings (Figure 2.3). At the time of future development, the City may obtain an easement for these improvements. 2.4.1 PUBLIC REALM IMPROVEMENTS Four improvement types were identified for improvements along Placentia Avenue within the public realm. Recommended improvements are located based on existing conditions, available public right-of-way, and enhancement opportunities. Areas where no proposed changes occur are located where existing conditions are restrictive. Type A: Existing Conditions: Currently, areas in the right-of-way have narrow sidewalks and missing trees, which make it hot and uncomfortable for walking. Many existing parkways include grass with a high need for water. Type A: Proposed Improvements: The sidewalk will be widened to make a more walkable pedestrian experience. Existing mature trees will be supplemented with lower story plants and groundcovers. New street trees will be added to provide additional shade for pedestrians and to beautify the street. Water -intensive lawn will be replaced with drought - tolerant, visually appealing shrubs that will preserve resources and add character to the street. July 28, 2016 10:06 AM PLACENTIA AVENUE LEGEND � I TIN CITY LIMITS r....■.r PROJECT BOUNDARY ®M■ TYPE A CON DMON ■ E ' psi• TYPE C CONDITION LU wwo TYPE D CONDITION SEASIDE CAFE �' NO CHANGE �� PROPOSED CATERING A >1 LU 4� UN NEWPORT SUPERIOR NEWPORT �' MEDICAL TERRACE ' PLAZA 1 BROOK1fIEW NEWPORT 1 � 1 UNION BANK HOAG � �� NEWPORT LIDO HEALTH MEDICAL CENTER CENTER N A HOSPITAL ROAD Placentia Avenue Streetscope Improvement Conditions West Newport Mesa Streetscape Master Plan I 12 City of Newport Beach I 7-26 PLACENTIA AVENUE EDGE CONDITION VARIES FUTURE 15' PRIVATE SETBACK WITH NEW DEVELOPMENT TREES VARY WITH PARKWAY WIDTH AND POWERLINES. MINIMUM W PARKWAY L WITH TREES, Type C: Existing Condition============ Type C: Proposed Improvements========== Type C: Existing Conditions: Lawn cover requires significant watering in order to maintain vitality. Long stretches of sidewalks have sparse tree spacing, offering little shade to pedestrians. 1 I West Newport Mesa Streetscape Master Plan City of Newport Beach Type C: Proposed Improvements: Buffering the sidewalk from the street with planters provides a pleasant pedestrian experience while adding character to the public realm. Augmenting mature trees with similar, shade - providing trees increases comfort for pedestrians and makes the street more attractive as a whole. Native and drought -tolerant planting will reduce water needs and soften the roadway edges along the street. July 28, 2016 10:06 Ann 7-27 PLACENTIA AVENUE Type D: Existing Condition============ Type D: Proposed Improvements========== TTROIDKVIEW 1 NEWPORT 1 1' 1 0. UNION BANK �. HOAG * NEWPORT LINO HEALTH MEDICAL CENTEi CENTER HOSPITAL RO Placentia Avenue Streetscape Improvement Conditions July 28, 2016 10:06 AM West Newport Mesa Streetscape Master Plan I 14 City of Newport Beach %-28 911111"LEGIEND Type D: ExistingConditions: I0 �0[iTY LIMII3 ' ,,.. PROJECT SCUNDART C E LUaaaa afe.a TYPE A CONDITION TYPE C CONCATION Lack of a sidewalk for pedestrians decreases connectivity, accessibility and discourages SEASIDE CAFE 61� =:TYPE❑CONDITION alternative transportation. Existing vegetation lacks cohesion to other community landscaping CATERING SWI '..a NO CHANGE PROPOSE and decreases visibility, thereby decreasing pedestrian comfort. 11 Type D: Proposed Improvements: dal L=1 The addition of a sidewalk creates a more walkable community by increasing connectivity. IL,�,I'� Q 1�1 NEWPORT Parkwayplanters include attractive, drought -tolerant landscaping and buffer the pedestrian P g P g P 1 SUPERIOR from the street. The addition of vines over the fence increases comfort for the pedestrian NEWPORT JI TERRACE � 1 MEDICAL PLAZA without compromising the visual buffer between the public and private realm. 10'11 , TTROIDKVIEW 1 NEWPORT 1 1' 1 0. UNION BANK �. HOAG * NEWPORT LINO HEALTH MEDICAL CENTEi CENTER HOSPITAL RO Placentia Avenue Streetscape Improvement Conditions July 28, 2016 10:06 AM West Newport Mesa Streetscape Master Plan I 14 City of Newport Beach %-28 PLACENTIA AVENUE 2.5 CONCEPTUAL COST ESTIMATE This section presents the estimated cost of public improvements identified within the Placentia Avenue corridor. These improvements include new sidewalks with additional landscaping, a new landscaped median, striped bike lanes, and street furnishings. Additional costs for area -wide improvements and implementation prioritization are identified within Chapter 6 and the original detailed cost estimate and background is provided within Appendix of this document. While the overall cost of the public right-of-way improvements have been provided, it is possible that some of the financial burden will be met as part of private redevelopment within the study area. Cost estimates are shown as lump sum, rounded to the nearest thousand, include hard and soft costs, and assume prorates for general conditions, design contingency, and escalation. All cost estimates for construction are based on current 2016 rates. At the time of project bidding, it is important to ensure that a minimum of 4 to 5 valid bids are received. Conceptual Cost Estimate Project Improvements (new sidewalks with additional landscaping, bicycle facilities, landscaped medians, and street furnishings): $764,000 General Conditions: 10% $ 77,000 Design Contingency: 30% $229,000 Escalation to 2019: 14.76% $113,000 Subtotal: $1,183,000 Bonds: 02% $ 24,000 Overhead and Profit: 08% $ 95,000 Placentia Avenue Total Estimated Cost: $1,302,000 1 I West Newport Mesa Streetscape Master Plan City of Newport Beach July 28, 2016 10:06 AM 7-29 3 I SUPERIOR AVENUE West Newport Mesa Streetscape Master Plan 7-30 SUPERIOR AVENUE West side of Superior Avenue looking south with landscaped parkway opportunity East side of SuperiorAvenue looking south with turf removal and replacement with low -water -use plant species opportunity Superior Avenue and Placentia Avenue Intersection looking south with crosswalk enhancement opportunity SuperiorAvenue median between Placentia Avenue and Hospital Road looking south 1 7 I West Newport Mesa Streetscape Master Plan I / City of Newport Beach 3.1 EXISTING CONDITIONS SuperiorAvenue between 16th Street and Hospital Road has a wide open street character lined with medical, commercial, office, and residential development. The right-of-way is fairly wide along SuperiorAvenue, ranging from 80 to 100 feet. The following elements describe the existing conditions: • Traffic speeds consistent with arterial road • Multiple driveways and curb -cuts provide opportunities for pedestrian/bicycle/vehicular conflicts. Bicyclists have been observed riding on the sidewalk • Class II bike lane south of the Placentia Avenue intersection • Class III bike lane north of the Placentia Avenue intersection • Lack of seating and trash receptacles • Lack of buffer between the sidewalk and the street • Power poles, utilities, and signage are located within sidewalks, creating accessibility issues • Inconsistent landscape theme 3.2 OPPORTUNITIES Several opportunities for improvement were identified with consideration to existing conditions and public input including: • Driveway consolidation • Landscape parkways • Unified low -water -use plant theme • Site furnishings • Enhanced crosswalks • City of Newport Beach gateway opportunity on north SuperiorAvenue when entering the City from Costa Mesa 3.3 PROPOSED IMPROVEMENTS SuperiorAvenue is a four -lane divided, highly traveled road characterized by distinctive planted medians and adjacent to a variety of land uses. Landscaping located within parkways on and privately owned land varies in plant species and style. Turf parkways along the SuperiorAvenue corridor should be replaced with low -water -use shrubs and groundcover. Additional areas should be evaluated and replaced if excessive water use exists. Street trees should be planted in existing and proposed parkways with a width of four feet or greater. In areas where powerlines occur, and will not be undergrounded at the time of improvements, trees with a smaller canopy height should be considered in order to avoid tree topping under powerlines. July 28, 2016 10:06 Ann 7-31 COAST WINERY II Q U- TIC? NM Fu A-��------- - - • - -R - ! - i - - - - - - - - - - - - - - - - OSSFIT SEASIDE CAFE & )RT BEACH CATERING + SANDPOINT COVE APARTMENTS :LIFF NEWPORT TERRACE ' NEWPORT BROOKVIEW SEACREST NEWPORT ONE NAUTICAL MILE EWPORT :NOLLS THE BEACH HOUSE APARTMENTS SUPERIOR AVENUE CITY OF COSTA MESA EBB TIDE O" CII PROJECT N HOAG • HEALTH CENTER S • NEWPORT SUPERIOR . MEDICAL PLAZA h 4, V /UN I ON f BANK HOAG HEALTH CENTER � f'z VERSAILLES ON THE BLUFFS SuperiorAvenue opportunities and constraints map with existing photo locations FLAGSHIP \Q HEALTHCAR S CENTER r ■ , NEWPORT LIDO MEDICAL 1 CITY LIMIT CENTER PROJECT STUDY AREA LIMIT PHOTO LOCATIONS AND DIRECTION EMSTING CLASS II BIKE LANE _ = PROPOSED 4LAS$ 11 HIKE LANE EXISTING CLASS ql BIKE LANE PROPOSED CLASS III BIKE LANE �lr a OCTA BUS ROUTE EXISTING POWERLINES STREET LIGHT OPPORTUNITY �• SIDEWALK OPPORTUNITY NA . TRAFFIC SIGNAL BUS STOP West Newport Mesa Streetscape Master Plan I 1 Q July 28, 2016 10:06 AM City of Newport Beach I v 7-32 SUPERIOR AVENUE wr Recommended plant species are provided in Chapter 5: Landscape and Streetscape Amenities. A unified landscape along Superior Avenue would help create a cohesive character for the corridor. Site furnishings, also identified in Chapter 5, should be installed once per block to improve walkability and the pedestrian environment. Future development should include a 15 -foot setback from the street frontage to allow for street beautification, widened and meandered sidewalks with planted parkways, and increased space for pedestrian nodes and site furnishings (Figure 2.3). At the time of future development, the City may obtain an easement for these improvements. 3.3.1 PUBLIC REALM IMPROVEMENTS Two public realm improvement types were identified for improvements along Superior Avenue. Recommended improvements are located based on existing conditions, available public right-of-way, and enhancement opportunities. Areas where no proposed changes occur are located where existing conditions are restrictive. Type A: Existing Conditions: Currently, areas in the right-of-way have narrow sidewalks and missing trees which make it hot and uncomfortable for walking. Many existing parkways include grass with a high need for water. Type A: Proposed Improvements: The sidewalk will be widened to make a more walkable pedestrian experience. Existing mature trees will be supplemented with lower story plants and groundcovers. New street trees will be added to provide additional shade for pedestrians and to beautify the street. Water -intensive lawn will be replaced with drought - tolerant, visually appealing shrubs that will preserve resources and add character to the street. CS 0 TREES VARY WITH PARKWAY W WIDTH AND POWERLINES. MINIMUM A' PARKWAY WITH TREES - EDGE CONDMON VARIES FUTURE 15' PRIVATE SETBACK` WITH NEW OEVELOPMENT TypekExisting Condition============ Typek Proposed Improvements========== 19 I West Newport Mesa Streetscape Master Plan / City of Newport Beach July 28, 2016 10:06 AM 7-33 SANDPOINT COVE APARTMENTS k NW . W NEWPORT U or TERRACE Ct J CL NEWPORT BROOKViEW SEACREST NEWPORT r JUL � THE BEACH HO APARTMENT. NEWPORT SUPERIOR MEDICAL PLAZA EBB TIDE PROJECT r4 CD 0 SUPERIOR AVENUE • HOAG H EALTH CENTER V Q CITY OF NEWPORT BEACH PARK MAINTENANCE HOAG NEWPORT LIDO MEDICAL HEALTH CENTER CENTER HOSPITAL ROAD VERSAILLES ON THE BLUFFS. AT NEWPORT SuperiorAvenue Streetscope Improvement Conditions VINTAGE NEWPORT LEGEND llmlolr CITY LIMITS ,—on PROJECT BOUNDARY mom■ TYPE A CONDITION J•M■ TYPE C CONDITION NA ��■ NO CHANCE //�\ PROPOSED July 28, 2016 10:06 AMWest Newport Mesa Streetscape Master Plan I 20 City of Newport Beach 7-34 SUPERIOR AVENUE EDGE CONDITION VARIES. FUTURE 15' PRIVATE SETBACK WFrH NEW DEVELOPMENT --�_ TREES VARY WITH PARKWAY WIDTH AND POWERLNES. CcIATUM A' PARKWAY WITH TREES. Type C: Existing Condition============ Type C: Proposed Improvements========== Type C: Existing Conditions: Lawn cover requires significant watering in order to maintain vitality. Long stretches of sidewalks have sparse tree spacing, offering little shade to pedestrians. Type C: Proposed Improvements: Buffering the sidewalk from the street with planters provides a pleasant pedestrian experience while adding character to the public realm. Augmenting mature trees with similar, shade - providing trees increases comfort for pedestrians and makes the street more attractive as a whole. Native and drought -tolerant planting will reduce water needs and soften the roadway edges along the street. 3.4 CONCEPTUAL COST ESTIMATE This section presents the estimated cost of public improvements identified within the Superior Avenue corridor. These improvements include new sidewalks with additional landscaping, striped bike lanes, and street furnishings. Additional costs for area -wide improvements and implementation prioritization are identified within Chapter 6 and the original detailed cost estimate and background is provided within Appendix A of this document. While the overall cost of the public right-of-way improvements have been provided, it is possible that some of the financial 21 I West Newport Mesa Streetscape Master Plan City of Newport Beach burden will be met as part of private redevelopment within the study area. Cost estimates are shown as lump sum, rounded to the nearest thousand, include hard and soft costs, and assume prorates for general conditions, design contingency, and escalation. All cost estimates for construction are based on current 2016 rates. At the time of project bidding, it is important to ensure that a minimum of 4 to 5 valid bids are received. Conceptual Cost Estimate Project Improvements (new sidewalks with additional landscaping, bicycle facilities, and street furnishings): $737,000 General Conditions: 10% $ 74,000 Design Contingency: 30% $221,000 Escalation to 2019: 14.76% $ 109,000 Subtotal: $1,141,000 Bonds: 02% $ 23,000 Overhead and Profit: 08% $ 91,000 Superior Avenue Total Estimated Cost: $1,255,000 July 28, 2016 10:06 AM 7-35 4 I MONROVIA AVENUE • 15TH STREET • PRODUCTION PLACE STREET West Newport Mesa Streetscape Master Plan 7-36 MONROVIA AVENUE • 15TH STREET • PRODUCTION PLACE * 16TH STREET Z O COASTLINE SANDPOINT COVE APARTMENTS COMMUNITY COLLEGE • O SEACLIFF NEWPORT • TERRACE � � '�il�i �i � ii � i � � ii i� i��an a ri�3•n ri �i� � �i,�"F■flQD�"'��1�1[AB■CNi N NEWPORT BROOKVIEW SEACREST NEWPORT Opportunities and constraints map with existing photo locations for Monrovia Avenue, 16th Street, Production Place, and 15th Street 4.1 INTRODUCTION Monrovia Avenue, 16th Street, Production Place, and 15th Street neighborhood feel in comparison to Superior Avenue and share similar characteristics and opportunities for improvements. Placentia Avenue. The 60 -foot -wide right-of-way has two travel Chapter 4 describes the existing conditions and cost estimates, as lanes, one in each direction, and there is parallel parking on either well as proposed improvements for each of the corridors. side of the street. Monrovia Avenue is flanked by industrial and 4.2 EXISTING CONDITIONS 4.2.1 MONROVIA AVENUE Monrovia Avenue, from just north of 16th Street at the City boundary to the south ending of the cul-de-sac, has a 23 I West Newport Mesa Streetscape Master Plan City of Newport Beach residential uses. Coastline Community College and Carden Hall, a private school, are also located on the west side of the street. Several existing conditions include: • Peak traffic patterns for Coastline Community College, drop off and pick up times for Carden Hall, and work hours for businesses and Production Avenue • Pedestrian and bicycle travel is perceived as constrained July 28, 2016 10:06 AM 7-37 LEGEND CITY OF I al CITY LIMIT ' COSTA MESA " '� PROJECT STUDYAREA LIMIT ©PHOTO LOCATIONS AND DIRECTION � EXISTING CLASS 11BIKE LANE PROPOSED CLASS II BIKE LANE ■ • ■I FXISTING CLASS Ill BIKE LANE PROPOSED CLASS 311 BIKE LANE million MA BUS RQUTE 1 ' EXISTING POWERLINES 4TH .STREET. ORANGE - } COAST STREET LIGHT OPPORTUNITY •• SIDEWALK OPPORTU NITY TRAFFIC SIGNAL WINERY BUS STOP OJ i CARDEN HALL..��■. ini.iii.ryI'.�,.i ii /O'� iii. 'i iiiiiaa" 1 a P L n a mammon, ' �mmm anm��i oo a T •Q CROSSFIT SEASIDE CAFE & — NEWPORT BEACH CATERING Z O COASTLINE SANDPOINT COVE APARTMENTS COMMUNITY COLLEGE • O SEACLIFF NEWPORT • TERRACE � � '�il�i �i � ii � i � � ii i� i��an a ri�3•n ri �i� � �i,�"F■flQD�"'��1�1[AB■CNi N NEWPORT BROOKVIEW SEACREST NEWPORT Opportunities and constraints map with existing photo locations for Monrovia Avenue, 16th Street, Production Place, and 15th Street 4.1 INTRODUCTION Monrovia Avenue, 16th Street, Production Place, and 15th Street neighborhood feel in comparison to Superior Avenue and share similar characteristics and opportunities for improvements. Placentia Avenue. The 60 -foot -wide right-of-way has two travel Chapter 4 describes the existing conditions and cost estimates, as lanes, one in each direction, and there is parallel parking on either well as proposed improvements for each of the corridors. side of the street. Monrovia Avenue is flanked by industrial and 4.2 EXISTING CONDITIONS 4.2.1 MONROVIA AVENUE Monrovia Avenue, from just north of 16th Street at the City boundary to the south ending of the cul-de-sac, has a 23 I West Newport Mesa Streetscape Master Plan City of Newport Beach residential uses. Coastline Community College and Carden Hall, a private school, are also located on the west side of the street. Several existing conditions include: • Peak traffic patterns for Coastline Community College, drop off and pick up times for Carden Hall, and work hours for businesses and Production Avenue • Pedestrian and bicycle travel is perceived as constrained July 28, 2016 10:06 AM 7-37 MONROVIA AVENUE • 15TH STREET • PRODUCTION PLACE • 16TH STREET • On -street parking is often fully utilized • Lack of bicycle facilities • Lack of street furnishings and pedestrian lighting • Overhead powerlines are located along segments of the street frontage • Landscape parkways on both sides of the street • Varying landscape palette including turf, low -water -use planting, and trees West side of Monrovia Avenue looking south at Carden Hall West side of Monrovia Avenue looking south at Coastline Community College Monrovia Avenue and 15th Street intersection looking northwest with enhanced crosswalk and bulbout opportunity East side of Monrovia Avenue looking north adjacent to Seacli f f East side of Monrovia Avenue looking north with turf removal and replacement with low -water -use plant species opportunity Monrovia Avenue and 16th Street intersection looking southwest with crosswalk enhancement and bulbout opportunity July 2a,2o1e io:obnnn West Newport Mesa Streetscape Master Plan I 24 City of Newport Beach 7-38 MONROVIA AVENUE • 15TH STREET • PRODUCTION PLACE * 16TH STREET 4.2.2 16TH STREET 16th Street, from Placentia Avenue west to Monrovia Avenue, includes a light industrial use neighborhood, half of which is located within the City of Costa Mesa on the north side of the street. At the far west end of 16th Street is the Newport Beach City Utilities Yard, and a possible future location for the West Newport Beach Community Center. The right-of-way for 16th Street is 60 feet wide and has two travel lanes with parallel parking on both sides of the south side of the street. A few existing conditions include: • Lack of bicycle facilities • Turf parkway and sidewalks on the north and south side • Powerlines line most of the north side. • Lighting is limited to street lights attached to power poles • Varying plant palette • Lack of site furnishings 4.2.3 PRODUCTION PLACE Production Place, from Monrovia Avenue to Placentia Avenue, is bordered by industrial buildings. The right-of-way is 60 feet wide and includes two travel lanes, parallel parking and sidewalk flanking either side of the street, and some landscape areas. A few existing conditions include: • Narrow sidewalks without landscaped parkways to buffer the street edge • Utilities and signage located in the sidewalk • Inconsistent street lighting • Turf dominant planting with a few street trees on the south side of the street • Varying traffic patterns due to Coastline Community College, drop off and pick up times for Carden Hall, and work hours for businesses 25 I West Newport Mesa Streetscape Master Plan City of Newport Beach 4.2.4 15TH STREET 15th Street, from Superior Avenue west, is a predominantly residential street with dense housing. Pacifica Christian High School is located at the old West Newport Community Center building. Coastline Community College and the future Kobe Inc. Headquarters bookend the west end of 15th Street, while commercial, medical, and office buildings bookend the east end. The right-of-way varies from 60 to 72 feet wide, containing two travel lanes and parallel parking on both sides. Several existing conditions are listed below: • Lack of on -street parking • Varying sidewalk width and parkway • Utilities, signs, and power poles on the south side of the street located in the sidewalk • Powerlines on north side of the street • Decomposed granite path on north side parkway • Lack of bicycle facilities • Inconsistent lighting on the south side. • Visibility concerns at the Placentia Avenue and Superior Avenue intersections 4.3 OPPORTUNITIES With consideration to existing conditions and public input, several opportunities for improvement were identified: • Pedestrian lighting for increased visibility and walkability. • Sharrows for bicycle safety and awareness • Enhanced crosswalks and curb extensions at intersections to increase visibility and safety • Turf removal and replacement with low -water -use planting • Shared parking program with Coastline Community College • Wayfinding directional signage for major destinations • Additional street trees • Consistent plant palette to unify the street • Site furnishings • Sidewalk improvements July 28, 2016 10:06 Ann 7-39 MONROVIA AVENUE • 15TH STREET • PRODUCTION PLACE • 16TH STREET O North side of 16th Street looking east with opportunity for landscape improvements South side of 16th Street looking east with landscape improvements and bike facility and bike facilities opportunities North side of Production Place looking east with sidewalk improvements, turf removal South side of Production Place looking west with sidewalk improvements, turf removal and replacement, and increased lighting opportunities and replacement, and increased lighting opportunities 15th Street looking east from the south side of the street with parkway, sharrow, and lighting opportunities 15th Street looking west from the north side of the street with sharrow opportunities July 28, 2016 10:06 AM West Newport Mesa Streetscape Master Plan I 26 City of Newport Beach 7-40 MONROVIA AVENUE • 1STH STREET • PRODUCTION PLACE • 16TH STREET NEWPORT BEACH CITY UTILITIES !:T COSTA tj V-- +e MESA :,;6' L�� } 16TH STREET AST. a O - E= CAST` I` Z NERV LU h 1 Q a- I CL 14 COASTLI 'rye CornMUN' 5EACL1 { 1 1 ERR;ACF FUTURE BANNING �� o A TH RANCH `y NEWPORT 1 ONE SEACREST FUTURE NAUTICAL CONNECTION TO `� � MILL dl BANNING RANCH Proposed improvements for Monrovia Avenue, I6th Street, Production Place, and 15th Street 4.4 PROPOSED IMPROVEMENTS rAeo;CA,I PLAZA STREET 1.41, Monrovia Avenue, 16th Street, Production Place, and 15th Street are considered the neighborhood streets of the study area. They are all characterized by varying sidewalk and parkway widths, but are generally similar in needs including pedestrian and bicycle improvements, low -water -use planting, additional site furnishings, and increased parking. Pedestrian and bicycle improvements for this area include new meandering and wider sidewalks, enhanced crosswalks, bulbouts, and sharrows. Enhanced crosswalks and bulbouts are envisioned at the 16th Street, Production Place, and 15th Street intersections at Monrovia Avenue, reducing the crossing distances and increasing the visibility for pedestrians. Bike sharrows are proposed in the area to elevate the importance of bicyclists in the area. A sharrow is a street marking which is placed in a travel lane to notify drivers that bicyclists can legally ride in the roadway. Turf is present on the four streets in parkway and privately owned landscape areas. Low- water -use planting should replace turf in all parkway and City controlled right-of-ways. Opportunities for street trees should be considered to provide more shade along the streets. Street trees should be planted in existing and proposed parkways with a width of 27 I West Newport Mesa Streetscape Master Plan City of Newport Beach AW LEGEND ■��� CITY LIMIT .�..�... PROJECT STUDY AREA LIMIT - STREETSCAPE BEAUTIFICATION PARKING LOW WATER USE NATIVE PLANTING SIDEWALK IMPROVEMENTS ENHANCED CROSSWALKS AND BULBOUTS tt SHARROWS AND STRIPED LANES NEW STREET LANDSCAPE �s MEDIANS STREET TREES AND DROUGHT TOLERANT PLANTING SITE FURNISHINGS PEDESTRIAN LIGHTING Q PARKING PROGRAMS 4 IMPROVE STREET DRAINAGE Q EXISTING BUS STOP July 28, 2016 10:06 AM 7-41 MONROVIA AVENUE • 15TH STREET • PRODUCTION PLACE • 16TH STREET four feet or greater. In areas where powerlines occur, and will not be undergrounded at the time LEGEND of improvements, trees with a smaller canopy height should be considered in order to avoid tree SIDEWALK IMPROVEMENTS, topping under powerlines.A cohesive plant palette will help create a more unified character for BULBOUTAND CROSSWALK the neighborhood streets and the study area as a whole. Site furnishings should be considered ENHANCEMENTS to provide seating nodes with trash receptacles and appropriate lighting. Site furnishings and SHARROWS lighting recommendations can be found in Chapter 5: Landscape and Streetscape Amenities. Existing conditions for Monrovia Avenue, 16th Street, Production Place, and 15th Street Ty� LOW -WATER -USE TREES ti� LOW -WATER -USE SHRUBS AND GROUNDCOVER SITE FURNISHINGS LIGHTING �( STREETSCAPE IMPROVEMENTS A\ AND MAINTENANCE PROGRAM OPARKING SHARE PROGRAMS 4 DRAINAGE Various proposed conditions for Monrovia Avenue, 16th Street, Production Place, and 15th Street West Newport Mesa Streetscape Master Plan I 2Q July 28, 2016 10:06 AM City of Newport Beach v 7-42 MONROVIA AVENUE • 15TH STREET • PRODUCTION PLACE * 16TH STREET Monrovia Avenue, Production Place, and 15th Street all have a shortage of available on -street parking. Parking share programs with Coastline Community College and Pacifica Christian High School should be explored, in an effort to alleviate the parking shortage. Future development should include a 15 -foot setback from the street frontage to allow for street beautification, widened and meandered sidewalks with planted parkways, and increased space for pedestrian nodes and site furnishings (Figure 2.3). At the time of future development, the City may obtain an easement for these improvements. 4.4.1 PUBLIC REALM IMPROVEMENTS Four public realm improvement types were identified for improvements along Monrovia Avenue, 16th Street, Production Place, and I Sth Street. Recommended improvements are located based on existing conditions, available public right-of-way, and enhancement opportunities. Areas where no proposed changes occur are located where existing conditions are restrictive. Type A: Existing Conditions: Currently, areas in the right-of-way have narrow sidewalks and missing trees which make it hot and uncomfortable for walking. Many existing parkways include grass with a high need for water. Type A: Proposed Improvements: The sidewalk will be widened to make a more walkable pedestrian experience. Existing mature trees will be supplemented with lower story plants and groundcovers. New street trees will be added to provide additional shade for pedestrians and to beautify the street. Water -intensive lawn will be replaced with drought - tolerant, visually appealing shrubs that will preserve resources and add character to the street. FUTURE 1 S' PRIVATE SETBACK WITH NEW DEVELOPMENT TREES VARY W[TH PARKWAY WIDTH AHD POWERLINES. MINIMUM d° PARKWAY .r-. WITH TREES.. Type A: Existing Condition=======imimimimim Type A: Proposed Improvements========== 2Q I West Newport Mesa Streetscape Master Plan / City of Newport Beach July 28, 2016 10:06 AM 7-43 MONROVIA AVENUE • 15TH STREET • PRODUCTION PLACE • 16TH STREET Type B: Existing Conditions: The current sidewalk in place provides no buffer to the street, resulting in a barren and exposed space. The lawn in the adjacent landscape require intense water needs and frequent maintenance. Type B: Proposed Improvements: Proposed improvements include adding parkway planters to buffer the street, improving pedestrian comfort, and allowing the sidewalk to meander in wider right-of- ways. Additional trees will shade pedestrians and grow to add character to the street. Replacing water -intensive lawn with drought -resistant, native landscaping preserves resources and adds visual appeal. - — LEGEND flu�rl City LIMITS PROJECT BOUNDARY ■ TYPE A CONDITION TYPE B CONDITION gym■ TYPE C CONDITION .la TYPE d CONDITION = ' !i ������ NO CHANGE NGE ORANGE PROPOSED NEWPORT COAST BEACH CITY' WINERYAI NA- C N UTILITIES //^ - ALL LU CROSSFIT SEASIDE CAFE 3 NEWPORT BEACH CATERING LU 7 NEWPORT SEACRE:ST Monrovia Avenue, 16th Street, Production Place, and 15th Street Streetscope Improvement Conditions o r,r EDGE CONDITION VARIES FUTURE 15' PRIVATE SETBACK -------- WITH -- --WITH NEW DEVELOPMENT BROOKVIEW NEWPORT TREES VARY WITH PARKWAY WIDTH AND POWERLINES. MINIMUM 4' PARKWAY d1P_ . WITH TREES. Type B: Existing Condition 1,1,1,1,1,1,1,1,1,1,1,1, Type B: Proposed Improvements========== July 28, 2016 10:06 AM West Newport Mesa Streetscape Master Plan I 30 City of Newport Beach 7-44 Q SANDPOINT COVE APARTMENTS � E z rY L LJ U SEACLIFF < NEWPORT r TERRACE � MM.M=M— ZOW===1 NEWPORT SEACRE:ST Monrovia Avenue, 16th Street, Production Place, and 15th Street Streetscope Improvement Conditions o r,r EDGE CONDITION VARIES FUTURE 15' PRIVATE SETBACK -------- WITH -- --WITH NEW DEVELOPMENT BROOKVIEW NEWPORT TREES VARY WITH PARKWAY WIDTH AND POWERLINES. MINIMUM 4' PARKWAY d1P_ . WITH TREES. Type B: Existing Condition 1,1,1,1,1,1,1,1,1,1,1,1, Type B: Proposed Improvements========== July 28, 2016 10:06 AM West Newport Mesa Streetscape Master Plan I 30 City of Newport Beach 7-44 MONROVIA AVENUE • 1STH STREET • PRODUCTION PLACE * 16TH STREET Type C: Existing Conditions: Lawn cover requires significant watering in order to maintain vitality. Long stretches of sidewalks have sparse tree spacing, offering little shade to pedestrians. Type C: Proposed Improvements: Buffering the sidewalk from the street with planters provides a pleasant pedestrian experience while adding character to the public realm. Augmenting mature trees with similar, shade - providing trees increases comfort for pedestrians and makes the street more attractive as a whole. Native and drought -tolerant planting will reduce water needs and soften the roadway edges along the street. EDGE CONDITION VARIES FUTURE 1S' PRIVATE SETBACK f' WITH HEW DEVELOPMENT / TREES VARY WITH PARKWAY WIDTH AND POWERIINES. IMUM G' PARKWAY CMINWITH TREES. Type C: Existing Condition============ Type C: Proposed Improvements========== Type D: Existing Condition========imimimim Type D: Proposed Improvements========== 3 1 IWest Newport Mesa Streetscape Master Plan City of Newport Beach July 28, 2016 10:06 AM 7-45 MONROVIA AVENUE • 15TH STREET • PRODUCTION PLACE • 16TH STREET 15th Street proposed improvements looking east July 28, 2016 10:06 AMWest Newport Mesa Streetscape Master Plan I 32 City of Newport Beach MONROVIA AVENUE • 15TH STREET • PRODUCTION PLACE * 16TH STREET 4.5 CONCEPTUAL COST ESTIMATE This section presents the estimated cost of public improvements identified within the Monrovia Avenue, 16th Street, Production Place, and 15th Street corridors. These improvements include bulbouts with bioswales, new sidewalks with additional landscaping, bicycle sharrows, pedestrian oriented street lighting, and street furnishings. Additional costs for area -wide improvements and implementation prioritization are identified within Chapter 6 and the original detailed cost estimate and background is provided within Appendix A of this document. While the overall cost of the public right-of-way improvements have been provided, it is possible that some of the financial burden will be met as part of private redevelopment within the study area. Cost estimates are shown as lump sum, rounded to the nearest thousand, include hard and soft costs, and assume prorates for general conditions, design contingency, and escalation. All cost estimates for construction are based on current 2016 rates. At the time of project bidding, it is important to ensure that a minimum of 4 to 5 valid bids are received. Monrovia Avenue Project Improvements (new bulbouts/bioswales, sidewalks with additional landscaping, bicycle facilities, pedestrian oriented lighting, and street furnishings): $678,000 General Conditions: 10% $ 68,000 Design Contingency: 30% $203,000 Escalation to 2019: 14.76% $100,000 Subtotal: $1,049,000 Bonds: 02% $ 21,000 Overhead and Profit: 08% $ 84,000 Monrovia Avenue Total Estimated Cost: $1,154,000 33 I West Newport Mesa Streetscape Master Plan City of Newport Beach 16th Street Project Improvements (new bulbouts/bioswales, sidewalks with additional landscaping, bicycle facilities, pedestrian oriented lighting, and street furnishings): $393,000 General Conditions: 10% $ 94,000 Design Contingency: 30% $282,000 Escalation to 2019: 14.76% $ 139,000 Subtotal: $1,454,000 Bonds: 02% $ 29,000 Overhead and Profit: 08% $ 116,000 16th Street Total Estimated Cost: $1,599,000 Production Place Project Improvements (new sidewalks with additional landscaping, pedestrian oriented lighting, and street furnishings): $390,000 General Conditions: 10% $ 39,000 Design Contingency: 30% $117,000 Escalation to 2019: 14.76% $ 58,000 Subtotal: $604,000 Bonds: 02% $ 12,000 Overhead and Profit: 08% $ 48,000 Production Place Total Estimated Cost: $ 664,000 15th Street Project Improvements (new bulbouts/bioswales, sidewalks with additional landscaping, bicycle facilities, pedestrian oriented lighting, and street furnishings): $793,000 General Conditions: 10% $ 79,000 Design Contingency: 30% $238,000 Escalation to 2019: 14.76% $117,000 Subtotal: $1,227,000 Bonds: 02% $ 25,000 Overhead and Profit: 08% $ 98,000 15th Street Total Estimated Cost: $1,350,000 July 28, 2016 10:06 AM 7-47 5 LANDSCAPE AND STREETSCAPE AMENITIES West Newport Mesa Streetscape Master Plan 7-48 LANDSCAPE AND STREETSCAPE AMENITIES Recent Dover Drive Streetscape Improvements Landscape Palette Areas LEGEND CITY LIMIT ------------ PROJECT STUDY AREA STREETS SUPERIOR AVENUE PLACENTIA AVENUE MONROVIAAVENUE 16TH STREET PRODUCTION PLACE I STH STREET *Note: Street colors are keyed to plant palette matrix. 35 I West Newport Mesa Streetscape Master Plan City of Newport Beach 5.1 PLANT PALETTE The plant palette for the West Newport Mesa streetscape incorporates several complementary tree, shrub, and groundcover palettes that will help to create a distinctive character and unified theme for each corridor. The majority of the streets in the study area currently have inconsistent plantings, preventing these streets from possessing a true sense of identity. Canopy trees with a high, broad branching structure are recommended for plan area streetscapes for several reasons. Canopy trees create shade for roadway and sidewalk surfaces, thereby reducing the heat island effect and creating a more comfortable environment. In addition, trees improve air quality by absorbing vehicle air pollution and enhance water quality by capturing and filtering stormwater runoff. Lastly, canopy trees provide a passive traffic calming influence by visually narrowing the feel of a corridor, which leads a driver to instinctively reduce speed. A few of the challenges within the study area include the overhead powerlines and narrow parkways within the street right-of-way. Trees with lower heights that can handle small root zones are recommended for most of the streets adjacent to powerlines. In addition, many of the streets have more right-of- way on one side of the street than the other. In these areas, trees can be planted on the City -owned right-of-way and private land owners are encouraged to plant similarly. Planting should be low -water -use to comply with the State of California's drought -tolerant laws and to reduce water use. A variety of plants and colors should be used within the medians and the parkways to create a unified, yet diverse and aesthetically pleasing corridor. Boulders and mulch should be used as accents in the landscape area. Mulch should also be used as a tool to retain moisture and lessen the need for additional water. On the following pages, a list can be found with recommended trees, shrubs and groundcover and corresponding height, spread, spacing, and location. Many of the species listed in the plant palette matrix are existing species, which are currently present within the study area. Plant species should be selected appropriately for height, spread, and intended use and placed where optimal growing conditions will ensure health and longevity. Certain existing tree, shrub, and groundcover species in the study area should be replaced at the time of landscape improvements if they have destructive roots, weak branching structure, and high water use or are poisonous or combustible or leave heavy debris. July 28, 2016 10:06 Ann 7-49 LANDSCAPE AND STREETSCAPE AMENITIES SHRUBS AND GROUNDCOVER �'w:� ��. � �' �sr III - f % 1 tr+�, �+ •'� 4 S y. s?y; Agonis flexuosa Arbutus unedo Agave americana Agave parryi Bougainvillea spp. Peppermint Tree Strawberry Tree Blue Agave Parry's Agave Bougainvillea . - _: • to �, ,, ,. { S � L �i IyyI x: , Metrosideros excelso Platanus racemosa Carex proegracilis Carisso macrocarpa Cistus purpureus New Zealand ChristmasTree California Sycamore California Field Sedge Natal Plum Purple Rockrose i M Quercus agrifolia Tipuano tipu Keckiella cordifolia Muhlenbergia rigens Myoporum parvifolium Coast Live Oak Tipu Tree Heartleaf Keckiella Deer Grass Creeping Myoporum +� r �4` l��• � fff r r Tristaniopsis louring Ulmus parvi folia Salvia clevelandii Senecio serpens Yucca filamentosa 'Golden Sword' Water Gum Chinese Elm Cleveland Sage Blue Chalk Sticks Golden Sword Yucca July 28, 2016 10:06 AM West Newport Mesa Streetscape Master Plan I 36 City of Newport Beach 7-50 LANDSCAPE AND STREETSCAPE AMENITIES Legend: P = Primary Trees O = Secondary Trees *Known to be attacked by the Polyphagus Shot Hole Borer Beetle. Assess the severity of the beetle before planting this species. 37 I West Newport Mesa Streetscape Master Plan / City of Newport Beach July 28, 2016 10:06 AM 7-51 • Agonis flexuoso • • • • • • • • PeppermintTree Arbutus 'Marino' • • • • • • • • Arbutus Arbutus unedo • • • • • O O P P P Strawberry Tree • • • • • Bouhinia variegata • • • • • • • Purple Orchid Tree • • • Brachychiton acerfolius • • • • • • FlameTree Logerstroemia indica 'Natchez' • • • • • • • O P • • • White Crape Myrtle Laurus nobilis'Saratogo' • • • • • • • O O Saratoga Laurel Lophostemon confertus • • • • • • O O • • Brisbane Box Magnolia grandiflora 'Little Gem' • • • • • • • • P O P O Little Gem Magnolia Metrosideros excelso New Zealand • • • • • • • P • • O Christmas Tree Phoenix doctylifera • • • • • • • • • Date Palm Platanus racemoso* • • • • • • P California Sycamore Quercus agri folia • • • • • • • Coast Live Oak Syagrus romanzoffiano • • • • • P Queen Palm Tipuana tipu • • • • • • • • • O O Tipu Tree Tristaniopsis laurina • • • • • O • • • • Water Gum Ulmus parvifolia • • • • • • O O Chinese Elm I I I I 1 0, Legend: P = Primary Trees O = Secondary Trees *Known to be attacked by the Polyphagus Shot Hole Borer Beetle. Assess the severity of the beetle before planting this species. 37 I West Newport Mesa Streetscape Master Plan / City of Newport Beach July 28, 2016 10:06 AM 7-51 LANDSCAPE AND STREETSCAPE AMENITIES Legend: P = Primary Shrubs and Groundcover, O = Secondary Shrubs and Groundcover July 28, 2016 10:06 AM West Newport Mesa Streetscape Master Plan I 38 City of Newport Beach 7-52 ON I 1 7 Aeonium spp. • • • • • • • Canary Island Rose Agave americana • • • • • • P • • • • Blue Agave Agave attenuota • • • • • • O Agave Agave desmettiona `Variegata' • • • • • • • O P P P P P Variegated Dwarf Agave Agave parryi • • • • • • •• • O • • O Parry's Agave Agave victoria-reginoe Queen Victoria • • • • • • • O P P P P P Agave Aloe spp. • • • • • • O Aloe Anigozonthos flavidus • • • • • • • • • • • Kangaroo Paw Bougainvillea spp. • • • • • • • O O P O O P Bougainvillea Callistemon viminalis`Little John' Little John • • • • • O P Bottlebtush Carex divulsa European Gray • • • • • • • P P P P Sedge Carex praegrocilis California Field • • • • • • • • • Sedge Carissa macrocarpa • • • • • • P • • Natal Plum Carpinteria colifornica • • • • • • • • • • • Bush Anenome Cistus purpureus •• • • • O P • • Purple Rockrose Festuca idahoensis `Siskiyou Blue' • • • • • P O P P P P Idaho Fescue Hardenbergia violacea •• • • P P Purple Lilac Vine Legend: P = Primary Shrubs and Groundcover, O = Secondary Shrubs and Groundcover July 28, 2016 10:06 AM West Newport Mesa Streetscape Master Plan I 38 City of Newport Beach 7-52 LANDSCAPE AND STREETSCAPE AMENITIES Legend: P = Primary Shrubs and Groundcover, O = Secondary Shrubs and Groundcover 5.2 SITE FURNISHINGS Street furnishings such as benches, trash and recycling receptacles, bike racks, and bus shelters can create a sense of character and unify a place. Furnishings in the study area should be clustered together to create gathering spaces and nodes for members of the community to enjoy. Recommended street furnishings are provided below. 39 I West Newport Mesa Streetscape Master Plan City of Newport Beach BENCHES Benches should be placed every 300 feet to improve the pedestrian experience. Benches may be placed with other furnishing elements to create a node. Benches should be designed to deter homeless activity, whether using a center armrest, installing a shorter bench or installing individual chairs. Skateboard deterrents can also be added to the benches to help reduce damage. Manufacturer: Maglin or similar Model: MLBS 10 Series Color: Graphite Gloss or RAL Custom Gray July 28, 2016 10:06 Ann 7-53 • • • • • • • • • • • Keckiella cordifolia • Heartleaf Keckiella Muhlenbergia lindheimeri `Leni' • • • • • • Autumn Glow Muhly Muhlenbergia rigens • • • • • P P P P P P Deer Grass Myoporum parvifolium • • • • • • • • Creeping Myoporum Penstemon heterophyllus • • • • • • • • • • • • • Beard Tongue Rosmarinus ofcinalis • • • • • P P P P P P Rosemary Ek— Salvia clevelandii • • • • • • • • • • • • • Cleveland Sage Salvia mellifera • • • • • • • • • • • Black Sage Salvia leucantho • • • • • • • P P P P P P Mexican Sage Bush Senecio serpens • • • • • P P P P P Blue Chalk Sticks Yucca filamentoso `Golden Sword' • • • • • • • • O Golden Sword Yucca Legend: P = Primary Shrubs and Groundcover, O = Secondary Shrubs and Groundcover 5.2 SITE FURNISHINGS Street furnishings such as benches, trash and recycling receptacles, bike racks, and bus shelters can create a sense of character and unify a place. Furnishings in the study area should be clustered together to create gathering spaces and nodes for members of the community to enjoy. Recommended street furnishings are provided below. 39 I West Newport Mesa Streetscape Master Plan City of Newport Beach BENCHES Benches should be placed every 300 feet to improve the pedestrian experience. Benches may be placed with other furnishing elements to create a node. Benches should be designed to deter homeless activity, whether using a center armrest, installing a shorter bench or installing individual chairs. Skateboard deterrents can also be added to the benches to help reduce damage. Manufacturer: Maglin or similar Model: MLBS 10 Series Color: Graphite Gloss or RAL Custom Gray July 28, 2016 10:06 Ann 7-53 LANDSCAPE AND STREETSCAPE AMENITIES CHAIRS Chair locations should be determined on the same criteria as bench locations. Chairs should be placed in groups of two or more or accompany a bench. Manufacturer: Victor Stanley or similar Model: PRSCA-8 Production Collection Color: Gray or RAL Custom Gray TRASH AND RECYCLING RECEPTACLES Trash and recycling receptacles should be placed in multiple places along each corridor to provide multiple convenient waste disposal locations. Receptacles should also be placed with other furnishings such as benches and bus shelters. Manufacturer: Maglin or similar Model: MLWR250-32 Series Color: Graphite Gloss or RAL Custom Gray BIKE RACKS Bike racks should be located near transit stops, schools, the community college, medical areas, commercial areas, parking lots, and various places throughout the study area. They should also be considered within new development and open space areas. Bike racks encourage bike ridership and prevent bikes from being locked to high posts or trees. Bike racks should accommodate a minimum of two bicycles and their capacity should be determined by the location and the number of bicyclists who frequent the destination. Manufacturer: Dero or similar Model: Round Rack Color: Silver or Gray BUS SHELTERS Bus stop shelters shall be added to all current and future bus stop locations within the study area. Bus shelters should be combined with benches and trash receptacles. Safety lighting should also be considered for bus shelters. Manufacturer: Landscape Forms or similar Model: Kaleidoscope OS Color: Silver All furnishings should be coated with a protective sealant against rust to combat local coastal conditions. July 28, 2016 10:06 AM L7 - Site furnishings will create unified aesthetic for the study area West Newport Mesa Streetscape Master Plan I 40 City of Newport Beach 7-54 LANDSCAPE AND STREETSCAPE AMENITIES FUTUR! COMMUNITY CENTER (LOCATION' IS STILL PENDING. TRYING TO FIND PLACE TO LEASE IN THE MEANTIME) E 16TH STREET PRODUCTION PLACE FUTURE BANNING RANCH as 15TH STREET CONNECTION TO BANNING RANCH PACIFIC A CHRISTIAN HIGH SCHOOL (PREVIOUSLY WEST NEWPORT COMMUNITY CENTER) L Wayfinding signage map locations 5.3 WAYFINDING SIGNAGE A wayfinding signage program should be established for the study area to enhance mobility, physically accommodating various modes of transportation. The City should coordinate with community organizations to develop key points of interest for signage locations and content. Vehicular directional signs will establish an identity for West Newport Mesa as a special district within the City of Newport Beach. They incorporate distinctive forms and colors inspired by the local area. Common, easy to understand symbols and fonts identify and guide travelers to the district's destinations and attractions. Durability and economic implementation and maintenance were planned for in the design of the signage. 41 I West Newport Mesa Streetscape Master Plan City of Newport Beach 94 k7NA29 SIGN TYPES Q Vehicular Directional Sign COSTA MESA HOSPITAL RO NA Typical destinations may include: • Coastline Community College • Community Center • Medical Center • Trails • Parks • Relevant public destinations outside the district, creating better connectivity Wayfinding signs for bikes will follow the guidelines of the City's Bicycle Master Plan. Pedestrian wayfinding signs (directional and directories) may be developed in the future as the area evolves, following the design aesthetic established by the vehicular signs, only on a much smaller scale. July 28, 2016 10:06 AM 7-55 LANDSCAPE AND STREETSCAPE AMENITIES Wayfinding signage should be uniform with site furnishings. Designed by Graphic Solutions m I Pedestrian lighting should be uniform within the study area Vehicular directional signage dimensions and specifications July 28, 2016 10:06 AM Monument signage should also be considered at higher profile locations such as City boundaries and heavily traveled areas. Monument signs should follow the current City monument sign program, should be located in planted medians, and should be lit at night. 5.4 LIGHTING Pedestrian lights are typically located along pathways and sidewalks to provide a smaller, more focused illuminated area. Pedestrian lights should be placed evenly along sidewalks where lighting is needed. Globes should be dark sky compliant and should have LED light bulbs. Manufacturer: Ameron (City Standard Type V) or similar Model. 22 -CT -10 Color: Standard Concrete 5.5 PUBLIC ART The use of public art within a community is an effective way of expressing the unique personality and character of the area. Public art should serve as an aesthetic improvement to enhance the pedestrian environment. Stand-alone installations or design integrated installations should both be considered with future improvements in the study area, such as building murals, paving, benches, sculpture, mosaics, and water features. A public art program should be developed for the West Newport Mesa community that is consistent with public art programs that are currently on-going with the City of Newport Beach. SIGH FACE: 3116'ALUMINUM WELDED TO SIGN POST. GRAPHICS PANEL: WHITE 3M DIAMOND GRADE REFLECTIVE VINYL SHEET SERIES 4444 WITH 3M UV INK SERIES SM WITH 1170 CLEAR OVERLAY. COLOR MATCH REFERENCE: DARK GRAY FMS 4250: RUST PMS 167: BLUE PMS 285Q BACK OF SHIM: PAINT FINISH GRAY PMS 421C. SIGN POS1s4'U'ALUMINUM SQUARE TUBE: PAINT FINISH GRAY PMS 4210 (PORTION BELOW GRADE TREAT WITH COALTAR EPDXY TO PREVENT CORROSION) FOOTING: CONCRETE FOOTING PER SIGN FABRICATOR'S ENGINEER IMG. PAINT FINISHER ALL PAINT FINISHES TD BE LINEAR POLYURETHANE MATTE A N I SH WITH ANT I-GRAFFIT I COATIl West Newport Mesa Streetscape Master Plan City of Newport Beach 42 7-56 This page intentionally left blank. 7-57 6 I IMPLEMENTATION PHASING West Newport Mesa Streetscape Master Plan 7-58 IMPLEMENTATION PHASING 6.1 INTRODUCTION This chapter provides direction for implementing the public improvements proposed within the West Newport Mesa study area. Individual street improvements and area -wide wayfinding, bicycle facilities, and walkability have been considered in prioritizing and phasing recommendations. Associated cost estimates for each street (provided in previous chapters) have been organized within proposed near (2-4 years), mid (4-6 years), and long (6-8 year) term phasing plans. In addition, potential future funding sources are identified within the chapter. 6.2 PROJECT PHASING AND COST ESTIMATES NEAR TERM PHASE (2 TO 4 YEARS) A number of near-term improvements have been prioritized, balancing community input and desire with the City's ability to create change with capital improvement projects that will beautify the area and improve walkability and bicycle access within the existing public right-of-way. Priority projects within the next few years include: • Monrovia Avenue (new bulbouts/bioswales at Production Place, sidewalks with additional landscaping, pedestrian oriented lighting, wayfinding signage, and street furnishings) $1,154,000 • Placentia Avenue medians: $50,000 MID-TERM PHASE (4 TO 6 YEARS) Mid to long-term projects will likely be realized as private development transitions over time and incremental improvements are implemented. The following matrix provides a summary of improvements necessary to carry out the vision for the West Newport Mesa area. In addition, priority/phasing and preliminary cost estimates are provided. • Placentia Avenue Remaining Improvements (new sidewalks with additional landscaping, bicycle striping, crosswalk striping, wayfinding signage, and street furnishings): $908,000 • Production Place Improvements (new sidewalks with additional landscaping, crosswalk striping, wayfinding signage, pedestrian oriented lighting, and street furnishings): $664,000 • 15th Street Improvements (new bulbouts/bioswales at Monrovia Avenue, sidewalks with additional landscaping, bicycle sharrow striping, crosswalk striping, wayfinding signage, pedestrian oriented lighting, and street furnishings): $1,350,000 • Improvements within private property expanded required setback and undergrounding of utilities, where feasible (on- going) Total Estimated Conceptual Cost of Mid -Term Phase (with General Conditions, Contingencies, Overhead, and Escalation): $2,922,000 • Placentia Avenue Type D Improvements to 15th Street LONG TERM PHASE (6 TO 8 YEARS) intersection (new sidewalk, wall, and additional landscaping): $346,000 • Crosswalk striping throughout the study area: $14,000 • Bicycle facility striping and signage throughout the study area: $41,000 • Improvements within private property expanded required setback and undergrounding of utilities, where feasible (on- going) • Coordination with Coastline Community College and Pacifica Christian High School to explore shared parking agreements Total Estimated Conceptual Cost of Near Term Phase (with General Conditions, Contingencies, Overhead, and Escalation): $1,605,000 45 I West Newport Mesa Streetscape Master Plan City of Newport Beach Superior Avenue Improvements (new sidewalks with additional landscaping, bicycle striping, crosswalk striping, wayfinding signage, and street furnishings): $1,255,000 16th Street Improvements (coincide with construction of the Community Center) (new bulbouts/bioswales at Monrovia Avenue, sidewalks with additional landscaping, bicycle sharrow striping, crosswalk striping, wayfinding signage, pedestrian oriented lighting, and street furnishings): $1,599,000 Improvements within private property expanded required setback and undergrounding of utilities, where feasible (on- going) Total Estimated Conceptual Cost of LongTerm Phase (with General Conditions, Contingencies, Overhead, and Escalation): $2,854,000 July 28, 2016 10:06 Ann 7-59 IMPLEMENTATION PHASING 6.3 FUNDING SOURCES A summary of potential funding sources, as identified in the 2014 City of Newport Beach Bicycle Master Plan, are listed below. FEDERAL PROGRAMS • Bus and Bus Facilities Program: State of Good Repair • Bus Livability Initiative • Federal Transit Act • MAP -21 - Surface Transportation Program • MAP -21 - Pilot Transit -Oriented Development Planning Program • National Center for Environmental Health - Health Impact Assessment for Improved Community Design • Transportation Investments Generating Economic Recovery (TIGER) Program STATE PROGRAMS • CalTrans Active Transportation Program (ATP) • Community Based Transportation Planning Grants • Environmental Justice: Context -Sensitive Planning • Safe Routes to School (SRTS) • Sustainable Communities Planning Grant and Incentives Program • Watershed Protection Program (Proposition 13) REGIONAL PROGRAMS • Clean Air Fund (AB 434/2766 -Vehicle Registration Fee Surcharge) • Orange County Measure M2 Local Return • OCTA Bike Corridor Improvement Program (BCIP) Call for Projects PRIVATE PROGRAMS • Health Foundations • PeopleForBikes July 28, 2016 10:06 AMWest Newport Mesa Streetscape Master Plan I 46 City of Newport Beach 7-60 This page intentionally left blank. 7-61 FA WmA 2 ■ 4 Z 101 WA West Newport Mesa Streetscape Master Plan 7-62 APPENDIX A i 7/25/2016 Leland Saylor Associates A Certified DVBE CONCEPT LEVEL ESTIMATE WEST NEWPORT MESA NEWPORT BEACH, CA LSA JOB NUMBER: 16-078AR3 July 25, 2016 PREPARED FOR RRM DESIGN BY LELAND SAYLOR ASSOCIATES 101 Montgomery Street, Suite 800 1 San Francisco I California 1 94104 415-291-3200 1 415-291-3201 (f) I www.lelandsaylor.com Al I West Newport Mesa Streetscape Master Plan City of Newport Beach 1 of 17 July 28, 2016 10:06 AM 7-63 APPENDIX A No al Leland Sayler Associates DoE PROJECT: WEST NEWPORT MESA JOB NUMBER: 16-078AR3 LOCATION: NEWPORT BEACH, CA PREPARED BY: JS CLIENT: RRM DESIGN BID DATE: DESCRIPTION: STREETSCAPES ESTIMATE DATE: 7/25/2016 CONTENTS SECTION DESCRIPTION PAGE I PREFACE AND NOTES TO THE ESTIMATE 3 II SUMMARY OF THE ESTIMATE 9 III ESTIMATE 11 7/25/2016 July 28, 2016 10:06 AM 2of17 West Newport Mesa Streetscape Master Plan I A2 City of Newport Beach 7-64 APPENDIX A ILILeland Sayler Assoc idi[.s PROJECT: WEST NEWPORT MESA JOB NUMBER: 16-078AR3 LOCATION: NEWPORT BEACH, CA PREPARED BY: JS CLIENT: RRM DESIGN CHECKED BY: IS DESCRIPTION: STREETSCAPES ESTIMATE DATE: 7/25/2016 SECTION I PREFACE AND NOTES TO THE ESTIMATE 7/25/2016 A3 I West Newport Mesa Streetscape Master Plan City of Newport Beach 3of17 July 28, 2016 10:06 AM 7-65 Leland Saylor A.S y.CjC; lei [.F?S PROJECT: WEST NEWPORT MESA LOCATION: NEWPORT BEACH, CA CLIENT: RRM DESIGN DESCRIPTION: STREETSCAPES PREFACE AND NOTES TO THE ESTIMATE APPENDIX A No JOB NUMBER: 16-078AR3 PREPARED BY: JS BID DATE: EARLY 2019 ESTIMATE DATE: 7/25/2016 1.0 PROJECT SYNOPSIS 1.1 TYPE OF STUDY: CONCEPT LEVEL ESTIMATE 1.2 PROJECT DESCRIPTION: Construction Type: SITEWORK Foundation Type: RETAINING WALL Exterior Wall Type: RETAINING WALL Roof Type: N/A Stories Below Grade: N/A Stories Above Grade: N/A Sitework: PAVING, MEDIANS, LANDSCAPE, STRIPING, LIGHTING Plumbing System: N/A Mechanical System: N/A Fire Protection System: N/A Electrical Service: LIGHTING 1.3 GENERAL NOTES REGARDING PROJECT: REFURBISHMENT OF SEVERAL AREAS OF STREETSCAPES. WORK TO INCLUDE PAVING, MEDIANS, LANDSCAPE, STRIPING, LIGHTING AND DRAINAGE. 7/25/2016 4of17 West Newport Mesa Streetscape Master Plan I A4 July 28, 2016 10:06 AM City of Newport Beach 7-66 APPENDIX A Leland Saylor Associates PROJECT: WEST NEWPORT MESA JOB NUMBER: 16-078AR3 LOCATION: NEWPORT BEACH, CA PREPARED BY: JS CLIENT: RRM DESIGN BID DATE: EARLY 2019 DESCRIPTION: STREETSCAPES ESTIMATE DATE: 7/25/2016 PREFACE AND NOTES TO THE ESTIMATE 2.0 IDEFINITIONS 2.1 ESTIMATE OF COST: An Estimate of Cost is prepared from a survey of the quantities of work - items prepared from written or drawn information provided at the design -development, working drawing or bid -documents stage of the design. Historical costs, information provided by contractors and suppliers, plus judgmental evaluation by the Estimator are used as appropriate as the basis for pricing. Allowances as appropriate will be included for items of work which are not indicated on the design documents provided that the Estimator is made aware of them, or which, in the judgment of the Estimator, are required for completion of the work. We cannot, however, be responsible for items or work of an unusual nature of which we have not been informed. 2.2 BID: An offer to enter a contract to perform work for a fixed sum, to be completed within a limited period of time. 3.0 BIDS & CONTRACTS 3.1 MARKET CONDITIONS: In the current market conditions for construction, our experience shows the following results on competitive bids, as a differential from Leland Saylor Associates final estimates: Number Percentage of Bids Differential 1 ........................... +25 to 100% 2 - 3 ........................... +10 to 25% 4-5 ........................... 0to+10% 6-7 ........................... Oto -10% 8 or more ........................... .10 to -20% Accordingly, it is extremely important to ensure that a minimum of 4 to 5 valid bids are received. Since LSA has no control over the bid process, there is no guarantee that proposals, bids or construction cost will not vary from our opinions or our estimates. Please see Competitive Bidding Statement in the estimate detail section for more information. 7/25/2016 A5 I West Newport Mesa Streetscape Master Plan City of Newport Beach 5of17 July 28, 2016 10:06 AM 7-67 Leland Saylor Associ„a[es PROJECT: WEST NEWPORT MESA LOCATION: NEWPORT BEACH, CA CLIENT: RRM DESIGN DESCRIPTION: STREETSCAPES PREFACE AND NOTES TO THE ESTIMATE 4.0 JESTIMATE DOCUMENTS 4,1 This Estimate has been compiled from the following documents and information supplied: DRAWINGS: APPENDIX A JOB NUMBER: 16-078AR3 PREPARED BY: JS BID DATE: EARLY 2019 ESTIMATE DATE: 7/25/2016 Architectural Mechanical Landscaping REPORT ONLY None None Structural Plumbing Accessibility Standards None None None Civil Electrical Other None None None SPECIFICATIONS / PROJECT MANUAL: Describe: Complete, or Technical Only or Bid & Conditions of the Work. MM, LBE. COSTS PROVIDED BY OTHERS: Describe: None, or list. 4.2 The user is cautioned that significant changes in the scope of the project, or alterations to the project documents after completion of the concept level estimate can cause major cost changes. In these circumstances, Leland Saylor Associates should be notified and an appropriate adjustment made to the concept level estimate. 5.0 IGROSS SQUARE FEET BUILDING GSF STREETSCAPES 334,160 TOTAL Gross Floor Area 334,160 6.0 IWAGE RATES 6.1 This Estimate is based on prevailing wage -rates and conditions currently applicable in NEWPORT BEACH, CA. 7.0 1PRORATE ADDITIONS TO THE ESTIMATE 7.1 GENERAL CONDITIONS: 10.00% An allowance based on 10.00% of the construction costs subtotal has been included for Contractor's General Conditions. 7.2 CONTINGENCY: 7/25/2016 July 28, 2016 10:06 AM 30.00% 6of17 West Newport Mesa Streetscape Master Plan I A6 City of Newport Beach 7-68 APPENDIX A Leland Saylor Associates PROJECT: WEST NEWPORT MESA JOB NUMBER: 16-078AR3 LOCATION: NEWPORT BEACH, CA PREPARED BY: JS CLIENT: RRM DESIGN BID DATE: EARLY 2019 DESCRIPTION: STREETSCAPES ESTIMATE DATE: 7/25/2016 PREFACE AND NOTES TO THE ESTIMATE An allowance based on 30.00% of the construction costs subtotal has been included for Design/Estimating Contingency. NOTE: This allowance is intended to provide a Design Contingency sum only, for use during the design process. It is not intended to provide for a Construction Contingency sum. 7.3 ESCALATION: 14.76% An allowance of 14.76% has been included in this estimate for construction material & labor cost escalation up to the anticipated mid -point of construction, based on the following assumptions: Construction start date: EARLY 2019 Construction period: 9 MONTHS Mid -point of construction: MID 2019 Annual escalation rate: 5.007o Allowance for escalation: 14.7676 No allowance has been made for Code Escalation or Technological Escalation. 7.4 GEOGRAPHIC FACTOR - REMOTE SITE 0.00% This estimate is based on current market prices for work of a similar character, done in NEWPORT BEACH, CA. No adjustment is required for geographical location factor. 7.5 PHASING ALLOWANCE No Phasing Allowance is needed for this job. 7/25/2016 A7 I West Newport Mesa Streetscape Master Plan City of Newport Beach 0.00% 7of17 July 28, 2016 10:06 AM 7-69 APPENDIX A No Leland Saylor AsSOC I .`-1 f PS PROJECT: WEST NEWPORT MESA JOB NUMBER: 16-078AR3 LOCATION: NEWPORT BEACH, CA PREPARED BY: JS CLIENT: RRM DESIGN BID DATE: EARLY 2019 DESCRIPTION: STREETSCAPES ESTIMATE DATE: 7/25/2016 PREFACE AND NOTES TO THE ESTIMATE 7.6 BONDS: 2.00% An allowance of 2.00% of the construction cost subtotal is included to provide for the cost of Payment and Performance Bonds, if required. 7.7 CONTRACTOR'S FEE: 8.00% An allowance based on 8.00% of the construction cost subtotal is included for Contractor's office Overhead and Profit. Office overhead of the contractor is always included with the fee. All field overhead of the contractor is included in the General Conditions section of the estimate. 8.0 ISPECIAL NOTES PERTAINING TO THIS ESTIMATE 8.1 SPECIFIC INCLUSIONS: The following items are specifically included in this estimate: NONE 8.2 SPECIFIC EXCLUSIONS: The following items are specifically excluded from this estimate: HAZMAT SOIL REMEDIATION 7/25/2016 July 28, 2016 10:06 AM 8of17 West Newport Mesa Streetscape Master Plan I A Q City of Newport Beach /�v 7-70 APPENDIX A Leland Saylor Associates PROJECT: WEST NEWPORT MESA LOCATION: NEWPORT BEACH, CA CLIENT: RRM DESIGN DESCRIPTION: STREETSCAPES SECTION II JOB NUMBER PREPARED BY CHECKED BY ESTIMATE DATE SUMMARY OF THE ESTIMATE 7/25/2016 A9 I West Newport Mesa Streetscape Master Plan City of Newport Beach 16-078AR3 JS IS 7/25/2016 9of17 July 28, 2016 10:06 AM 7-71 APPENDIX A No LELAND SAYLOR ASSOCIATES PROJECT: WEST NEWPORT MESA JOB NO: 16-078AR3 LOCATION: NEWPORT BEACH, CA PREPARED BY: JS CLIENT: RRM DESIGN CHECKED BY: IS DESCRIPTION: STREETSCAPES DATE: 7/25/2016 SUMMARY OF THE ESTIMATE GSF: 334,160 CONCEPT LEVEL ESTIMATE DIV # DESCRIPTION QTY UNIT UNIT COST TOTALS SUMMARY OF THE ESTIMATE 1 .00 ESTIMATE 334,160 GSF 21.90 $ 7,318,486 TOTAL PROJECT COSTS 1 334,1601 GSF 1 21.901$ 7,318,486 PRORATES INCLUDED IN ABOVE COSTS General Conditions 10.00% Design Contingency 30.00% Escalation 14.76% Phasing Allowance City Procurement / LBE Requirements SUB -TOTAL 1 334,1601 GSF 1 21.90 $ 7,318,486 Bonds / Insurance 2.00% Contractors Fee 8.00% TOTAL PROJECT COSTS 1 334,1601 GSF 1 21.901 $ 7,318,486 Competitive Bidding The prices in this Estimate are based on Competitive Bidding. Competitive Bidding is receiving responsive bids from at least five (5) or more General Contractors and three (3) or more responsive bids from Major Subcontractors or Trades. Major Subcontractors are Structural Steel, Plaster / EIFS Contractors, Mechanical, Plumbing and Electrical Subcontractors. Without Competitive Bidding, Contractor bids can and have ranged from 25% -to 100% over the prices in this Estimate, depending on the size of the job. We urge you to notify your client of the existing bidding climate, and work with them to ensure that the project is adequately publicized so that they can get the minimum number of bids for competitive bidding. Please contact LSA if you need ideas about how to publicize your project. 7/25/2016 July 28, 2016 10:06 AM 10 of 17 West Newport Mesa Streetscape Master Plan I ^ 1 O City of Newport Beach /� I 7-72 APPENDIX A ILILeland Sayler Assoc idi[.s PROJECT: WEST NEWPORT MESA JOB NUMBER: 16-078AR3 LOCATION: NEWPORT BEACH, CA PREPARED BY: JS CLIENT: RRM DESIGN CHECKED BY: IS DESCRIPTION: STREETSCAPES ESTIMATE DATE: 7/25/2016 SECTION III STREETSCAPES 7/25/2016 A1 1 I West Newport Mesa Streetscape Master Plan City of Newport Beach 11 of 17 July 28, 2016 10:06 AM 7-73 APPENDIX A LELAND SAYLOR ASSOCIATES PROJECT: WEST NEWPORT MESA LSA JOB NO: 16-078AR3 LOCATION: NEWPORT BEACH, CA PREPARED BY: JS CLIENT: RRM DESIGN CHECKED BY: IS DESCRIPTION: STREETSCAPES ESTIMATE DATE: 7/25/2016 GSF: 334,160 CONCEPT LEVEL ESTIMATE ITEM # DESCRIPTION QUANTITY I UNIT COST TOTAL PLACENTIA AVENUE 23.37 763,872 SUPERIOR AVENUE 19.66 736,272 MONROVIA AVENUE 30.01 677,827 16TH ST 21.63 938,367 PRODUCTION PLACE 26.00 389,659 15TH ST 39.89 793,027 TOTAL SITE 4,299,024 4 299 024 PRORATES General Conditions 10.00% 429,902 Design Contingency 30.00% 1,289,707 Escalation to 2019 14.76% 634,536 Geographic Factor - Remote Site 0.00% Phasing Allowance 0.00% SUBTOTAL 6 653 169 Bonds 2.00% 133,063 Overhead and Profit 8.00% 532,254 TOTAL PROJECT COSTS 7,318,486 7/25/2016 July 28, 2016 10:06 AM 12 of 17 West Newport Mesa Streetscape Master Plan I A 1 2 City of Newport Beach 7-74 APPENDIX A LELAND SAYLOR ASSOCIATES PROJECT: WEST NEWPORT MESA LSA JOB NO: 16-078AR3 LOCATION: NEWPORT BEACH, CA PREPARED BY: JS CLIENT: RRM DESIGN CHECKED BY: IS DESCRIPTION: STREETSCAPES ESTIMATE DATE: 7/25/2016 GS F: 334,160 CONCEPT LEVEL ESTIMATE ITEM # DESCRIPTION QUANTITY UNIT COST TOTAL PLACENTIA AVENUE TYPE A IMPROVEMENT - 1,557 LF DEMO (E) SIDEWALK 12,456 SF 4.00 49,824 SIDEWALK 12,456 SF 16.00 199,296 CLEAR AND GRUB (E) LANDSCAPING 6,228 SF 0.25 1,557 LANDSCAPING, PLANTBED, SHRUBS 6,228 SF 3.50 21,798 IRRIGATION 6,228 SF 3.00 18,684 ADJUST DRAINAGE 6,228 SF 1.00 6,228 TYPE C IMPROVEMENT 765 LF DEMO (E) SIDEWALK 6,120 SF 4.00 24,480 SIDEWALK 6,120 SF 16.00 97,920 CLEAR AND GRUB (E) LANDSCAPING 3,060 SF 0.25 765 LANDSCAPING, PLANTBED, SHRUBS 3,060 SF 3.50 10,710 IRRIGATION 3,060 SF 3.00 9,180 ADJUST DRAINAGE 3,060 SF 1.00 3,060 TYPE D IMPROVEMENT 300 LF DEMO (E) SIDEWALK 2,400 SF 4.00 9,600 RETAINING WALL, 3' AVE. HEIGHT 900 SF 55.00 49,500 RETAINING WALL FOOTING 150 CY 550.00 82,500 RETAINING WALL EXCAVATION & BACKFILL 300 CY 35.00 10,500 SIDEWALK 2,400 SF 16.00 38,400 LANDSCAPING, PLANTBED, SHRUBS 1,200 SF 3.50 4,200 IRRIGATION 1,200 SF 3.00 3,600 ADJUST DRAINAGE 1,200 SF 4.00 4,800 7/25/2016 I West Newport Mesa Streetscape Master Plan A13 City of Newport Beach 13 of 17 July 28, 2016 10:06 AM 7-75 APPENDIX A LELAND SAYLOR ASSOCIATES PROJECT: WEST NEWPORT MESA LSA JOB NO: 16-078AR3 LOCATION: NEWPORT BEACH, CA PREPARED BY: JS CLIENT: RRM DESIGN CHECKED BY: IS DESCRIPTION: STREETSCAPES ESTIMATE DATE: 7/25/2016 GS F: 334,160 CONCEPT LEVEL ESTIMATE ITEM # DESCRIPTION QUANTITY UNIT COST TOTAL STREET TREES & GRATES 18 EA 1,900.00 34,200 STRIPED CROSSWALKS 10 EA 500.00 5,000 BIKE LANE STRIPING 1,259 LF 10.00 12,590 WAYFINDING SIGN, POLE AND FOUNDATION 2 EA 1,900.00 3,800 DEMO ROADWAY FOR MEDIAN 1,220 SF 4.00 4,880 MEDIANS, LANDSCAPED 1,220 SF 20.00 24,400 TRAFFIC CONTROL 30 DAYS 720.00 21,600 SITE FURNISHINGS 3 SET 3,600.00 10,800 SUBTOTAL I I I I763 872 SUPERIOR AVENUE TYPE A IMPROVEMENT - 760 LF DEMO (E) SIDEWALK 6,080 SF 4.00 24,320 SIDEWALK 6,080 SF 16.00 97,280 CLEAR AND GRUB (E) LANDSCAPING 3,040 SF 0.25 760 LANDSCAPING, PLANTBED, SHRUBS 3,040 SF 3.50 10,640 IRRIGATION 3,040 SF 3.00 9,120 ADJUST DRAINAGE 3,040 SF 1.00 3,040 TYPE C IMPROVEMENT 3,035 LF DEMO (E) SIDEWALK 24,280 SF 4.00 97,120 SIDEWALK 24,280 SF 16.00 388,480 CLEAR AND GRUB (E) LANDSCAPING 4,047 SF 0.25 1,012 LANDSCAPING, PLANTBED, SHRUBS 4,047 SF 3.50 14,163 IRRIGATION 4,047 SF 3.00 12,140 ADJUST DRAINAGE 4,047 SF 1.00 4,047 STREET TREES & GRATES 26 EA 1,900.00 49,400 STRIPED CROSSWALKS 2 EA 500.00 1,000 BIKE LANE STRIPING 915 LF 10.00 9,150 WAYFINDING SIGN, POLE AND FOUNDATION 2 EA 1,900.00 3,800 SITE FURNISHINGS 3 SET 3,600.00 10,800 SUBTOTAL I I 1 1 736 272 7/25/2016 July 28, 2016 10:06 AM 14 of 17 West Newport Mesa Streetscape Master Plan I A 1 4 City of Newport Beach 7-76 APPENDIX A LELAND SAYLOR ASSOCIATES PROJECT: WEST NEWPORT MESA LSA JOB NO: 16-078AR3 LOCATION: NEWPORT BEACH, CA PREPARED BY: JS CLIENT: RRM DESIGN CHECKED BY: IS DESCRIPTION: STREETSCAPES ESTIMATE DATE: 7/25/2016 GSF: 334,160 CONCEPT LEVEL ESTIMATE ITEM # DESCRIPTION QUANTITY UNIT COST TOTAL MONROVIA AVENUE TYPE A IMPROVEMENT - 1,260 LF DEMO (E) SIDEWALK 10,080 SF 4.00 40,320 SIDEWALK 10,080 SF 16.00 161,280 CLEAR AND GRUB (E) LANDSCAPING 5,040 SF 0.25 1,260 LANDSCAPING, PLANTBED, SHRUBS 5,040 SF 3.50 17,640 IRRIGATION 5,040 SF 3.00 15,120 ADJUST DRAINAGE 5,040 SF 1.00 5,040 TYPE C IMPROVEMENT 800 LF DEMO (E) SIDEWALK 6,400 SF 4.00 25,600 SIDEWALK 6,400 SF 16.00 102,400 CLEAR AND GRUB (E) LANDSCAPING 1,067 SF 0.25 267 LANDSCAPING, PLANTBED, SHRUBS 1,067 SF 3.50 3,733 IRRIGATION 1,067 SF 3.00 3,200 ADJUST DRAINAGE 1,067 SF 1.00 1,067 STREET TREES & GRATES 15 EA 1,900.00 28,500 BULBOUTS - 2 CORNERS 4 EA 10,000.00 40,000 LIGHTING 2,193 LF 100.00 219,300 STRIPED CROSSWALKS 3 EA 500.00 1,500 SHARROW STRIPING 320 SF 2.50 800 SITE FURNISHINGS 3 SET 3,600.00 10,800 SUBTOTAL I I 1 1 677,827 16TH ST TYPE A IMPROVEMENT - 3,182 LF DEMO (E) SIDEWALK 25,456 SF 4.00 101,824 SIDEWALK 25,456 SF 16.00 407,296 CLEAR AND GRUB (E) LANDSCAPING 12,728 SF 0.25 3,182 LANDSCAPING, PLANTBED, SHRUBS 12,728 SF 3.50 44,548 IRRIGATION 12,728 SF 3.00 38,184 ADJUST DRAINAGE 12,728 SF 1.00 12,728 7/25/2016 I West Newport Mesa Streetscape Master Plan A15 City of Newport Beach 15 of 17 July 28, 2016 10:06 AM 7-77 APPENDIX A LELAND SAYLOR ASSOCIATES PROJECT: WEST NEWPORT MESA LSA JOB NO: 16-078AR3 LOCATION: NEWPORT BEACH, CA PREPARED BY: JS CLIENT: RRM DESIGN CHECKED BY: IS DESCRIPTION: STREETSCAPES ESTIMATE DATE: 7/25/2016 GSF: 334,160 CONCEPT LEVEL ESTIMATE ITEM # DESCRIPTION QUANTITY UNIT COST TOTAL TYPE C IMPROVEMENT 556 LF DEMO (E) SIDEWALK 4,448 SF 4.00 17,792 SIDEWALK 4,448 SF 16.00 71,168 CLEAR AND GRUB (E) LANDSCAPING 741 SF 0.25 185 LANDSCAPING, PLANTBED, SHRUBS 741 SF 3.50 2,595 IRRIGATION 741 SF 3.00 2,224 ADJUST DRAINAGE 741 SF 1.00 741 STREET TREES & GRATES 19 EA 1,900.00 36,100 BULBOUTS - 4 CORNERS 1 EA 20,000.00 20,000 LIGHTING 1,660 LF 100.00 166,000 STRIPED CROSSWALKS 4 EA 500.00 2,000 SHARROW STRIPING 320 SF 2.50 800 WAYFINDING SIGN, POLE AND FOUNDATION 2 EA 1,900.00 3,800 SITE FURNISHINGS 2 SET 3,600.00 7,200 SUBTOTAL I I I I938 367 PRODUCTION PLACE TYPE B IMPROVEMENT 1,249 LF DEMO (E) SIDEWALK 9,992 SF 4.00 39,968 SIDEWALK 9,992 SF 16.00 159,872 CLEAR AND GRUB (E) LANDSCAPING 4,996 SF 0.25 1,249 LANDSCAPING, PLANTBED, SHRUBS 4,996 SF 3.50 17,486 IRRIGATION 4,996 SF 3.00 14,988 ADJUST DRAINAGE 41996 SF 1.00 4,996 STREET TREES & GRATES 10 EA 1,900.00 19,000 LIGHTING 1,249 LF 100.00 124,900 SITE FURNISHINGS 2 SET 3,600.00 7,200 SUBTOTAL I I I I389 659 15TH ST TYPE A IMPROVEMENT - 293 LF DEMO (E) SIDEWALK 2,344 SF 4.00 9,376 SIDEWALK 2,344 SF 16.00 37,504 CLEAR AND GRUB (E) LANDSCAPING 1,172 SF 0.25 293 LANDSCAPING, PLANTBED, SHRUBS 1,172 SF 3.50 4,102 IRRIGATION 1,172 SF 3.00 3,516 ADJUST DRAINAGE 1,172 SF 1.00 11172 7/25/2016 July 28, 2016 10:06 AM 16 of 17 West Newport Mesa Streetscape Master Plan I A 1 6 City of Newport Beach 7-78 APPENDIX A LELAND SAYLOR ASSOCIATES PROJECT: WEST NEWPORT MESA LSA JOB NO: 16-078AR3 LOCATION: NEWPORT BEACH, CA PREPARED BY: JS CLIENT: RRM DESIGN CHECKED BY: IS DESCRIPTION: STREETSCAPES ESTIMATE DATE: 7/25/2016 GS F: 334,160 CONCEPT LEVEL ESTIMATE ITEM # DESCRIPTION QUANTITY UNIT COST TOTAL TYPE C IMPROVEMENT 956 LF DEMO (E) SIDEWALK 2,294 SF 4.00 9,178 SIDEWALK 7,648 SF 16.00 122,368 CLEAR AND GRUB (E) LANDSCAPING 1,275 SF 0.25 319 LANDSCAPING, PLANTBED, SHRUBS 1,275 SF 3.50 4,461 IRRIGATION 1,275 SF 3.00 3,824 ADJUST DRAINAGE 1,275 SF 1.00 1,275 TYPE D IMPROVEMENT 620 LF DEMO (E) SIDEWALK 2,480 SF 4.00 9,920 RETAINING WALL 1,860 SF 55.00 102,300 RETAINING WALL FOOTING 310 CY 550.00 170,500 RETAINING WALL EXCAVATION & BACKFILL 620 CY 35.00 21,700 SIDEWALK 4,960 SF 16.00 79,360 CLEAR AND GRUB (E) LANDSCAPING 2,480 SF 0.25 620 LANDSCAPING, PLANTBED, SHRUBS 2,480 SF 3.50 8,680 IRRIGATION 2,480 SF 3.00 7,440 ADJUST DRAINAGE 2,480 SF 4.00 9,920 STREET TREES & GRATES 16 EA 1,900.00 30,400 BULBOUTS - 2 CORNERS 2 EA 10,000.00 20,000 SHARROW STRIPING 320 SF 2.50 800 WAYFINDING SIGN, POLE AND FOUNDATION 1 EA 1,900.00 1,900 SITE FURNISHINGS 2 SET 3,600.00 7,200 SUBTOTAL I I 1 1 793 027 7/25/2016 A17 I West Newport Mesa Streetscape Master Plan City of Newport Beach 17 of 17 July 28, 2016 10:06 AM 7-79 Attachment B Draft Planning Commission Minutes 7-80 NEWPORT BEACH PLANNING COMMISSION MINUTES l'/m 7/21/16 Community Development Director Brandt corrected the typographical error on page 4 stating it should read 69.2% rather than 60.2%. She acknowledged the time needed to review the response to comments on the EIR and recommended continuing the matter to August 18, 2016. Chair Kramer stated the proposed continuance seemed reasonable. Mr. Lutton concurred. Commissioner Weigand stated the Museum House study session was tentatively scheduled for August 18, 2016 as well. Commissioner Lawler discussed existing planned community development waivers of the 10 -acre minimum and requested further analysis of these waivers. In response to Commissioner Hillgren, Associate Planner Nova discussed the possibility of incorporating the project into the North Newport Center Community. Chair Kramer stated the issues were height, number of units, and intensity. Vice Chair Koetting thanked the Commission, staff, and public for its input. He stated there was work to be done on the project. Commissioner Dunlap stated he was also impressed with the public comment. He stated he heard the community did not want residential on the site. He discussed alternatives which could be worse. He agreed with looking into the possibility of tying the project into another planned community. Chair Kramer stated he did not see a problem with changing the zoning to residential. He stated the issue was the zoning code amendment and opportunity for planned community. Motion made by Chair Kramer and seconded by Commissioner Weigand to continue the hearing to August 18, 2016. AYES: Dunlap, Hillgren, Kramer, Lawler, Koetting, Weigand NOES: None ABSTAIN: None ABSENT: Zak RECESS Chair Kramer called a recess at 9:03 p.m. The meeting reconvened at 9:09 p.m. with all Commissioners present except Commissioner Zak. CURRENT BUSINESS ITEM NO.4 WEST NEWPROT MESA STREETSCAPE MASTER PLAN (PA2015-138) Site Location: West Newport Mesa Associate Planner Ben Zdeba gave a brief introduction of the project and introduced the consultant for the Master Plan, Brian Hannegan of RRM Design Group. Mr. Hannegan explained the goals of the Master Plan, outreach efforts, and existing and proposed improvements. In response to Vice Chair Koetting's comment about undergrounding utilities in the area, Mr. Hannegan noted that would not be part of the proposed improvements; however, should undergrounding be completed, the Master Plan would still be applicable to the increased parkway area. Mr. Hannegan discussed proposed trees and shrubs and the near-term phase. Page 5 of 8 7-81 NEWPORT BEACH PLANNING COMMISSION MINUTES 7/21/16 In response to Chair Kramer, Mr. Hannegan explained the boundaries of the streetscape master plan. Community Development Director Brandt stated the residential areas were incorporated in the study, but it could be expanded further to the west. Chair Kramer suggested including all areas to the boundaries. Associate Planner Zdeba presented a map of the City boundaries. Chair Kramer suggested adding the northwest section near the City Utilities Yard and the northeast section including the City Corporation Yard to the plan. Commissioner Hillgren encouraged water -saving landscaping but suggested a similar selection to the improvements on Dover Drive. Chair Kramer suggested utilizing the plant palette used on Dover Drive. Mr. Hannegan explained the mid-term and long-term phases. In response to Vice Chair Koetting, Mr. Hannegan stated the project estimate was $6.8 million. Community Development Director Brandt explained right-of-way improvements could be required in conjunction with a subdivision map. She stated there had to be a nexus between the development and public right-of-way improvement. Commissioner Dunlap asked if there was a Capital Improvement Program (CIP) budget for the project. Community Development Director Brandt explained the plan preparation and budgeting process. Vice Chair Koetting stated he liked some of the revised concepts in the updated plan. He stated it would be difficult on some of the narrow frontage properties to complete the project. Mr. Hannegan discussed phasing and ways to complete the project. In response to Vice Chair Koetting's question about funding, Community Development Director Brandt stated an assessment district was not currently in the plan but could be a funding mechanism. Commissioner Weigand suggested studying the plan to ensure businesses were not impacted by the proposed medians and provided an example of what to avoid. City Traffic Engineer Brine discussed the speed limit. Mr. Hannegan noted the proposed median would only eliminate the ability to make one of the two left turns into the liquor store. The left turn into the larger driveway approach would be maintained. Chair Kramer opened the public hearing. Ed Davis, representing the Ebb Tide project, 1560 Placentia Avenue, indicated support for the plan. Jim Mosher stated he had not read the entire plan because it was not attached to the agenda report. He stated West Newport Mesa was the only area where multifamily residential was allowed to go to 40 feet. He discussed the left turn near King Liquor and questioned the status of its General Plan amendment. Community Development Director Brandt explained that King Liquor was a legal non- conforming development in a residential general plan designation. She stated it was currently under a multi-year abatement condition. Sheila Koff expressed concern about development in general and suggested Banning Ranch remains open space. Page 6 of 8 7-82 NEWPORT BEACH PLANNING COMMISSION MINUTES IX X. 7/21/16 Jean Longless, 877 Production Place, asked if provisions had been made for seating on the streets. Chair Kramer closed the public hearing. Mr. Hannegan stated the plan included budget for several benches on each block. Commissioner Dunlap suggested the Council procure the work in a design/build manner. Motion made by Chair Kramer and seconded by Commissioner Hillgren to recommend adoption of the West Newport Streetscape Master Plan to the City Council, expanding the boundaries and editing the conceptual photographs to use Dover Drive as an example. AYES: Dunlap, Hillgren, Kramer, Koetting, Lawler, Weigand NOES: None. ABSTAIN: None. ABSENT: Zak STAFF AND COMMISSIONER ITEMS ITEM NO. 5 MOTION FOR RECONSIDERATION — None. ITEM NO. 6 COMMUNITY DEVELOPMENT DIRECTOR'S REPORT Update on the General Plan/Local Coastal Program Implementation Committee Community Development Director Brandt announced the Mariners' Mile workshop on Monday, July 25, 2016, at 7 p.m., at Newport Sea Base. She stated the California Coastal Commission would be holding its meeting in the Council Chambers on September 7, 8 and 9 requiring the Planning Commission's meeting of September 8 to be rescheduled. She proposed September 1 as an alternative date. She stated there was not a need to have a meeting on August 4. She stated staff would review the August 18, 2016 tentative agenda. 2. Update on City Council Items Community Development Director Brandt provided an overview of the Residences at Newport Place appeal and stated that staff is recommending that the modifications to the site plan be brought back to the Commission. City Attorney Torres explained that the City Council would consider referring the matter back to the Planning Commission. ITEM NO. 7 ANNOUNCEMENTS ON MATTERS THAT THE PLANNING COMMISSION MEMBERS WOULD LIKE PLACED ON A FUTURE AGENDA FOR DISCUSSION, ACTION, OR REPORT — None. ITEM NO. 9 REQUESTS FOR EXCUSED ABSENCES Commissioner Hillgren indicated he would be absent on August 18, 2016. ADJOURNMENT There being no further business to come before the Planning Commission, the meeting was adjourned at 9:55 p.m. to the Planning Commission meeting of August 18, 2016. The agenda for the Planning Commission meeting was posted on Friday, July 15, 2016, at 3:30 p.m. in the Chambers binder, on the digital display board located outside the vestibule of the Council Chambers at 100 Civic Center Drive and on the City's website on Friday, July 15, 2016, at 3:35 p.m. Page 7 of 8 7-83