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Home My WebLink About01 - Cover & Table of Contentsn cn KZ D rri N m 100 m m 00 m r Z O z-v �a Z m ^ Z (`� ) >% r Z Dn Z M A S T E R D E V E L O P M E N T A P P L I C A N T Newport Banning Ranch LLC 1300 Quail Street, Suite 100 Newport Beach, CA 92660 ■ Michael A. Mohler, Managing Director Tel: (949) 833 -0222 P L A N DESIGN TEAM ® FORMA Design n U G U S T Planners & Landscape Architects • FUSCOE Engineering Civil & Water Quality Engineers • Glenn Lukas Associates Terrestrial & Wetlands Biologists ❑ Robert Hidey Architects Building Architects ■ Bassenian- Lagoni Architects Building Architects ■ Studio SA Green & LEED Consultants ■ CTG Energetics, Inc. Green & Sustainable Solutions ■ LSA Associates, Inc. Traffic Engineering & Cultural Resources ■ Geosyntec Consultants Oil Site Remediation ❑ Firesafe Planning Fire Safety Solutions Submitted to: City of Newport Beach Planning Department 3300 Newport Boulevard Newport Beach, California 92658 A U% 'CI IS T Submitted by: Newport Banning Ranch LLC APPLICANT Newport Banning Ranch LLC 1300 Quail Street, Suite 100 Newport Beach, CA 92660 Michael A. Mohler, Managing Director Tel: (949) 833 -0222 DESIGN TEAM FORMA Design Planners & Landscape Architects Fuscoe Engineering Civil and Water Quality Engineers Glenn Lukos Associates Terrestrial and Wetlands Biologists Robert Hidey Architects Building Architects Bassenian - Lagoni Architects Building Architects Studio SA Green & LEED Consultants CTG Energetics, Inc. Green & Sustainable Solutions LSA Associates, Inc. Traffic Engineers & Cultural Resources Geosyntec Consultants Oil Site Remediation Firesafe Planning Fire Safety Solutions TABLE OF CONTENTS Chapter /Section Page 1 INTRODUCTION 1.1 Project Location and Setting ............................................................ ............................... 1 -1 1.2 Purpose and Intent ............................................................................ ............................... 1 -2 1.3 Land Use and Site Planning Areas .................................................. ............................... 1 -2 1.4 Applicability ......................................................................................... ............................1 -3 1.5 Master Development Plan Organization and Contents ................. ............................... 1 -4 2 EXISTING CONDITIONS Purpose and Intent ............................................................................ 2.1 Purpose and Intent ............................................................................ ............................... 2 -1 2.2 Topography and Landform ............................................................. ............................... 2 -1 2.3 Access and Visibility ......................................................................... ............................... 2 -2 2.4 Visual Character ............................................................................... ............................... 2 -3 2.5 Geotechnical Conditions ................................................................... ............................... 2 -4 2.6 Oil Operations ...................................................................................... ............................2 -4 2.7 Drainage and Jurisdictional Wetlands ............................................ ............................... 2 -7 2.8 Vegetation ............................................................................................. ............................2 -9 3 LAND USE AND DEVELOPMENT PLAN Purpose and Intent ............................................................................ 3.1 Purpose and Intent ............................................................................ ............................... 3 -1 3.2 Master Development Plan ................................................................ ............................... 3 -2 3.3 Development Plans .......................................................................... ............................... 3 -13 3.4 Open Space Preserve Project Restoration/Development Plan .... ............................... 3 -15 3.5 Parklands Project Development Pl ans .......................................... ............................... 3 -23 3.6 Villages and Colonies Development Plan ...................................... ............................... 3 -49 3.7 Additional Development Plan Details ........................................... ............................... 3 -83 4 MASTER TRAILS AND COASTAL ACCESS PLAN 4.1 Purpose and Intent ............................................................................ ............................... 4 -1 4.2 Master Trails and Coastal Access Plan ........................................... ............................... 4 -1 4.3 Pedestrian and Bicycle Bridge over West Coast Highway ............ ............................... 4 -2 4.4 Public Multi -Use Trails .................................................................... ............................... 4 -3 4.5 Public Bluff Park Trail Corridor .................................................... ............................... 4 -3 4.6 Public Interpretive Trails within Open Space Preserve ................ ............................... 4 -4 4.7 Connections to Off -Site Regional Trails ......................................... ............................... 4 -5 4.8 On- Street Bicycle Lanes ................................................................... ............................... 4 -5 4.9 Public Parking ................................................................................... ............................... 4 -6 5 MASTER LANDSCAPE PLAN 5.1 Purpose and Intent ............................................................................ ............................... 5 -1 5.2 Landscape Zones ............................................................................... ............................... 5 -1 5.3 Landscape Design ............................................................................. ............................... 5 -4 5.4 Street Design ...................................................................................... ............................... 5 -5 5.5 Street Signage and Light Fixtures ................................................... ............................... 5 -5 Newport Banning Ranch Master Development Plan mdp contents_ exhibits, 08.19.11 t1nal.doex • August 19, 2011 i Table of Contents (continued) Chapter /Section Page 5.6 Walls, Fences, and Monumentation .................................................... ............................5 -7 5.7 Land Use Compatibility ....................................................................... ............................5 -9 6 ARCHITECTURAL DESIGN GUIDELINES Purpose and Intent .............................................................................. 6.1 Purpose and Intent ............................................................................... ............................6 -1 6.2 Organization of Architectural Design Guidelines .............................. ............................6 -2 6.3 Single - Family Detached Homes ........................................................... ............................6 -5 6.4 Multi - Family Attached Homes ........................................................... ...........................6 -16 6.5 Mixed -Use and Commercial Design Concepts .................................. ...........................6 -22 6.6 Visitor - Serving Resort Inn Design Concept ...................................... ...........................6 -23 6.7 Master Color Palette ............................................................................ ...........................6 -24 7 LANDFORM RESTORATION AND GRADING PLAN Purpose and Intent .............................................................................. 7.1 Purpose and Intent .................................. ............ ............ ............ ......... ............... ............ .7 -1 7.2 Existing Conditions ............................................................................... ............................7 -1 7.3 Master Grading Plan ............................................................................ ............................7 -2 7.4 Bluff /Slope Restoration ........................................................................ ............................7 -3 7.5 Structural Setbacks from Faults and Bluffs ....................................... ............................7 -4 7.6 Disposition of Remediated Soils .......................................................... ............................7 -4 7.7 Limited /Selective Grading within Open Space Preserve .................. ............................7 -5 8 MASTER ROADWAY AND INFRASTRUCTURE PLANS 8.1 Purpose and Intent ............................................................................... ............................8 -1 8.2 Master Roadway Improvements ......................................................... ............................8 -1 8.3 Master Infrastructure and Utilities ..................................................... ............................8 -7 9 WATER MANAGEMENT PLANS 9.1 Purpose and Intent ............................................................................... ............................9 -1 9.2 Runoff Management Plan .................................................................... ............................9 -1 9.3 Water Quality Management Plan ......... ..................... ..................................................... 9 -5 10 IMPLEMENTATION 10.1 Purpose and Intent .............................................................................. ...........................10 -1 10.2 Applicability... .............. ....................... .......................................................................... 10-1 10.3 Interpretations ..................................................................................... ...........................10 -1 10.4 Severability ........................................................................................... ...........................10 -1 10.5 Enforcement ......................................................................................... ...........................10 -2 10.6 Development Activities Allowed Pursuant to City Approval of the NBR- MDP .............................. ...........................10 -2 10.7 Coastal Development Permit .............................................................. ...........................10 -4 10.8 Sequencing Concept ............................................................................. ...........................10 -6 10.9 Site Development Review .................................................................... ...........................10 -9 10.10 Applicability and Implementation of Design Guidelines ................. ...........................10 -9 Newport Banning Ranch Master Development Plan ii n,dp contents exhibits, 08.19.11 anai.docx. August 19, 2011 Table of Contents (continued) Exhibit Number /Title Page 10.11 Use Permits ...................................................................................... ............................... 10 -9 10.12 Minor Modifications ..................................................................... ............................... 10 -10 10.13 Amendments to the NBR -MDP ................................................... ............................... 10 -13 10.14 Amendments to the Master CDP ................................................. ............................... 10 -13 10.15 Subdivision Map ........................................................................... ............................... 10 -14 11 DEFINITIONS 11.1 Definitions of Terms ....................................................................... ............................... 15 -1 11.2 Definitions of Acronyms ..................................................................... ...........................15 -8 APPENDIX A. NBR Habitat Restoration Plan (HRP) B. NBR Fire and Life Safety Program (FLSP) C. NBR Plant Palette D. NBR Green and Sustainable Program (GSP) E. Tentative Tract Map No. 17308 Newport Banning Ranch Master Development Plan mdp contents_ exhibits, 08.19.11 flnal.doex • August 19, 2011 In `LIST OF EXHIBITS Exhibit Number /Title Page 1 INTRODUCTION 1 -1 Regional Setting Map ............................................................................. ............................1 -7 1 -2 Vicinity Map ........................................................................................... ............................1 -9 1 -3 Surrounding Land Uses and Neighborhoods Map ........................... ............................... 1 -11 1 -4 Site Planning Areas Map ................................................... ........................ ...................... 1 -13 1 -5 Site Planning Areas Table ................................................................ ............................... 1 -15 2 EXISTING CONDITIONS 2 -1 Topographic Areas and Features Map ............................................. ............................... 2 -11 2 -2 Site Photography Key Map ............................................................... ............................... 2 -13 2 -3 Existing Lowland Conditions ................................................................ ...........................2 -15 2 -4 Existing Upland Conditions .............................................................. ............................... 2 -17 2 -5 Existing Slope and Bluff Conditions ................................................. ............................... 2 -19 2 -6 Character of Existing Oil Operations ............................................... ............................... 2 -21 2 -7 Existing Oilfield Surface Use Map ................................................... ............................... 2 -23 3 LAND USE AND DEVELOPMENT PLANS 3 -1 Master Development Plan .............................. ........... ........ ........................ ....................... .3 -5 3 -2 Master Development Table ................................................................. ............................... 3 -7 3 -3 Open Space Preserve Project Restoration /Development Plan ......... ............................... 3 -21 3 -4 Parklands Project Development Plan ............................................... ............................... 3 -25 3 -5 Parklands Project Development Tabl e ................................................. ...........................3 -27 3 -6a North Community Park Project Development Plan .......................... ............................... 3 -31 3 -6b Central Community Park Project Development Plan ....................... ............................... 3 -33 3 -6c South Community Park Project Development Plan .......................... ............................... 3 -35 3 -7a South Bluff Park Project Development Plan .................................... ............................... 3 -41 3 -7b North Bluff Park Project Development Plan .................................... ............................... 3 -43 3 -8 Nature Center / Vernal Pool Interpretive Area Project Development Plans ................... 3 -45 3 -9 Talbert Trailhead Area Project Development Plan ......................... ............................... 3 -47 3 -10 Villages and Colonies Project Development Plan ............................ ............................... 3 -55 3 -11 Villages and Colonies Project Development Table .......................... ............................... 3 -57 3 -12 North Family Village Project Development Plan ............................. ............................... 3 -59 3 -13 North Family Village Development Edge Section ............................ ............................... 3 -61 3 -14 South Family Village Project Development Plan ................................. ...........................3 -63 3 -15 South Family Village Development Edge Section ............................. ............................... 3 -65 3 -16 Urban Colony SPA 12a Project Development Plan ......................... ............................... 3 -71 3 -17 Urban Colony SPA 12b Conceptual Development Plan ................... ............................... 3 -73 3 -18 Urban Colony Conceptual Edge Section .......................................... ............................... 3 -75 3 -19 Resort Colony SPA 13a Conceptual Development Plan ................... ............................... 3 -77 3 -20 Resort Colony SPA 13b Project Development Plan ......................... ............................... 3 -79 3 -21 Resort Colony Development Edge Section ....................................... ............................... 3 -81 Newport Banning Ranch Master Development Plan mdp contents_ exhibits, 08.19.11 tlnal.doex • August 19, 2011 v List of Exhibits (continued) Exhibit Number /Title Palle 4 MASTER TRAILS AND COASTAL ACCESS PLAN 5 -2 4 -1 Master Trails and Coastal Access Plan .................................................. ............................4 -7 4 -2 West Coast Highway Pedestrian Bridge Details ................................. ........................ ....... 4 -9 4 -3 Multi -use Trail Cross - Section / Character .............................................. ...........................4 -11 4 -4 Public Bluff Park Multi -use Trail Cross - Section / Character ..... ........................ ............... 4 -13 4 -5 Bluff Park Pedestrian Trail Cross - Section / Character ........................... ...........................4 -15 4 -6 Bluff Toe Multi -use Trail Cross- Section / Character .............................. ...........................4 -17 4 -7 Southern Arroyo Multi -use Trail Cross - Section /Character .................. ...........................4 -19 4 -8 Upland Interpretive Multi -use Trail Cross - Section / Character ............. ...........................4 -21 4 -9 Lowland Interpretive Multi -use Trail Cross - Section/ Character . ..................................... 4 -23 5 MASTER LANDSCAPE PLAN 5 -1 Community Landscape Zones Map ........................................................ ...........................5 -15 5 -2 Streetscape Cross- Sections Key Map ................ ........................ ....................................... 5 -17 5 -3 Section A -A Bluff Road - West Coast Highway to Resort Colony Road Streetscape ....... 5 -19 5 -4 Section B -B Bluff Road - Resort Colony Road to 17th Street Streetscape ....................... 5 -21 5 -5 Section M -M North Bluff Road - 17th to 19th Street Streetscape ....................................5-23 5 -6 Section C-C 15th Street Streetscape ..... ...................................................................... _...5 -25 5 -7 Section D -D 16th Street Street scape ...................................................... ...........................5 -27 5 -8 Section E -E 17th Street Streetscape ....................................................... ...........................5 -29 5 -9 Section G -G Resort Colony Road Streetscape ....................................... ...........................5 -31 5 -10 Section H -H Scenic Drive Streetscape ................................................... ...........................5 -33 5 -11 Section I -I Local Street Streetscape ...................................................... . ........................... 5 -35 5 -12 Section F -F Local Street Streetscape ..................................................... ...........................5 -37 5 -13 Street and Signage Light Fixtures ......................................................... ...........................5 -39 5 -14 Community Walls, Fences, and Monumentation Plan ........................... ...........................5 -41 5 -15 Block Wall and Open Space Fence Details ....................................... ............................... 5 -43 5 -16 View Fence /Wall Details ....................................................................... ...........................5 -45 5 -17 Community Monumentation Concepts ................................................... ...........................5 -47 5 -18 West Coast Highway Monumentation Concept ..................................... ...........................5 -49 5 -19 Key Map for Community Transition /Interface Sections ........................ ...........................5 -51 5 -20 Section A -A - Open Space Preserve and South Bluff Park Interface with West Coast Highway and Lido Sands Community ................... ...........................5 -53 5 -21 Section B -B - Open Space Preserve and South Bluff Park Interface with Newport Shores Community ..................................................... ...........................5 -55 5 -22 Section C -C -Open Space Preserve and North Bluff Park Interface with Newport Shores Community ..................................................... ...........................5 -57 5 -23 Section D -D - South Community Park Interface with Newport Crest Community ........... 5-59 5 -24 Section EI -El and Section E2 -E2 - South Community Park and Bluff Road Interface with Newport Crest Community ....................................................... ...........................5 -61 5 -25 Section F -F - Central Community Park Interface with Newport Crest Community ......... 5 -63 5 -26 Section G -G - North Community Park Interface with Carden Hall School ......................5 -65 Newport Banning Ranch Master Development Plan A map contents exhibits, 08.19.11 cnai.docx • August 19, 2011 List of Exhibits (continued) ■ Exhibit Number /Title Pace 5 -27 Section H -H— North Consolidated Oil Facilities Site Interface with North Bluff Park and Family Vill age ................................... ............................... 5 -67 5 -28 Section I -I -Urban Colony Interface with Newport Mesa School District Property....... 5 -69 5 -29 Section J -J-Urban Colony Interface with Mesa West Bluffs Urban Plan Area ............. 5 -71 5 -30 Section K -K - Open Space Preserve Interface with California Seabreeze Community... 5 -73 6 ARCHITECTURAL DESIGN GUIDELINES 6 -1 Archilecnmal Summary Matrix ...................................................._........ ............................6 -3 6 -2a Traditional Homes Adjacent Scenic Drive — Typical Plans and Elevations ..................... 6 -6 6 -2b Traditional Homes Adjacent South Bluff Park— Typical Plans and Elevations ............... 6 -7 6 -3 Coastal Homes Typical Plans and Elevations .................................... ............................... 6 -9 6 -4 Beach Cottages Typical Plans and Elevations ................................. ............................... 6 -11 6 -5 Motor Court Homes Typical Plans and Elevations .......................... ............................... 6 -13 6 -6 Garden Court Homes Typical Plans and Elevations ........................ ............................... 6 -15 6 -7 Village Flats Typical Plans and Elevations ...................................... ............................... 6 -17 6 -8 Resort Flats Concept Plans and Elevations ...................................... ............................... 6 -19 6 -9 Urban Flats Concept Plans and Elevations ...................................... ............................... 6 -21 6 -10 Master Color Palette ........................................................................ ............................... 6 -25 7 LANDFORM RESTORATION AND GRADING PLAN 7 -1 Master Grading Plan ................... ............ .............................. ............................................ 7 -7 7 -2 Cut and Fill Map ................................................................................. ............................... 7 -9 7 -3 Bluff and Slope Restoration Plan ...................................................... ............................... 7 -11 7 -4 Soil Disturbance Map ........................................................................... ...........................7 -13 8 MASTER ROADWAY AND INFRASTRUCTURE PLANS 8 -1 Master Roadway Plan and Key Map .................................................. ............................... 8 -9 8 -2 West Coast Highway —Bluff Road Entry /Intersection Improvements ............................. 8 -11 8 -3 15th Street Entry and Off -Site Improvements ................................... ............................... 8 -13 8 -4 16th Street Entry and Off-Site Improvements ................................... ............................... 8 -15 8 -5 North Bluff Road Off -Site Improvements ............. . ............................................... I........... 8 -17 8 -6 17th Street Entry and Off -Site Improvements ................................... ............................... 8 -19 8 -7 19th Street and North Bluff Road Entry and Off -Site Improvements ............................... 8 -21 8 -8 Traffic - Calming Design Feahmes ............... ..................................................................... 8 -23 8 -9 Sections K -K and L -L — West Coast Highway .................................. ............................... 8 -25 8 -10 Sections A -A, B -B, and P -P — Bluff Road (West Coast Highway to 15th Street) North Bluff Road (15th Street to 16th Street) . ............................. ............................... 8 -27 8 -11 Sections Q -Q and R -R — North Bluff Road (16th Street to 17th Street) ........................... 8 -29 8 -12 Sections J -J and M -M — North Bluff Road (17th Street to 19th Street) ........................... 8 -31 8 -13 Sections C -C, D -D, and E -E —15th, 16th, and 17th Streets ............. ............................... 8 -33 8 -14 Sections G -G and H -H— Resort Colony Road and Scenic Drive ..... ............................... 8 -35 Newport Banning Ranch Master Development Plan mdp contents_ exhibits, 08.19.11 nnal.doex • August 19, 2011 vii List of Exhibits (continued) Exhibit Number /Title Paee 8 -15 Sections F -F, 1-1, and N -N— Typical Local Roads and Private Alley ... ...........................8 -37 8 -16 Master Water Plan ................................... ......................................................................... 8 -39 8 -17 Master Wastewater Plan ........................................................................ ...........................8 -41 9 WATER MANAGEMENT PLANS 9 -1 Master Drainage Plan ............................................................................ ............................9 -9 9 -2 Water Quality Management Plan ...................... ............................................................... 9 -11 10 IMPLEMENTATION 10 -1 Conceptual Sequencing Plan for Villages, Colonies, and Parklands ... ..........................10 -17 10 -2 Master Entitlements and Subsequent Approvals Map .......................... ..........................10 -19 11 DEFINITIONS (No Exhibits) Newport Banning Ranch Master Development Plan viii map contents exhibits, 08.19.11 cnai.docx • August 19, 2011