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HomeMy WebLinkAbout01 - Chapter 3_Land Use and Development Plans3 LAND USE AND DEVELOPMENT PLANS 3.1 Purpose and intent This chapter describes the master and project -level development plans for the Project. The development plans are designed to respond to natural features and physical constraints found within the Project Site, and to significant environmental features wherever feasible. The following design principles have been incorporated into the NBR -MDP land use plan to ensure a design that generally avoids environmental impacts and identified environmental constraints: 1. Locate development within existing disturbed areas and avoid environmentally sensitive areas wherever feasible; 2. Preserve the majority of the Project Site as permanent open space; 3. Design development to avoid natural drainages and their associated slopes; 4. Protect potential special- status habitats wherever feasible through provision of a minimum 50- foot -wide native planting buffer between development and open space areas; 5. Maintain a minimum 100 - foot -wide native planting buffer around wetlands, wherever feasible; 6. Maintain a minimum 60- foot -wide setback for habitable buildings from the tops of bluff edges; 7. Design all lots and structures so that habitable buildings will avoid identified geotechnical setback zones and conform with fault setback distances as identified in the NBR -EIR; and 8. Design all lots and structures so that habitable buildings will have a minimum 100 foot radius setback from operational oil wells and a 10 -foot radius setback from legally abandoned and remediated oil well head locations. Newport Banning Ranch 3 -1 IMASTER DEVELOPMENT PLAN 3.2 Master Development Plan The NBR Master Development Plan (Plan) is illustrated on Exhibit 3 -1, "Master Development Plan," and summarized on Exhibit 3 -2, "Master Development Table ". The Plan is comprised of three main areas — the Open Space Preserve, the Parklands, and the Villages and Colonies — as described below. 3.2.1 Open Space Preserve Approximately 252.3 gross acres and 244.0 net acres (exclusive of public roads), or approximately 63% of the Project Site shall be reserved as a permanent Open Space Preserve, as summarized below: 1. Upland Habitat Conservation, Restoration, and Mitigation area comprising approximately 102.5 gross /96.7 net acres in SPAS 1a, 1b, 1c, 1d, 1e, 1f, 1g, and 1h; 2. Lowland Habitat Conservation, Restoration, and Mitigation area comprising approximately 118.4 gross /116.1 net acres in SPAS 2a and 2b; 3. Public Interpretive Trails comprising approximately 9.5 gross /9.3 net acres in SPAS 3a, 3b, 3c, and 3d, with trail connections to the off -site Talbert Nature Preserve and Santa Ana River Trail; 4. Drainage Management areas comprising approximately 2.6 gross /2.6 net acres in SPAS 4a and 4b to improve water quality from both on -site and off -site urban runoff; 5. Consolidated Oil Sites comprising approximately 16.5 gross /16.5 net acres in SPAS 5a, 5b, and 5c, which shall ultimately revert to permanent open space at the end of the oilfield's economic life; and 6. Oil Site Planting Buffers comprising approximately 2.8 gross /2.8 net acres in SPAS 6a and 6b, surrounding the two consolidated oil sites, to help visually screen the oil sites. 3-2 mdp chapter 3, land use and development plans 08.19.11 fnal.docx • August 19, 2011 LAND USE AND DEVELOPMENT PLANS 3.2.2 Parklands Approximately 51.4 gross acres and 42.1 net acres or approximately 13% of the 401.1 -acre Project Site shall be provided for Parklands, as summarized below: Public Community Park comprising approximately 26.8 gross /21.7 net acres in SPAS 7a, 7b, and 7c, which shall be developed for public active and passive recreation as part of the Project and offered for dedication to the City; 2. Public Bluff Park comprising approximately 20.9 gross /17.5 net acres in SPAs 8a and 8b which shall be developed for passive park recreation as part of the Project and made permanently available for public use; and 3. Public Interpretive Parks comprising approximately 3.7 gross /2.9 net acres in SPAS 9a, 9b, and 9c to include a Nature Center, Vernal Pool Interpretive Area, and Talbert Trailhead Area and which shall be developed as part of the Project and made permanently available for public use. 3.2.3 Villages and Colonies Approximately 97.4 gross acres and 76.7 net acres, or 24% of the Project Site will be developed as the Villages and Colonies, as summarized below: 1. The Resort Colony comprised of approximately 11.3 gross /10.6 net acres in SPAS 13a and 13b will be developed with visitor - serving uses to include a 75 -room resort inn with ancillary visitor - /guest- serving uses and recreation facilities, and with 87 resort residential dwelling units; 2. The South Family Village comprised of approximately 19.2 gross /14.4 net acres in SPAs 11a and 11b, to be developed with 141 residential dwelling units; 3. The North Family Village comprised of approximately 46.0 gross /33.4 net acres in SPAS 10a, 10b, 10c, and 10d,to be developed with 417 residential dwelling units; and 4. The Urban Colony comprised of approximately 20.9 gross /18.3 net acres in SPAS 12a and 12b to be developed as mixed residential and commercial uses to include 730 residential dwelling units and up to 75,000 square feet of neighborhood commercial uses. Newport Banning Ranch 3 -3 I, Q Z Q Q ti Z INC 00 ACOE Wetlands Restoration Area N r 0 d, do _..._.,� 2b 31, 9c 2b 3d 31, i 19 o eb 2a �� � q d 3b ie \ 2a 0, I— - - —I Project Site Boundary OPEN SPACE PRESERVE > > a Upland Open Space Habitat Conservation, a m Restoration, and Mitigation Areas � 2 Lowland Open Space Habitat Conservation, Restoration, and Mitigation Areas Public Interpretive Trails _ Drainage Management Areas Consolidated Oil Sites (Interim Use) _ Oil Site Buffers PARKLANDS _ Public Community Park Public Bluff Park Public Interpretive Parks VILLAGES AND COLONIES North and South Family Villages Urban Colony Resort Colony ./� Pedestrian Pasco ROADWAYS Public Roads Private Roads/Alleys Top of Edge of Bluff 60 Foot Setback from Top of Edge of Bluff for Habitable Structures 6b 6b 19th Street 18th Street Urban Colony 17th Street t2a 1 Newhall Street 1 North Family Village a �10d A NMUSD 16th Street City k Utilities oc_ y, \ Zbl\ Yard 5a �! • a 7a W a S t c /; oa i is 5 Proposed \� Pedestrian Bridge B C P A CI I C OCEAN C W 1St Street South Family Village Proposed Permanent Connection to Sunset Ridge Park - Resort Colony y gh Sunset Ridge way Park p� Exhibit 3 -1 NEWPORT BANNING RANCH Master Development Plan MASTER DEVELOPMENT PLAN I I I I 1 I I I twts 1ARS® FOD City of Newport Beach - California 1J ofi60 100 S\vivr al0moks_street_1]29\T/ 39001 \06,lstpmducE\maefer_N leylanlmxdsk;h3ndp_+1x17 fslIW19.mxd > > a a m 12b � 2 17th Street t2a 1 Newhall Street 1 North Family Village a �10d A NMUSD 16th Street City k Utilities oc_ y, \ Zbl\ Yard 5a �! • a 7a W a S t c /; oa i is 5 Proposed \� Pedestrian Bridge B C P A CI I C OCEAN C W 1St Street South Family Village Proposed Permanent Connection to Sunset Ridge Park - Resort Colony y gh Sunset Ridge way Park p� Exhibit 3 -1 NEWPORT BANNING RANCH Master Development Plan MASTER DEVELOPMENT PLAN I I I I 1 I I I twts 1ARS® FOD City of Newport Beach - California 1J ofi60 100 S\vivr al0moks_street_1]29\T/ 39001 \06,lstpmducE\maefer_N leylanlmxdsk;h3ndp_+1x17 fslIW19.mxd LAND USE AND DEVELOPMENT PLANS I EXHIBIT 3 -2 MASTER DEVELOPMENT TABLE Newport Banning Ranch Or- y z c„ ^ SITE PLANNING AREA > C1 z p > Z z p0 c Z 'o n CO z:E z n `^ t'1 A 3 > m a a D > r) o 3 q = No.1 Description OPEN SPACE PRESERVE 1. UPLAND HABITAT CONSERVATION, RESTORATION, AND MITIGATION AREAS UOS/PTF 1a West Coast Highway Bluff Area 15.3 14.3 0 0 0 UOS/PTF 1b Southern Arroyo CSS /Grassland Area 28.3 28.0 0 0 0 UOS/PTF 1c Scenic Bluff CSS /Grass land Area 13.0 13.0 0 0 0 UOS /PTF 1d Vernal Pool Preservation Area 31 32 0 0 0 UOS /PTF 1e South Upland CSS /Grassland Area 19.4 18.1 0 0 0 UOS /PTF I Northern Arroyo Grassland Area 5.8 5.5 0 0 0 UOS /PTF 19 North Upland CSS/ Grassland Areas' 16.3 13.5 0 0 0 UOS/PTF 1h Minor Arroyo Grassland Area 1.2 1.1 0 0 0 Subtotal 102.5 96.7 0 0 0 2. LOWLAND HABITAT CONSERVATION, RESTORATION, AND MITIGATION AREAS LOS /PTF 1 2a Southerly Habitat Mitigation /Protection Area 75.8 75.8 0 1 0 0 LOS/PTF I 26 Norther Habitat Mitt ation /Protection Amax) 42.6 40.3 0 0 0 Subtotal 118.4 116.1 0 0 1 0 3. PUBLIC INTERPRETIVE TRAILS L221F 3a Bluff Toe Toulm 0 0 0 LOS/PTF 3h Lowland Inter relive Trail"' 7.3 7.1 0 0 0 UOS/PTF 3c I Southern Arroyo Trail 0.7 0.7 0 0 0 UOS /PTF 3d I Upland Interpretive Trail 1.5 15 0 0 0 Subtotal 9.5 9.3 0 0 0 4. DRAINAGE MANAGEMENT AREAS LOS/PTF 1 4a lWaterQuality Basin 2.2 2.2 0 2 0 UOS/PTF I 46 I Diffuser Basin/ Habitat Area 0.4 0.4 0 0 0 Subtotal 2.6 2.6 0 0 0 5. CONSOLIDATED OIL SITES (Interim Use) OF 1 5a Southerly Oil Operations Site 4.8 4.8 0 0 0 OF 5b Oil Access Road (Non-exclusive Access Easement) 3.1 3.1 0 0 0 OF I 5c I Northerly Oil Operations Site 8.6 8.6 0 0 0 Subtotal 16.5 16.5 0 0 0 6. OIL SITE BUFFERS UOS/PTF 1 6a Southerly Oil Site Planting Buffer 0.1 0.1 0 0 0 LOS/PTF 1 6h 1 Northerly Oil Site Planting Buffer 2.7 2.7 0 0 0 Subtotal 2.8 2.8 0 0 0 SUBTOTAL OPEN SPACE PRESERVE 252.3 244.0 0 0 0 Newport Banning Ranch 3 -7 LAND USE AND DEVELOPMENT PLANS EXHIBIT 3 -2 MASTER DEVELOPMENT TABLE (continued) Newport Banning Ranch a " SITE PLANNING AREA n z m O n m m N cz < > n z f y m N z n O p c m A n n n 3 4 No. Descri ion PARKLANDS 7. PUBLIC COMMUNITY PARKS CP 1 7a ISouth Community Park 5.0 3.7 0 0 0 CF, 7b Central Community Park 5.9 1 4.5 0 0 0 CP 1 7c jNofth Community Park 15.9 13.5 0 0 0 Subtotal 26.8 21.7 0 0 0 8. PUBLIC BLUFF PARKS BP 8a South Bluff Park 7.3 6.9 0 0 0 BP 86 North Bluff Park 13.6 10.6 0 0 0 Subtotal 20.9 17.5 0 0 0 9. PUBLIC INTERPRETIVE PARKS IP 9a Nature Center 22 2.2 0 0 0 IP 96 V. Pool lnterpreOve Area 1.4 0.6 0 0 0 IP I 9c ITalbeq Trailhead Area 1 0.1 0.1 0 0 0 Subtotal 1 3.7 2.9 0 0 0 SUBTOTAL PARKLANDS 1 51.4 42.1 0 0 0 VILLAGES AND COLONIES 10. NORTH FAMILY VILLAGE RL l0a SingleTamily Detached Residental 17.1 13.4 6.3 107 0 0 R(1M 106 Sin IeFamil Detached Residential 11.8 8.1 7.2 85 0 0 RM 10c Sln InFamily Detached Residential 8.3 6.0 10.8 90 0 0 RM 10d Multi-Family Attached Residential 88 5.9 15.3 135 0 0 Subtotal 46.0 33.4 - 417 0 0 11. SOUTH FAMILY VILLAGE RL 1 to Sin le -Famil Detached Residential 9.0 7.6 6.6 60 0 0 RM 116 SingleFamily Detached Residential 10.2 6.8 8.0 81 0 0 Subtotal 19.2 14.4 - 141 0 0 12. URBAN COLONY MUIR 12a Multi - Family Attached Residentia VMixed -Use Commercial 9.8 8.5 37.2 365 37,500 0 MUM 126 Mul &Family Attached ResidentiaWixed- Use Commercial 11.1 1 9.8 32.8 365 37,500 0 Subtotal 20.9 18.3 - 730 75,000 0 13. RESORT COLONY V5R1R 13a Resort Hotel(75 Guest Rooms/ Spa /Fitness Center/ Restaurants/ Shops) 5.7 5.2 0 0 75 VSR/R 136 Multir Family Attached Residental 5.6 5.4 15.6 87 0 0 Subtotal 11.3 10.6 87 0 75 SUBTOTAL VILLAGES AND COLONIES 97.4 76.7 1375 7$000 75 TOTAL PROiEC1 401.1 362.8 1375 75000 75 Newport Banning Ranch 3 -9 LAND USE AND DEVELOPMENT PLANS I EXHIBIT 3 -2 (continued) MASTER DEVELOPMENT TABLE FOOTNOTES Newport Banning Ranch Itl Gross Acres of Site Planning Areas are measured to the centerlines of all public roads where such roads are shown on the Master Development Plan. Net Acres of Site Planning Areas are measured to edges of the right f -ways of all public roads where such roads are shown on the Master Development Plan (i.e., Net Acres exclude public road rights -of -way). (2) The Bluff Toe Trail is located within the nonexclusive access easement identified as SPA 5b, Oil Access Road. (3) The Right -of -Way Reservation for the 19th Street Extension, from the Project Site's easterly boundary to the Santa Ana River, encompasses approximately 3.1 total acres, including approximately 0.6 acres of SPA 1 g, 2.3 acres of SPA 2b, and 0.2 acres of SPA 3b. (4) Up to 2,500 square feet of commercial may be transferred to a Residential Land Use District in accordance with the provisions of Section 4.0, "Implementation and Administration," of the NBR -PC provided the total area of commercial uses for the Master Development Plan does not exceed 75,000 square feet. Newport Banning Ranch 3 -11 LAND USE AND DEVELOPMENT PLANS I 3.3 Development Plans This section contains development plans for each of the three major land use areas described in the Master Development Plan. The Master Development Plans are categorized as either a Project Development Plan or a Conceptual Development Plan. 3.3.1 Project Development Plans Project Development Plans are development plans which provide a sufficient level of detail to serve as a guide during City review of subsequent discretionary development permits for land development as required by the NBR -PC and which also provide a level of detail sufficient for final Coastal Commission approval of coastal development permits. Project Development Plans within the NBR -MDP include the following: 1. Open Space Preserve Areas • Upland Habitat Conservation, Restoration, and Mitigation SPAS 1a, tb, 1c, 1d, 1e, 1f, 1g, and 1 h; • Lowland Habitat Conservation, Restoration, and Mitigation Areas SPAS 2a and 2b; • Public Interpretive Trails SPAS 3a, 3b, 3c, and 3d; • Drainage Management Areas SPAS 4a and 4b; • Consolidated Oil Sites (Interim Use) SPAs 5a, 5b, and 5c; and • Oil Site Planting Buffers within SPAs 6a and 6b. 2. Parklands Areas • Public Community Parks SPAS 7a, 7b, and 7c; • Public Bluff Parks SPAS 8a and 8b; and • Public Interpretive Parks SPAs 9a, 9b, and 9c. Newport Banning Ranch 3 -13 MASTER DEVELOPMENT PLAN 3. Villages and Colonies Areas • North Family Village SPAs 10a, 10b, 10c, and 10d; • South Family Village SPAs 11a and 11b; • Urban Colony SPA 12a; and. • Resort Colony SPA 13b. 4. Pedestrian Bridge 3.3.2 Conceptual Development Plans Conceptual Development Plans are those development plans which provide a sufficient level of detail to serve as a guide during City review of subsequent discretionary development permits for land development as required by the NBR -PC and which also provide a level of detail sufficient for Coastal Commission approval of the Plan as a land use component of the Master Development but which require a subsequent Coastal Commission permit for approval of project development. Conceptual Development Plans within the NBR -MDP include the following: 1. Villages and Colonies Areas • Urban Colony SPA 12b (Multi - Family Attached Residential /Mixed -Use Commercial); and • Resort Colony SPA 13a (Resort Inn). 3 -14 mdp chapter 3, land use and development plans 08.19.11 fnal.docx • August 19, 2011 LAND USE AND DEVELOPMENT PLANS I 3.4 Open Space Preserve Project Restoration /Development Plan The Project Restoration /Development Plan for the Open Space Preserve includes habitat conservation, restoration and mitigation, public interpretive trails, water quality management areas, two consolidated oil sites connected by an oil access road (non - exclusive easement), and planting buffers and fences around the consolidated oil sites. A Habitat Restoration Plan for the Open Space Preserve, included as Appendix A, describes the details for habitat restoration, landscape treatment, infrastructure improvements, and fire management activities that will occur within the Open Space Preserve. The Habitat Restoration Plan (HRP) included as Appendix A of the NBR -MDP shall be the primary implementation program for the conservation, creation, and restoration of the various native habitats within the Open Space Preserve. In addition, the HRP describes the implementation procedures, responsible entities, habitat establishment criteria, and monitoring requirements. All Habitat Areas that are restored by the Project shat l be subject to a five -year Maintenance and Monitoring Program. The Open Space Preserve Project Restoration /Development Plan is illustrated on Exhibit 3 -3 and described below. The Project Development Plan for the Open Space Preserve provides a sufficient level of design detail for Coastal Commission approval of a Coastal Permit for the Open Space Preserve. 3.4.1 Upland Habitat Conservation, Restoration, and Mitigation Areas Over 40% gross /39% net of the Open Space Preserve is designated for Upland habitat conservation, restoration, and mitigation, including almost all of the Southern Arroyo, Northern Arroyo, and Minor Arroyo. Habitat conservation and restoration shall be implemented by the Developer either as Project Design Features (PDFs) as identified in the NBR -EIR, as mitigation for CEQA impacts as identified in the NBR -EIR, and /or for mitigation identified by any local, State, Federal agency with jurisdiction over the Project. The HRP included as Appendix A will serve as the primary implementation program for the conservation, creation, and restoration of the various Upland native habitats within the Open Space Preserve. In addition, the HRP describes the implementation procedures, responsible entities, habitat establishment criteria, and monitoring requirements. Habitat Areas that are restored by the Project's HRP as PDFs shall be part of a five -year Maintenance and Monitoring Program that will be implemented for all open space areas restored as mitigation. Newport Banning Ranch 3 -15 MASTER DEVELOPMENT PLAN The bluffs along the edge of the Upland have been significantly degraded by historic oil operations and by uncontrolled storm water sheet - flowing from off -site urban areas through the Project Site, spilling over the bluff landforms and cutting into the arroyos. As part of the Project, these bluffs shall be restored in a manner designed to restore geotechnical integrity to degraded bluffs. The plan for bluff restoration is described in Chapter 7, "Landform Restoration and Grading Plan." As part of the Project a water quality management plan shall be implemented within the Open Space Preserve which provides for the use of treated drainage water to nourish Upland habitat areas and areas within the Southern Arroyo. This treated water will significantly benefit the habitat restoration called for in the HRP. The water quality management plan for the Open Space Preserve is described in Chapter 9, "Water Management Plans." 3.4.2 Lowland Habitat Conservation, Restoration, and Mitigation Areas Over 47% gross /48% net of the Open Space Preserve is designated for Lowland habitat conservation, restoration, and mitigation. The habitat conservation and restoration will be implemented by the Developer either as a Project Design Features (PDFs) as identified in the NBR -EIR, as mitigations for CEQA impacts as identified in the NBR -EIR, and /or for mitigations identified by any local, State, Federal agency with jurisdiction over the Project. The HRP included as Appendix A is the primary implementation program for the conservation, creation, and restoration of the various Lowland native habitats within the Open Space Preserve. The HRP describes the implementation procedures, responsible entities, habitat establishment criteria, and monitoring requirements. Habitat Areas that are restored by the Project's HRP as PDFs shall be subject to a five -year Maintenance and Monitoring Program to be implemented for all areas restored as mitigation. NBR -MDP Chapter 9, "Water Management Plans," describes the water quality management plan for the Lowland which includes the provision of a water quality basin within SPA 4a of the Lowland to treat drainage water which will be utilized to nourish Lowland habitat areas. This treated water will significantly benefit the habitat restoration called for in the HRP. To the extent that land within the Lowland SPAs 2a and 2b is not required as part of a Project PDF or as part of the mitigations identified above, it may be used for future habitat restoration by third parties seeking environmental mitigation opportunities, offsets, or other habitat creation/ restoration sites within the region. 3 -16 mdp chapter 3, land use and development plans 08.19.11 fnal.docx • August 19, 2011 LAND USE AND DEVELOPMENT PLANS 3.4.3 Public Interpretive Trails A diverse system of public interpretive trails within the Open Space Preserve shall be developed as part of the Project. This trail system will provide connections to the Bluff Park system, Santa Ana River Regional Trail System, and Talbert Nature Reserve. The interpretive trails shall be designated as permanent public trail easements on the Project's subdivision map to ensure these areas are reserved for public trail use in perpetuity. The major components of the Interpretive Trail System are described below and illustrated in detail in NBRMDP Chapter 4," Master Trails and Coastal Access Plan ". • 2.0- mile -long Lowland Interpretive Trail — which will connect to the existing Santa Ana River Regional Trail System and Talbert Nature Preserve located adjacent to the Project Site; • 0.3- mile -long Southern Arroyo Trail — which will connect open space with trails and footpaths planned for development in the North and South Bluff Park; • 0.4- mile -long Bluff -toe Trail — which will be located almost entirely within the non - exclusive access easement and which is also used as the Oil Access Road (SPA 5b) connecting the two oil facility consolidation sites. This trail parallels the Semeniuk Slough and connects to the Bluff Park Trail System adjacent to the Resort Colony and Family Villages; and • 0.8- mile -long Upland Interpretive Trail — which will connect the Talbert Trailhead /Staging Area with the corner of Talbert Nature Preserve and the Project's Lowland Interpretive Trail. To avoid habitat impacts, interpretive trails follow existing oil roads within the Project Site to the extent feasible. In some cases, a small bridge or elevated walkway may be required to avoid impacts to special- status habitats. The 9.5 gross /9.3 net acres of Public Interpretive Trails shall be located within 10 foot wide public easements as designated on the Project subdivision map. The trail easements will meander within 20- foot -wide Site Planning Areas for Interpretive Trails as shown on the Master Development Plan to avoid native habitat or wetlands adjacent to the trails. Within the 10- foot -wide trail easements generally six feet will be trail surface area and a maximum two -foot transition to native ground will be provided adjacent to each side of the trail surface for a maximum total improved area of 10 feet. The trail surface will consist of native soil or decomposed granite and will meander and /or become narrower or incorporate short bridges and /or sections of elevated walkways as necessary to avoid identified special- status habitats. Cross- sections and other details of the public Interpretive Trail System are provided in NBRMDP Chapter 4, "Master Trails and Coastal Access Plan." Newport Banning Ranch 3 -17 MASTER DEVELOPMENT PLAN 3.4.4 Water Management Areas Two water management areas are planned within the Open Space Preserve as part of the Project's Water Management Plan and Habitat Restoration Plan. These areas total 2.6 gross /2.6 net acres. The northern area Water Quality Basin in SPA 4a is located adjacent to the Northerly Oil Operations Site (SPA 5c) and will clean storm water runoff through natural processes, and serve as a hydrologic source for Lowland habitat restoration areas, especially to the north and west of the basin. The southern area, Diffuser Basin /Habitat Area in SPA 4b, is located at the foot of the Southern Arroyo and will reduce the velocity of storm water runoff before it reaches the Semeniuk Slough and discharges storm water toward the ocean. This area will also provide for sediment control /entrapment and for habitat enhancement. Details on these water management facilities are provided in Chapter 9, "Water Management Plan." The water management areas of SPAs 4a and 4b are identified as environmentally valuable components in the HRP and will be planted with native emergent marsh and riparian species requiring only minimal maintenance upon build -out of the community and establishment of the marsh and riparian plantings. Details on the habitat aspects of these areas are provided in the HRP included as Appendix A. 3.4.5 Consolidated Oil Sites (Interim Use) Upon receiving all public agency approvals required to implement the Project, the Developer shall initiate the abandonment and remediation of existing surface oil operations within the Open Space Preserve areas described above in Sections a -d and consolidate the existing surface oil operations into the two Consolidated Oils Sites described below. The largely - developed 4.8 gross - /net -acre Southerly Oil Operations Site (SPA 5a) near West Coast Highway that is also used by the City of Newport Beach for oil production; and The partially - developed 8.6 gross - /net -acre Northerly Oil Operations Site (SPA 5c) near the middle of the Lowland. Upon the cessation of oil operations in the future within these two sites, the Southerly and Northerly Oil Sites shall be abandoned and remediated, and the total 13.4 gross /net acres will revert to an open space use. 3 -18 mdp chapter 3, land use and development plans 08.19.11 fnal.docx • August 19, 2011 LAND USE AND DEVELOPMENT PLANS 3.4.6 Oil Access Road The 3.1 gross - /net -acre Oil Access Road (SPA 5b), a non - exclusive access easement, will function as the access road connecting the two consolidated oil operations areas (SPAS 5a and 5c). This Oil Access Road will be used for drilling rigs, maintenance trucks, and for other oil facility - related purposes. As described in Section 4.5 above, to minimize environmental impacts, the approximately 40- foot -wide non- exclusive access easement will also be used to accommodate the approximately 0.4- mile -long public Bluff -Toe Trail, described and graphically illustrated in Chapter 4, "Master Trails and Coastal Access Plan." 3.4.7 Oil Site Planting Buffers Planting buffers and fences will be installed as part of the Project adjacent to or along the perimeter of the two Consolidated Oil Sites to provide for security and public safety and to visually soften the appearance of oil facilities from public trails, footpaths, and viewing areas within the Public Bluff Park, from resident and visitor areas of the Villages and Colonies, and from public interpretive trails within the Open Space Preserve. The 0.1 -acre Southerly Oil Site Planting Buffer (SPA 6a) and the 2.7 -acre Northerly Oil Site Planting Buffer (SPA 6b) shall be planted in accordance with the HRP. The planting buffers shall be variable widths and lengths to avoid impacts to existing native habitat. 3.4.8 Oil Site Screen Fencing To supplement the Oil Site Planting Buffers, fencing may be installed along the outside perimeter of the two Consolidated Oil Sites and within other areas of the Open Space Preserve to provide security and public safety and to visually screen the oil operations from public trails and areas of the Project. The precise location, height, and design details of any fencing will be set forth in the HRP with consideration of the height and appearance of oil facilities within the Consolidated Oil Site. Newport Banning Ranch 3 -19 A Q 2 Q Q ti 2 'S CO N r 0 N a� m� Northerly Habitat l In Mitigation /Protection Area 'g % 2b 3d /�/ 1h 31, g Z \\ 9 Southerly Habitat Mitigation /Protection Area Water Quality Basin l 2a ACOE za Wetlands Restoration Area �• Northerly Oil Site Buffer Northerly Oil Consolidation Site I— - - —I Project Site Boundary OPEN SPACE PRESERVE (1) Upland Open Space Habitat Conservation, Restoration, and Mitigation Lowland Open Space Habitat Conservation, Restoration, and Mitigation ® Public Interpretive Trail _ Drainage Management Areas tz) Consolidated Oil Sites / Non - exclusive Access Easement _ Oil Site Buffer 01 The names attributed to Site Planning Areas in the Open Space Preserve are generalized and based upon the Habitat Rescration Plan (NBR MDP Appendix A). Other types of habitat may be included in these Site Planning Areas. rzt These constructed basins will utilize native wetland habitat for treatment function within the limits of the basin. These basins will also require long -term Safe Harbor maintenance agreements with the Resource Agencies within the physical limits of the basin to ensure maintenance activities are performed on a routine basis to maximize water quality treatment and/or energy dissipation functions. 2a 6c tc 16 ,e ,e 19th Street North Upland CSS /Grassland Area Minor Arroyo Grassland Area North Upland CSS /Grassland Area 18th Street Northern Arroyo Grassland Area South Upland CSS /Grassland Area 1d �� Southern Arroyo/ CSS /Grassland Are ,b NMUSD a L E 17th Street Vernal Pool Preservation Area Newhall Street 16th Street ._ —.._ City Utilities Yard a Sa 6a r •\ F a PACIFIC OCEAN 1 — West pa a sr v // Ni Proposed W 4-1 Sunset Ridge Pedestrian Bridge 9h ay � Park West Coast Highway Bluff Area CD m 0 0 Street Exhibit 3 -3 Open Space Preserve NEWPORT BANNING RANCH Project Development Plan /L/ASTER OEl1EL 0P/U/ENT PLA/V suns wxos asocurts ® to" Ci /y of Newrtor/ Beach - Ca/iloinia I I I 606 I I I06 W �RISCOE o6•13•2011 5:WiL lsl0rooks street_ 1729 \17290Ot\L@i,,1s\pmduc Woaer_OgjAan \mxds\ 3\pmws _11x17_110613.mxd. LAND USE AND DEVELOPMENT PLANS I 3.5 Parklands Project Development Plans 3.5.1 Overview The Parklands land use within NBR will provide a wide variety of public active and passive parks offering recreational opportunities that take advantage of the Project Site's unique size, location, and views. The Project provides approximately 51.4 gross /42.1 net acres of Parklands as illustrated in Exhibit 3-4, "Parklands Plan," and as described in Exhibit 3 -5, "Parklands Table." The following parks comprise the Parklands land use component of NBR: • 26.8 gross /21.7 net acres of Public Community Park in SPAS 7a, 7b, and 7c; • 20.9 gross /17.5 net acres of Public Bluff Park in SPAs 8a and 8b; and • 3.7 gross /2.9 net acres of Public Interpretive Parks in SPAs 9a, 9b, and 9c. The Parklands include a pedestrian trail system within the Bluff Parks providing connections to the public Interpretive Trail System to be developed within the Open Space Preserve and pedestrian connectivity to the Parkland components within the Project Site, and to existing and proposed parks adjacent to the Project Site. The pedestrian trail system will also connect to a multi -use bridge to be developed across West Coast Highway providing pedestrian and bicycle connectivity between the Project Site and existing recreational amenities south of West Coast Highway including public bicycle paths, sidewalks, and roadways providing access to the beach. The Parklands Project Development Plan is illustrated in Exhibit 34 and described in Exhibit 3 -5. The development plans for each parkland component are illustrated and described separately in the following sections. Newport Banning Ranch 3 -23 .74 Q 2 Q Q 2 o ACOI Wetlan Restora Area LEGEND Project Site I PARKLANDS _ Public Co.n © Public BIuH F © Public Interp MY O N m� 19th Street u PACIFIC b OCEAN C6 a 0 0 rea iunity Street nunity 'ark Park ark Exhibit 3 -4 Parklands NEWPORT BANNING RANCH Project Development Plan AWASTER DEl/EL 0,0MENT PLAN m w M wxos a Ans ® r F11 Ci /y of Newporl Beach - California I elo 1 0 L -A �NSCOF r7, • 13.2011 S:kalemslbr ],s svee <_17M729ootM�1s \VWuaklmester sfft oarMxa \Mlwraa0as_1107 ito]e.mxb LAND USE AND DEVELOPMENT PLANS Exhibit 3 -5 PARKLANDS PROJECT DEVELOPMENT TABLE Newport Banning Ranch SPA LOCAL PARK GROSS ACRES NET ACRES Public Community Park 7a South Community Park 5.0 3.7 7b Central Community Park 5.9 4.5 7c North Community Park 15.9 13.5 Total Community Park 26.8 21.7 Public Bluff Park Ba South Bluff Park 7.3 6.9 Bb North Bluff Park 13.6 10.6 Total Bluff Park 20.9 17.5 Public Interpretive Parks 9a Nature Center 2.2 2.3 9b Vernal Pool Interpretive Area 1.4 0.5 9c Talbert Trailhead Area 0.1 0.1 Total Interpretive Park 3.7 2.9 TOTAL PARKLANDS ACRES 51.4 42.1 Notes: (1) Gross acres for Site Planning Areas include public roads and are measured to the centerlines of public road rights -of -way where such roads are shown on the Master Development Plan. (2) Net acres are land use acres exclusive of public roads and are measured to the outside edges of public road rights -of -way shown on the Master Development Plan. Newport Banning Ranch 3 -27 LAND USE AND DEVELOPMENT PLANS The Development Plans for the Parklands include both Project and Conceptual Development Plans as described below. 3.5.2 Public Community Park Development Plans As part of the Project, a 26.8 gross -/21.7 net -acre Community Park will be developed and offered for dedication to the City of Newport Beach. The development plan for the Community Park (SPAs 7a, 7b, and 7c) is a Project Development Plan providing a sufficient level of design detail for Coastal Commission approval of a Coastal Permit for this park. The Public Community Park site is comprised of the three subareas as described below: The North Community Park Project Development Plan, illustrated in Exhibit 3 -6a, contains 15.9 gross /13.5 net acres and will be improved as an active park to include lighted turf sports fields, lighted hard courts, picnic facilities, age- specific playground, restrooms, off - street public parking, and may include synthetic turf. • The Central Community Park Project Development Plan, illustrated in Exhibit 3 -6b, contains 5.9 gross /4.5 net acres and will be improved as a passive recreational area, including picnic areas, informal open play turf areas, and off- street public parking. The South Community Park Project Development Plan, illustrated in Exhibit 3 -6c, contains 5.0 gross /3.7 net acres will be improved as a passive natural recreation area to complement the City's Sunset Ridge Park site to the east and will include park access, native habitat, and interpretive opportunities. Newport Banning Ranch 3 -29 Parking (19 +1- Spaces Decomposed Granite Access Road / Trail Water Quality — Basin Public Access Driveway Basketball Court (Lighted) E 00 (6- G W 0 - Landscape Buffer Edge Pony ,League � Field Overlay A3 Soccer Fields — — — (Lighted) (300'x 180') CENTRAL COMMUNITY PARK �v gat _- - -� 15TH STREET JI NORTH COMMUNITY PARK �NEWPORT T, 't O A COMMU Exhibit 3 -6a gv, North Community Park NEWPORT BANNING RANCH Project Development Plan � 110 I 210 2] GUNNLUKOSASSOBIATES® 'AFUSCOE S'. \Clients \brookswtreeLi129 \I] 29001 \0J _ plonning -cod \products \lpip \working \Pork Break Down \cam- park- norte.dwg -z_ l? v oposed ' V Picnic Area Buffer Landscape J — in, Use Public / m -r un 6-8 ck Planting along lo -� g g Private Parking — o in He alights Property Line for Privacy _ - - - — 2Q ±/- Spaces a -- 15TH STREET -- o ICI I lan "ng Ec one\ ura andsca � A mot«' .���_ � ✓ '� Open Play Turf ,,i• '_' 1111111 CENTRAL COMMUNITY PARK a O CREST �' \1 O I o � -1S7!CN; NEWPORT BANNING RANCH MASTER DEVELOPMENT PLAN City of Newport Beach - California Exhibit 3 -6b Central Community Park roject Development Plan I I I l o 120 ® `� FUSCOE za s: \gems \nooks :o-ce� nzq\ nzsaoi\ m- nio����q_ �e\ ame��is \mo :�e«ue_cio� \wo�w��gkom- cork- «m�otawq N0 0 13 0 v P / I I � I 'I I I I c� O G SOUTH COMMUNITY'' PARK Family Picnic Area/ Open Play Turf Sunset Ridge Access Road (Approximate Location) Exhibit 3 -6c South Community Park NEWPORT BANNING RANCH Project Development Plan MASTER DEVELOPMENT IPLAN glo 1r p0 �FUScoe 20 City of Newport S'. \cken6\brooks_slreel- 1]29 \1]29001 \07y lonni ng_ cod\protlu0s\Ip w\working\pOrk_brna down\com- pork- soulRdwg LAND USE AND DEVELOPMENT PLANS I 3.5.3 Public Bluff Park Project Development Plans The 20.9 gross -/17.5 net -acre Public Bluff Park will be a linear park system developed as part of the Project and will provide active and passive recreation facilities, including approximately two miles of public pedestrian trails. Pedestrian trails within the Parklands are described in more detail in NBR -MDP Chapter 4, "Master Trails and Coastal Access Plan." 1. South Bluff Park Project Development Plan South Bluff Park (SPA 8a) comprises approximately 7.3 gross /6.9 net acres, and extends along the perimeter of the Resort Colony and South Family Village adjacent to the Open Space Preserve. Exhibit 3 -7a, "South Bluff Park Project Development Plan," illustrates the public facilities that will be constructed as part of the Project. As shown, South Bluff Park will be a passive park providing view opportunities from the Resort Colony edge toward the Pacific Ocean and views of open space from the South Family Village edge. Public recreational facilities will include scenic view overlooks with public seating, a pedestrian trail with connections to the open space interpretive trail system, and a multi -use trail that links to the multi -use bridge across West Coast Highway. Interpretive signage will be provided along the length of the multi -use trail. The development plan for South Bluff Park is a Project Development Plan providing a sufficient level of design detail for Coastal Commission approval of a Coastal Permit for this park. 2. North Bluff Park Project Development Plan North Bluff Park (SPA 8b) comprises approximately 13.6 gross /10.6 net acres, and will extend along the perimeter of the North Family Village adjacent to the Open Space Preserve and east of North Bluff Road along the northern edge of the Urban Colony (SPA 12b) adjacent to Open Space. Exhibit 3 -7b, "North Bluff Park Project Development Plan," illustrates the public facilities that will be constructed in this park as part of the Project. As shown, North Bluff Park will contain active recreational facilities, including a pedestrian trail with connections to the Open Space Preserve Interpretive Trail system, informal play areas for children, tot lots, picnic areas and a public Amphitheater. Passive recreational facilities will include scenic view overlooks to be provided along the length of the pedestrian trail. Approximately 240 on- street parking spaces will be provided along Scenic Drive adjacent to North Bluff Park. The development plan for North Bluff Park is a Project Development Plan providing a sufficient level of design detail for Coastal Commission approval of a Coastal Permit for this park. Newport Banning Ranch 3 -37 MASTER DEVELOPMENT PLAN 3.5.4 Public Interpretive Park Development Plans Approximately 3.7 gross -/2.9 net -acres of the Project will be developed as Public Interpretive Parks to include a nature center, vernal pool interpretive area, and trailhead for the public Interpretive Trail System in the Open Space Preserve. The Public Interpretive Parks will include the active and passive recreation facilities described below. 1. Nature Center Proiect Development Plan The 2.2 gross -/2.3 net -acre Nature Center (SPA 9a) is located adjacent to the Open Space Preserve north of Scenic Drive and west of North Bluff Road. The Nature Center will contain viewing decks and trail connections to the Open Space Preserve Interpretive Trail system and North Bluff Park pedestrian trail. Interpretive exhibits and signage will be provided with information on the history of the Project Site and on the native plants and wildlife of the area. The Nature Park will contain off - street public parking and a visitor drop -off area, and may contain a building with public space for interpretive exhibits, management/ranger offices for an Open Space Preserve land steward, offices for NBR -HOA management, and /or HOA recreation facilities. Exhibit 3 -8, "Nature Center/ Vernal Pool Interpretive Area Project Development Plan," illustrate the facilities proposed for the Nature Center. The development plan for the Nature Center is a Project Development Plan providing a sufficient level of design detail for Coastal Commission approval of a Coastal Development Permit for this park. 2. Vernal Pool Interpretive Area Protect Development Plan The Vernal Pool Interpretive Area (SPA 9a) is located at the corner of Scenic Drive and North Bluff Road across from the Nature Center. The 1.4 gross -/0.5 net -acre Vernal Pool Interpretive Area Park will provide a public access way to a walkway around the edge of the vernal pool so that visitors can experience and learn about the ecology of the vernal pool. Signage kiosks and displays explaining the seasonal ecology of the adjacent Vernal Pool Preservation Area will be provided. The Vernal Pool Interpretive Area Park will be landscaped with native and California - friendly material providing a landscape buffer between the Vernal Pool Preservation Area Park and North Bluff Road and 17th Street. Exhibit 3 -8, "Nature Center / Vernal Pool Interpretive Area Project Development Plans," illustrate the facilities proposed for the Vernal Pool Interpretive Area. The development plan for the Vernal Pool Interpretive Area is a Project Development Plan providing a sufficient level of design detail for Coastal Commission approval of a Coastal Development Permit for this park. 3 -38 mdp chapter 3, land use and development plans 08.19.11 final.docX - August 19, 2011 LAND USE AND DEVELOPMENT PLANS 3. Talbert Trailhead Area Located along the Upland Interpretive Trail west of North Bluff Road, the 0.1 gross -/0.1 net -acre Talbert Trailhead Area (SPA 9c) will serve as an informational stop for pedestrians and bicyclists using the Open Space Preserve Interpretive Trail system. The trailhead will provide a viewing platform to the Open Space Preserve and interpretive signage providing directional information on the Upland and Lowland Interpretive Trails and the points of connection from the Interpretive Trail system to existing regional trails located adjacent to the Project Site. Exhibit 3 -9, "Talbert Trailhead Project Development Plan," illustrates the facilities that will be provided in this park. The development plan for the Talbert Trailhead Area is a Project Development Plan providing a sufficient level of design detail for Coastal Commission approval of a Coastal Development Permit for this park. Newport Banning Ranch 3 -39 KF Overlook- Boulder I I Groupings Setback from Top / of Edge of Bluff Top of Edge of Bluff Pedestrian /Bicycle' Bridge Trail / Connection/ 1 Begin 10' Wide Multi -Use Trail Paseo Node with Seating and Informational Kiosk i Passive Park \\ �o Area ° 1@' Wide \� Multi -Use Trail - ��a yOpen Space Preserve Bench Seating / i NEWPORT BANNING RANCH SOUTH BLUFF PARK Trail Connection to Southern Arroyo Trail I ND \moo \\ 0 \o \a \ E.V.A. Access Points Resort Colony tt / �1 a t1 Overloo�\ 10' Wide Multi -Use Trail I ` G Open Space Preserve Paseo Node with – Seating and Informational Kiosk Bench Seating --, COMMUNITY / PARK 'D' Street F Bluff Road l Groupings 6' Wide FPedestrian Trail I / a COMMUNITY PARK COMMUNITY \ PARK \ \ Exhibit 3 -7a South Bluff Park Project Development Plan MASTER DEVELOPMENT PLAN t GUM110SAS=1A1E9® oe Fi�FtN{� City of Newport Beach - California I I o I Esc . 5: \clients \br.aRstreeL1729 \17 24001 \07 —pTanning_c d \prodmts \mastersite —pan \working \park bWff wutNAwg Tot Lot and —� Picnic Area 1 Passive Park, Picnic Area, and Overlook Trail Connection to �. Large Arroyo Trail 6' Wide, Pedestrian Trail — Bio -Swale Trellis Feature at Street Terminus Overlook Open Space Preserve Amphitheater Trellis Feature at Street Terminus Passive Park and Picnic Area Top of Edge of Bluff Passive Park, / � — Trellis Feature at Picnic Area and Overlook Setback from T5P-6f Edg of Bluff Street Terminus i _ - - -- - - - - — Bio - Swab' / NORTH BLUFF PARK � — � f Discovery Tot Lot and Picnic Area Open Space Bio -Swale Preserve 6' Wide, Pedestrian Trail 1\ Trellis Feature at Street Terminus Nature Center I I Vernal Pool .I Interpretive Area - - — KL 1 lvl lF e-NCN , Exhibit 3 -7b NEWPORT BANNING RANCH North Bluff Park Project Development Plan MASTER DEVELOPMENT PLAN I I I ® GIEM 110S ASSOClA1ES ® "" City of Newport Beach - California I 200 nog of 5: \clients \br00ks_streel_1729 \1729001 \07_plannlnq_ cod \products \master_ site _plan \working \park_blufl_ncrtM1 rl,dwg NA TURF CENTER K Open Space Preserve Amphitheater Building �/— Parking Y/ I I See��G VERNAL POOL INTERPRETIVE AREA \� 1 r 1 Open Space Vernal Pool Preserve Watershed Area I \ illa ` Exhibit 3 -8 ,Y Nature Center/ Vernal Pool Interpretive Area NEWPORT BANNING RANCH Project Development Plans MASTER DEVELOPMENT PLAN ® RJRNA City of Newport Beach - California 0 I I 140 GQf °"OS SO`whs iFUSCOE 2011 06 13 5: \,Bents \braok,,treeU 729 \1729001 \07,1lnnlag— cad \products \master— siteylan \wo ing \parknnwre_center.awg TALBERT TRAILHEAD Public Lowland - Interpretive Trail Open Space Preserve Public Upland - Interpretive Trail NEWPORT BANNING RANCH MASTER DEVELOPMENT PLAN City of Newport Beach - California l / 500 Open Space Preserve ADA- Compliant Access Ramp / Talbert Information Sign /Kiosk f Elevated Viewing Platform r Open Space Preserve Exhibit 3 -9 Talbert Trailhead Project Development Plan p I ®piIJ FUS<OE mi�ae�a 5. \cnents \4roolcs_street-1729 \17 29001 \OJ —plonnag _cod \products \mmterSne_pbn \working \park staging— oreo.d, LAND USE AND DEVELOPMENT PLANS I 3.6 Villages and Colonies Development Plan 3.6.1 Overview Approximately 97.4 gross /76.7 net acres comprise the Villages and Colonies land use area of NBR as illustrated on Exhibit 3 -10, "Villages and Colonies Project Development Plan," and summarized below. Approximately 46.0 gross /33.4 net acres comprise the North Family Village in SPAS 10a through 10d, to be developed for residential use; Approximately 19.2 gross /14.4 net acres comprise the South Family Village in SPAS 11a through 11b, to be developed for residential use; Approximately 20.9 gross /18.3 net acres for the Urban Colony in SPAS 12a and 12b, to be developed for mixed use residential and commercial uses; and Approximately 11.3 gross /10.6 net acres for the Resort Colony in SPAS 13a and 13b, to be developed as visitor - serving resort and resort residential uses. A variety of housing types will be developed within the Villages and Colonies as described below 1. Single- Family Residential Dwellings The following four categories of single - family detached dwellings, as allowed by the NBR -PC, will be developed as part of the Project: a. Dual -Front Side Yard single - family detached dwellings will be developed within NBR as two -story residences on minimum 40- foot -wide by 90- foot -deep lots with a maximum building height of 32 feet. These homes are the largest homes to be developed in Newport Banning Ranch and will be constructed in the North Family Village and the South Family Village. These homes may be designed with garage access from an alleyway located at the rear of the building or with garage access from the street. Within the NBR -MDP, Dual -Front Side Yard single - family detached dwellings are designated as Traditional Homes. b. Side yard single - family detached dwellings will be developed as two- and three- story residences within the North Family Village on minimum 36- foot -wide by 100 - foot -deep lots. These homes will have a "zero lot line" side yard on one side of the lot (one side of residence abuts the property line of the adjacent residence) and a minimum 10- foot -wide side yard with a courtyard on the other side of the residence. Newport Banning Ranch 3-49 MASTER DEVELOPMENT PLAN The courtyard serves to separate residences with a usable private open space area. These residences will have a maximum building height of 36 feet. Access to garages will be provided to the rear of the residence from an alleyway to eliminate curb cuts and the view of garages from the street. Within the NBR -MDP, Side Yard dwellings are designated as Coastal Homes. c. Z -Lot single - family detached dwellings will be developed within the North Family Village as two -story residences in the North Family Village on lots varying in width from 39 to 45 feet with a minimum depth of 100 feet. Lots are designed in a Z -type configuration allowing for a varying garage and living area setbacks to create a diverse streetscene and provide a more usable side yard through the use of reciprocal side yard easements. These residences will be a maximum height of 32 feet. Within the NBR - MDP, Z -Lot single - family detached dwellings are designated as Beach Cottages. d. Cluster Courtyard single - family detached dwellings will be developed within the North Family Village and the South Family Village as single - family, two -story detached residences at a maximum height of 32 feet and clustered with two, four, or six homes that share a common driveway access to individual attached garages. Within the NBR - MDP, cluster courtyard single - family detached dwellings are designated as either Motor Court Homes, with residential front entries accessed from the common driveway access, or Garden Court Homes with residential front entries accessed from a common garden courtyard. Because garages are accessed from a shared driveway and not from the street in both of these home types, the view of garages from the street is minimized. 2. Multi - Family Residential Dwellings Multi- family residential dwellings as allowed by the NBR -PC will be developed as part of the Project. Multi- family residential dwellings to be developed within the NBR -MDP are designated as Village Flats, Resort Flats, and Urban Flats. Each type of multi - family residential dwelling is described below. a. Village Flats Village Flats will be developed in the North Family Village as either condominiums or apartments residences. Village Flats will generally be four story buildings with a maximum height of 45 feet. Individual resident parking garages will be provided on the ground floor with three levels of single -level dwelling units above the garages organized around a central interior courtyard. Dwelling units will be accessed from the interior courtyard and parking garage. Garages will be accessed from a rear alley to eliminate the view of garages from the street. 3 -50 mdp chapter 3, land use and development plans 08.19.11 final.dOCX - August 19, 2011 LAND USE AND DEVELOPMENT PLANS b. Resort Flats Resort Flats will be developed in the Resort Colony generally as four story buildings with a maximum building height of 50 feet. Each building will have one level of subterranean parking with four dwelling units on each level oriented around a central interior courtyard. c. Urban Flats Urban Flats will be developed in the Urban Colony either as freestanding residential buildings or as part of a vertical mixed -use building with commercial area on the ground floor and residential dwelling units above. Parking will be either subterranean and /or surface parking. Urban Flats will be either four or five story buildings with a maximum height of 60 feet. The primary pedestrian entry to the buildings will be provided through ground floor lobbies providing a front door appearance from the street. The land use distribution for each residential housing type to be developed as part of the Project is described Exhibit 3 -11, "Villages and Colonies Project Development Table." The development plans for the Villages and Colonies include both Project Development Plans and Conceptual Development Plans as described below. 3.6.2 North Family Village Project Development Plan 1. Development Plan Exhibit 3 -12, "North Family Village Project Development Plan," illustrates the plan for roadways and residential development within the North Family Village. Access to the North Family Village (SPAs 10a and 10d) will be provided from North Bluff Road via Scenic Drive a public local roadway, which forms the perimeter of the North Family Village. Local public roadways and private alleyways intersecting with Scenic Drive provide access to residential dwelling units within the North Family Village. Residential dwelling units to be developed in the North Family Village include Traditional Homes, Coastal Homes, Beach Cottages, Motor Court Homes, Garden Court Homes and the Village Flats. Traditional Homes will be developed along the perimeter of the North Family Village adjacent to Scenic Drive and at a higher elevation than the street to provide views from residences of North Bluff Park and the Open Space Preserve which surround the North Family Village. All residences will be either rear - loaded or accessed from common motor courts and interior private driveways to eliminate driveways on Scenic Drive and internal local roadways and to minimize public views of garages. Newport Banning Ranch 3 -51 MASTER DEVELOPMENT PLAN Landscaped paseos will be constructed to provide pedestrian access through residential areas to North Bluff Park and the pedestrian trail within North Bluff Park providing connectivity to the Open Space Interpretive Trails to be constructed as part of the Project. The development plan for the North Family Village is a Project Development Plan providing a sufficient level of design detail for Coastal Commission approval of a Coastal Development Permit for this Village. 2. Compatibility with Adjacent Land Uses Development within the North Family Village is designed to be compatible with North Bluff Park, the Nature Center Interpretive Park, and the Vernal Pool Interpretive Park located adjacent to the North Family Village. Exhibit 3 -13, "North Family Village Development Edge Section," illustrates the typical edge condition along the perimeter of the North Family Village. In all conditions, grading will be designed to be compatible with North Bluff Park, the Nature Center, and the Open Space Preserve. Additional information on design compatibility is provided in NBR -MDP Chapter 5, "Master Landscape Plan," which describes the interface between development within NBR and existing neighborhoods and areas adjacent to the Project Site. 3 -52 mdp chapter 3, land use and development plans 08.19.11 final.docX • August 19, 2011 LAND USE AND DEVELOPMENT PLANS I 3.6.3 South Family Village Project Development Plan 1. Development Plan Exhibit 3 -14, "South Family Village Project Development Plan," illustrates the plan for roadways and residential development within the South Family Village. Access to the South Family Village will be provided from Bluff Road via Resort Colony Drive, a public local roadway, and from North Bluff Road via "D" Street, a local public roadway. Some residential dwelling units will be accessed directly from "D" Street with private alleyways and common driveway intersecting with "D" Street providing access to the majority of residential dwelling units. Residential dwelling units to be developed in the South Family Village include Traditional Homes, Motor Court Homes, and Garden Court Homes. Traditional Homes will be sited along "D" Street or a cul -de -sac with garage access provided from the street with residences fronting South Bluff Park and overlooking the Open Space Preserve. Motor Court residences will be sited with either the sides or rears of buildings adjacent to South Bluff Park with access provided from a private common drive intersecting with "D" Street. Garden Court residences will be sited with the rear of buildings adjacent to Bluff Road and North Bluff Road with access provided from a common private drive intersecting with "D" Street. Landscaped paseos will be constructed to provide pedestrian access from residential areas to South Bluff Park and the pedestrian trail within South Bluff Park providing connectivity to the Southern Arroyo Open Space Interpretive Trail and the pedestrian bridge extending over West Coast Highway to be constructed as part of the Project. The development plan for the South Family Village (SPAs 11a and 11 b) is a Project Development Plan providing a sufficient level of design detail for Coastal Commission approval of a Coastal Development Permit for this Village. 2. Compatibility with Adjacent Land Uses Development within the South Family Village will be designed to be compatible with the adjacent Resort Colony, South Bluff Park, and Open Space Preserve, and with the Public Community Park located to the east across Bluff Road. Exhibit 3 -15, "South Family Village Development Edge Section," illustrates how the elevation for the South Family Village perimeter provides for separation and buffering between residential uses and the public trail within the South Bluff Park, which overlooks the Open Space Preserve while providing views for residences over the Open Space Preserve. Additional information on design compatibility is provided in NBR -MDP Chapter 5, "Master Landscape Plan," which describes the interface between development within NBR and existing neighborhoods and areas adjacent to the Project Site. Newport Banning Ranch 3 -53 w Q z Q Q z Q h ACOE Wetlands Restoration Area 0 Project Site Boundary Traditional Homes (SFD - Dual Front Side -Yard) Coastal Homes (SFD - Side -Yard) Beach Cottages (SFD - Z -Lot) Motor Court Homes (SFD - Cluster /Courtyard) Garden Court Homes (SFD - Cluster /Courtyard) 0 Village Flats (MFA- Stacked Flats) Resort Inn and Resort Flats 0 (MFA - Stacked Flats) Urban Flats (MFA- Stacked Flats)/ Mixed -Use Commercial n list, Street Urban Colony NMUSD 18th Street I ` - 113 � I, 17th Street II II II wewMn Street j North Family Village j Yard I6th Street South Family Village Resort Colony c oaar N,9 ! Sunset Ridge _ mpZea Way 1 Park Petlestnan Bridge B � PACIFIC C OCEAN Exhibit 3 -10 Villages and Colonies NEWPORT BANNING RANCH Development Plan /T9ASTER DE1/EL OPMEW PLAN I I I ctx utts wures Cily of NewpoN Beach - Cdllforoia E 11 FUl I slo Eq� h 06.13.2011 Slnllen616mo1s_strear 172M1729x0W8Aa\pradpcts \masisr _ slteylanlmxds\d3Wev plan _8501 110613mxtl LAND USE AND DEVELOPMENT PLANS I Exhibit 3 -11 VILLAGES AND COLONIES DEVELOPMENT TABLE Newport Banning Ranch HOUSING DESCRIPTION VILLAGE /COLONY Type of Home North Family Village South Family Village Urban Colony Resort Colony ALL Acres Units Acres TUnits Acres Units Acres Units Acres Units Single-Family Detached Residential Traditional Homes 7.2 36 3.0 16 0.0 0 0.0 0 10.1 52 Coastal Homes 9.9 71 0.0 0 0.0 0 0.0 0 9.9 71 Beach Cottages 6.9 53 0.0 0 0.0 0 0.0 0 6.9 53 Motor Court Homes �1) 6.7 42 6.1 44 0.0 0 0.0 0 12.8 86 Garden Court Homes ") 6.5 80 10.2 81 0.0 0 0.0 0 16.6 161 Subtotal :37.2 282 19.2 141 0.0 0 0.0 0 56.4 423 Multi - Family Attached Residential slobw Village Flats (1) 8.8 135 0.0 0 0.0 0 0.0 0 8.8 135 Resort Flats ") 0.0 0 0.0 0 0.0 0 5.6 87 5.6 87 Urban Flats (1) 0.0 0 0.0 0 20.9 730 0.0 0 20.9 730 Subtotal 8.8 135 0.0 0 20.9 730 5.6 87 35.3 952 TOTAL 46.0 417 19.2 141 20.9 730 5.6 87 91.7 1,375 lil May be developed as condominiums or fee lots. Newport Banning Ranch 3 -57 ME Site i O \\ N��(0 % Top of Edge J of Bluff Setback from Top of Edae of Bluff 0 Project Site Boundary 0 Traditional Homes 0 Coastal Homes 0 Beach Cottages Motor Court Homes Garden Court Homes 0 Village Flats © Paseo (Pedestrians Only) Nature Center \ " � \ I S Vernal Pool Interpretive Area Open Space Preserve Q Ni �o o gluft Open Space Preserve URBAN COLONY Exhibit 3 -12 North Family Village NEWPORT BANNING RANCH Project Development Plan /T9.4STER DE!/EL OPIWW PLAN K)" Cily of NewpoN Beach - Ca/ifornia I I I I slo cr�ry urKOS wtisocinr "FUSCOE .... 06.13.2011 Sldienisl &ooNS sfine 17MI72Bn 1M_,is\potluc6\ fsr_mte_Oan�mx&sch3nvlfla elan 85x11_110813mxd Existing /Restored Native Vegetation per Habitat Restoration Plan Top of Bluff I I \ I 60' Bluff Setback For Habitable Structures -\ I Open Space Preserve Pedestrian Trail North Bluff Park Scenic Drive (50' Min.) 54' ROW Schematic Architecture is for Locational Reference only and is not Proposed. North Family Vil Exhibit 3 -13 �.M North Family Village NEWPORT BANNING RANCH Development Edge Section MASTER DEVELOPMENT PLAN I I I I AFUSCOr t�h City of Newport Beach - California o I: ,:: �••••••••• ton 04 u S',, \clients \hrboks_street_1J29 \I] 29001\ 0i_ plonn ,ng_cd \pmduc6 \moster_stle_pinn \working \edge sections Exhibit 3 -14 South Family Village NEWPORT BANNING RANCH Project Development Plan /T9,4STER DE!/EL OPNIENT PLAN [E r FO" Cily of New,00rl Beach - California 0 I I I 0 m AI... coE o aoo • „� ........... 06 •13 •2011 5 \cllepWbmok5 sWast_17MI729 11M8 a \prpducWrn -n, 5ileylanNade\N3kvillage _ plan _85x11110613rtud Schematic Architecture is for Locational Reference only and is not Proposed, South Family Village Fencing Pedestrian Trail South Bluff Park Bio -Swale Open Space Preserve Existing /Restored Native Vegetation per Habitat Restoration Plan Exhibit 3 -15 South Family Village NEWPORT BANNING RANCH Development Edge Section MASTER DEVELOPMENT PLAN `�FUSCOr t(h 11111 1 City of Newport Beach - California o 10 ,., nu ., zon oa u S', \clients \6rooks_simet_1729\ 1729001 \07_plonn,ng_cd\ products \moster_site_pinn \working \edge sections LAND USE AND DEVELOPMENT PLANS I 3.6.4 Urban Colony SPA 12a Project Development Plan Exhibit 3 -16, "Urban Colony SPA 12a Project Development Plan," illustrates the plan for development of SPA 12a within the Urban Colony. Access to SPA 12a is provided from North Bluff Road and 17th Street, public arterial roadways. SPA 12a will be developed with Urban Flats as freestanding multi - family residential buildings and with up to 37,500 square feet of commercial area in both freestanding commercial buildings and in vertical mixed -use buildings with commercial uses on the ground floor and Urban Flats above. Commercial development will provide local- serving commercial goods and services and may include a grocery markets, restaurants, and personal and /or professional services to surrounding residents. Opportunities for development of live -work units will be available within the vertical mixed -use buildings. Subterranean parking and surface parking will be provided in SPA 12a, designed to incorporate the Urban Flats and commercial buildings into an urban streetscape with a pedestrian orientation. Building facades may be terraced to provide changes in elevation and scale. The maximum building height is 60 feet. The development plan for the Urban Colony SPA 12a is a Project Development Plan providing a sufficient level of design detail for Coastal Commission approval of a Coastal Development Permit for this portion of the Village Colony. 1. Compatibility with Adjacent Land Uses The Urban Colony SPA 12a is located at the southeast corner of North Bluff Road and 17`h Street, both of which will provide access to the development. Undeveloped land owned by Newport Mesa Unified School District ( NMUSD) is located to the south, and industrial development in the City of Costa Mesa is located to the east. Buildings within Urban Colony SPA 12a shall be compatible with the design criteria set forth in the City of Costa Mesa's "Mesa West Bluffs Urban Plan," located immediately east of the Urban Colony. Because of the maximum residential density of 40 dwelling units per acre allowed by the NBR -PC for the Urban Colony, both underground and surface parking, as well as on -site recreation facilities for residents, will be provided as part of the development. Additional information on design compatibility is provided in NBR -MDP Chapter 5, "Master Landscape Plan," which describes the design requirements for SPA 12a to ensure compatibility between development of SPA 12a and the undeveloped NMUSD property to the south and the City of Costa Mesa's Mesa West Bluffs Urban Plan area to the east. Newport Banning Ranch 3 -67 MASTER DEVELOPMENT PLAN 3.6.5 Urban Colony SPA 12b Conceptual Development Plan 1. Conceptual Development Plan Exhibit 3 -17, "Urban Colony SPA 12b Conceptual Development Plan," illustrates the concept plan for development of SPA 12b within the Urban Colony. Access to SPA 12b is provided from North Bluff Road and 17th Street, public arterial roadways. SPA 12b will be developed with Urban Flats as freestanding multi - family residential buildings and up to 37,500 square feet of commercial area in vertical mixed -use buildings with commercial uses on the ground floor and Urban Flats above. Commercial development will provide local- serving commercial goods and services which may include a grocery market, restaurants, and personal and /or professional services to surrounding residents. Opportunities for development of live -work units will be available within vertical mixed -use buildings. Subterranean parking and /or surface parking will be provided. SPA 12b will be designed to incorporate the Urban Flats and commercial buildings into an urban streetscape with a pedestrian orientation. Building facades may be terraced to provide changes in elevation and scale. The maximum building height in SPA 12a is 60 feet. The development plan for the Urban Colony SPA 12b is a Conceptual Development Plan. Additional design details for Urban Colony SPA 12b will be required for Coastal Commission approval of a Coastal Development Permit for SPA12b. 2. Compatibility of with Adiacent Land Uses Urban Colony SPA 12b is located at the northeast corner of North Bluff Road and 17`h Street, both of which will provide access to the development. Exhibit 3 -18, "Urban Colony Conceptual Edge Section," illustrates the design measures required to ensure compatibility of SPA 12b with the adjacent North Bluff Park and the Open Space Preserve. Additional information on design compatibility is provided in NBR -MDP Chapter 5, "Master Landscape Plan," which describes the design requirements for Urban Colony SPA 12b to ensure compatibility between development of this area and the adjacent existing developed areas located to the east of SPA 12b. 3-68 mdp chapter 3, land use and development plans 08.19.11 final.docX • August 19, 2011 LAND USE AND DEVELOPMENT PLANS I 3.6.6 Resort Colony SPA 13a Conceptual Development Plan 1. Development Plan Exhibit 3 -19, 'Resort Colony SPA 13a Conceptual Development Plan," illustrates the conceptual plan for development of SPA 13a of the Resort Colony. Access to the Resort Colony is provided from Bluff Road, a public arterial via Resort Colony Road, a public local roadway. South Bluff Park forms the southerly perimeter of Resort Colony SPA 13a. SPA 13a will be developed as a resort inn, which may contain 75 guest rooms, lobby and related areas, restaurants and bars, gift and sundry shops, business center, fitness center, spa/salon/ treatment rooms, meeting rooms, and back of house areas (e.g., food and beverage, administration, housekeeping, maintenance, employee facilities, etc.). The design of the resort inn will establish the resort inn as an iconic architectural element, and the visual focal point that anchors the public entry statement for Newport Banning Ranch. Architectural design elements for the resort inn are described in Chapter 6, Architectural Design Guidelines. The development plan for the Resort Colony SPA 13a is a conceptual development plan. Additional design details for Resort Colony SPA 13a will be required for Coastal Commission approval of a Coastal Development Permit for SPA 13a. Newport Banning Ranch 3 -69 MASTER DEVELOPMENT PLAN 3.6.7 Resort Colony SPA 13b Project Development Plan 1. Development Plan Exhibit 3 -20, "Resort Colony SPA 13b Project Development Plan," illustrates the plan for development of SPA 13b of the Resort Colony. Access to the Resort Colony is provided from Bluff Road, a public arterial via Resort Colony Road, a public local roadway. South Bluff Park forms the southerly perimeter of Resort Colony SPA 13b. SPA 13b will be developed with 87 Resort Flats. The Resort Flats are multi - family residential units that will be conventionally -owned either as condominiums or apartments. Homeowners will have opportunities to use the facilities and amenities provided by the Resort Inn to be developed in Resort Colony SPA 13a. The residential units may not be subdivided as fractional ownerships, timeshares, or other type of deed - restricted or otherwise controlled vacation - oriented units. An access point will be provided in SPA 13b. The development plan for the Resort Colony SPA 13b is a Project Development Plan providing a sufficient level of design detail for Coastal Commission approval of a Coastal Development Permit for this Village. 2. Compatibility with Adjacent Land Uses Exhibit 3 -21, "Resort Colony Development Edge Section," provides a cross - section along the southern edge of the Resort Colony to illustrate the design compatibility between SPA 13b and South Bluff Park, the Open Space Preserve, and West Coast Highway. Additional information on design compatibility requirements for the Resort Colony is provided in NBR -MDP Chapter 5, "Master Landscape Plan." 3-70 mdp chapter 3, land use and development plans 08.19.11 final.docx • August 19, 2011 0 1a O off. Vertical Mixed -Use (Ground -Floor Commercial/ Residential Above) _ 1 D� r� Plaza- F I \�D I �o j, nFlats) Free- Standing Commercial LEGEND x �J Project Site Bounda_/ // Urban Colony 'x x Urban Flats (MF Stac ` " �J� Vertical Mixed- Use(^Residential Above) Free - Standing Comm\ x h\ NM T x Exhibit 3 -16 Urban Colony SPA 12a NEWPORT BANNING RANCH Project Development Plan 1W,4STEfT DE!/EL OPNlENT PLAN Ci /y o/ New,00r! Beach - California I m �rcwu wxos wsaoclnres FIXCOE K)" 0 125 ••••••• ^• 00.13.2011 S NdienWtxM k street 1]292901108 is \produ= ter mi plan \mxds hMur it mbry eoulM1 35x11_110613 mxd O"I r Space Preserve Open Space Preserve North Bluff Park O 1` °D � ° D 0 Project Site Boundary Urban Colony Urban Flats (MF Stacked Flats) i Vertical Mixed -Use (Ground -Floor Commerci Residential Above) Free - Standing Commercial Urban Flats- F (MF Stacked Flats) Vertical Mixed -Use (Ground -Floor Commercial/ Residential Above) 0 'i Exhibit 3 -17 Urban Colony SPA 12b NEWPORT BANNING RANCH Conceptual Development Plan /UTASTER DE!/EL OPNlENT PLAN FC)" Ci /y o /New,00r9 Beach - Ca/iforaia I I I I 156 er�ror`uxos wssoan "' '�FUSCOe ........... 06.13.2011 SldientrWmok ffie 92911729001=Ais%poduc6lmasles sileylan4 dslN urban wlony_nodh M11 11M3med Existing /Restored Native Vegetation per Habitat Restoration Plan Open Space Preserve NEWPORT BANNING RANCH MASTER DEVELOPMENT PLAN City of Newport Beach - California Fencing Bluff Park (50' Min.) Urban Colony Exhibit 3 -18 Urban Colony Conceptual Edge Section � I I � I I AFUSCOr f(h 40 2011 04 13 S', \clients \dmoks_eloeet_t729 \1] 29001 \0i_plonn,ng_cd\ products \moster_site_pinn \working \edge sections Schematic Architecture is for Locational Reference only and is not Proposed. Urban Colony Exhibit 3 -18 Urban Colony Conceptual Edge Section � I I � I I AFUSCOr f(h 40 2011 04 13 S', \clients \dmoks_eloeet_t729 \1] 29001 \0i_plonn,ng_cd\ products \moster_site_pinn \working \edge sections Exhibit 3 -19 Resort Colony SPA 13a NEWPORT BANNING RANCH Conceptual Development Plan /T9.4STER DE!/EL OPIWW PLAN �@ K)" Cily of NewpoN Beach - Ca/iforoia IS ct�ry urKOS wtisocinr" k�9 p15CpF ........... 06- 13-2011 SW-1.1b—k. s,e 17M72500908yis \p.d. \master u[eyYenlmxtldc631resM _ inn_cm ®a 8:5xH 11M3 —d South Bluff Park Project Stte Boundary Resort Colony v 7 Resort' Flats i L y Setback from Top --of F-dge of Qluff *"-To p of'd oUBluff Exhibit 3 -20 Resort Colony SPA 13b NEWPORT BANNING RANCH Project Development Plan 1W,4STER DE!/EL OPNlENT PLAN m �� A11, `� FCXtNy� Ci /y o/ New,00r! Beach - California I I I I I LLI - yJ FUSCOE 0 100 ��"::ii •••••• os•13. 2011 SNdi— l� �m� nzaM2MMNMe islwadaam�te,_d� Oa^1mxd5 hMre or lots_ t 95v11_110613mxd Resort Site Resort Fencing — Multi -Use Trail Bio -Swale South Bluff Park (50' Min. ) 60' Setback from Top of Edge of Bluff for !/ Habitable Structures I Top of Edge of Bluff I I Preserve Existing /Restored Native Vegetation per Habitat Restoration Plan West Coast Highway Exhibit 3 -21 �.M Resort Colony NEWPORT BANNING RANCH Development Edge Section MASTER DEVELOPMENT PLAN I I I I FO" City of Newport Beach - California aon n io s,\ meets \bokaks_etaoat_nzs \179001 \oi_p Ian o,as_ and\ P, odacm \manr_sin_pIan \worklag\odge sa oa: LAND USE AND DEVELOPMENT PLANS I 3.7 Additional Development Plan Details The Master Development Plan includes additional detailed design and development criteria for the project development plans and conceptual development plans described in this chapter. The location of this information is described below. 3.7.1 Landscape Landscape Zones for each development component of the Plan are described in Chapter 5, "Master Landscape Plan," and detailed plant palettes for all areas of the Project are located in Appendix C. The Habitat Restoration Plan (H RP) for the Open Space Preserve is located in Appendix A. The NBR -MDP Chapter 5, "Master Landscape Plan," includes lighting prohibitions within the Open Space Preserve. 3.7.2 Architecture Architectural character elevations and representative plottings of residential and commercial buildings within the Villages and Colonies are contained in NBR -MDP Chapter 6, "Architectural Design Guidelines." This chapter also includes a master color palette. 3.7.3 Grading, Roadways and Infrastructure Improvements NBR -MDP Chapter 7, "Landform Restoration and Grading Plan," describes the grading for the Project and includes plans for bluff restoration, minor soil disturbance for public interpretive trails and water management areas, and grading for public arterial roads. NBR -MDP Chapter 8, "Master Roadway and Infrastructure Plans," describes the plan for roadways and infrastructure, including water and sewer facilities to be constructed as part of the Project. NBR -MDP Chapter 9, "Water Management Plan," describes the water management plans for the Project, and includes a Runoff Management Plan and a Water Quality Management Plan for drainage and water quality facilities to be constructed as part of the Project. 3.7.4 Fire Management The fire management plan for the Project is contained in the Fire and Life Safety Program (FLSP), included as Appendix B. This includes, in some areas, dual purpose grassland restoration and Fuel Management Zone C, and recognition by the FLSP of the restoration program for the vernal pool watershed area southwest of the corner of North Bluff Road and Scenic Drive. Newport Banning Ranch 3 -83