|
||||
|
|
||||
|
|
20.44.075 Public Improvements. A. Purpose and Intent. The intent of this Section is to provide for public improvements identified as needed for the area in the Countys Santa Ana Heights Specific Plan, precursor to the present City of Newport Beach Specific Plan. B. Circulation Plan. The Circulation Plan is designed to provide for safe vehicular, equestrian and pedestrian movement within and adjacent to the specific plan area. Santa Ana Heights has been heavily impacted by nonresidential traffic attempting to avoid congested conditions on surrounding arterials. Thus, a primary consideration in the development of the plan was reduction of through traffic within residential areas. With the development of business park uses within areas adjacent to residential uses, another consideration was the separation of business park and residential traffic. Street improvements and modifications intended to achieve these objectives are described below (Note: Improvement Features 2 and 6 are not within the portion of Santa Ana Heights annexed to the City of Newport Beach, but are within the original larger County specific plan area. They are included below for informational purposes and to provide continuity with the County specific plan). Improvement Feature 1: Installation of a traffic signal at the intersection of Irvine Avenue and Orchard Drive. Improvement Feature 2: Installation of a traffic signal at the intersection of Mesa Drive and Santa Ana Avenue. Improvement Feature 3: Construction of a cul-de-sac and improvement of Cypress Street south of South Bristol Street. Improvement Feature 4: Monitoring traffic in the Bayview tract. The City will continue the Countys program to monitor traffic in the Bayview tract. However, traffic counts have not indicated a significant increase in traffic volumes that would warrant further circulation improvements. If traffic counts do show a significant increase in traffic volumes, a circulation improvement test program to study and develop a method to control any potential through traffic in the Bayview tract will be reviewed and implemented. The program's objective would be development of an optimal solution, one that minimizes through traffic along Mesa Drive and in the Bayview tract without significantly inconveniencing a large number of residents. The test program methodology will include extensive monitoring of traffic before any improvements are installed and then systematic monitoring of a variety of test alternatives. Each alternative would involve installation of temporary improvements for a period of possibly 30 days. The alternatives to be tested could include: 1) a cul-de-sac at the north end of Orchid Street; 2) the closure of Spruce Avenue; 3) closure of the north end of Orchid Street and the south end of Bayview Avenue; and 4) the closure of both Spruce and Bayview Avenues just north of Azure Street to northbound traffic, in tandem with the Orchid Street cul-de-sac. Other alternatives might be tested in addition to, or in lieu of, those mentioned above. The community would be consulted both before and after the program is implemented. Both traffic engineering criteria and community input would be considered in evaluating the results of the program. Improvement Feature 5: Realignment of the intersection at Mesa Drive and Acacia Street. The Acacia Street intersection with Mesa Drive will be improved to make a T-intersection with the realignment of Mesa Drive/Birch Street (Feature 7) for improved sight distance. Improvement Feature 6: Construction of a cul-de-sac at the eastern end of Orchard Drive within the western portion of Santa Ana Heights and vacation of the remaining right-of-way. Improvement Feature 7: Realignment of Birch Street/Mesa Drive and roadway improvements. These improvements will widen Birch Street to an 80 foot right-of-way south of Bristol Street and connect Birch Street to Irvine Avenue by incorporation of a section of Mesa Drive. Improvement Feature 8: Additional right-of-way and pavement width on the Business Park streets: 70 feet of total right-of-way for Acacia Street, 70 feet of right-of-way for Orchard Drive east of Birch Street, and 80 feet of total right-of-way for Birch Street. Mesa Drive from Irvine Avenue to the realigned portion of Birch Street will also be increased to an 80-foot right-of-way. The above circulation improvements have been implemented in a phased manner to best achieve the plan's objectives. Implementation of Improvement Features 1, 3, and 4 have been given priority because they are designed to provide an early reduction or elimination of through and business park traffic in residential neighborhoods. As of the current Specific Plan revision, Improvement Features 1, 2, 3, 5, 6, and 7 are complete. For Improvement Feature 4, traffic continues to be monitored. Improvement Feature 8 is currently being designed and will be implemented when the required right-of-way has been acquired. Funding possibilities for these improvements include the Orange County Development Agency, an assessment district, or developer contribution. C. Public Services/Utilities Plan. The Public Services/Utilities Plan addresses the adequacy of existing water, sewer and drainage facilities to meet existing and ultimate demand and identifies those public works facility improvements needed to implement the Land Use Plan. The public works improvements recommended are based on studies prepared by the County which took into account ultimate buildout of the specific plan area, Orange County fire flow requirements and other design criteria. City design criteria may differ in some respects, which may require modifications before implementation occurs. The proposed upgrading of facilities is required to eliminate deficiencies which will be created once the Specific Plan is implemented. Some relocation of facilities will be necessary due to proposed realignments of street rights-of-way. Specific proposals for the improvement and modification of facilities and services are described below. 1. Water Distribution System Improvements. The Irvine Ranch Water District presently provides adequate water service to the specific plan area to serve existing land uses. Ultimate development of the area, however, will require 7,400 linear feet of six-inch and eight-inch water mains and additional fire hydrants for fire protection. Planned improvements are described below. (Note: Improvement Features 3 and 4 are not within the portion of Santa Ana Heights annexed to the City of Newport Beach, but are within the original larger County specific plan area. Thus, they are described here for informational purposes and to provide continuity with the County specific plan). Improvement Feature 1: Replacement of the 6-inch line with an 8-inch line on Irvine Avenue and Acacia Street from South Bristol to Mesa Drive. Improvement Feature 2: Installation of the 12-inch water main along South Bristol Street from Irvine Avenue to Spruce Avenue. Improvement Feature 3: Replacement of the 4-inch line with a 6-inch line from Orchard Drive south along Riverside Drive. Improvement Feature 4: Replacement of the 4-inch line with a 6-inch line from Orchard Drive south 700 feet along Kline Drive. Improvement Feature 5: Replacement of the 6-inch line with a 12-inch line on Birch Street between South Bristol Street and Mesa Drive, and the extension of the 12-inch line west along Mesa Drive to Irvine Ave. As of the current Specific Plan revision, Improvement Features 2 and 5 have been completed. 2. Sewer System Improvements. The Costa Mesa Sanitation District (CMSD) provides sewer service to the specific plan area. Various sewer mains in the area flow at or near capacity. In order to adequately serve ultimate buildout, installation of 8,215 linear feet of 10-inch through 18-inch sewer mains and upgrading of two pump stations in the general area will be required. The following improvements have been identified for construction and/or upgrading. (Note: Certain of the following Improvement Features are not within that portion of Santa Ana Heights annexed to the City of Newport Beach, but are within the original larger County specific plan area. Thus, they are described here for informational purposes and to provide continuity with the County specific plan.) Improvement Feature A: Line A, located on the north side of the Santa Ana-Delhi channel, conveys sewer flows from Bristol Street east to Santa Ana Avenue and then continues south along the channel. This main does not convey sewer flows from the specific plan area. This 8-inch diameter line will be expanded to a 10-inch line. Improvement Feature B: South Bristol Flow Reversal. This project is to direct a portion of the sewer flow in the study area from CMSD facilities to the Sanitation Districts of Orange County facilities. This project includes a 12-inch gravity sewer. Improvement Feature C: Line C, located along the Santa Ana-Delhi channel, conveys sewer flows from the western portion of Santa Ana Heights and the commercial center on Santa Ana Avenue. An 18-inch parallel line is proposed to be installed. Improvement Feature D: Pump Station 11 collects sewer flows from various portions of Santa Ana Heights and pumps to Sewer Pump Station 10 (Improvement Feature E). Pump Station 11 is proposed for upgrading, to include installation of new pumps and controls, electrical service, and remodeling of the existing wet well. Improvement Feature E: Pump Station 10 pumps sewer flows from various portions of Santa Ana Heights to the 24-inch sewer trunkline along Fair Drive (Improvement Feature F), which flows into the CMSD treatment facility. Pump Station 10 is proposed for upgrading, to include installation of new pumps and controls, electrical service, and remodeling of the existing wet well. Improvement Feature F: Line F is a 24-inch trunkline located along Fair Drive which transports flows from Pump Station 10 to the CMSD treatment facility. A 15-inch parallel line is proposed to be installed. Improvement Feature G, Area 2 Outfall Sewer Facilities: This project will reduce the flows to Costa Mesa Sanitary District's Tustin Office Avenue Pumping Station, in order to meet demands under ultimate conditions. The project includes a new pump station at the Bristol/Birch intersection, a gravity sewer, and a new sewer force main in Birch Street, along the SR-73 bridge and extending northerly into Newport Beach. In includes a gravity sewer in Birch Street from the SR-73 bridge to MacArthur Boulevard. 3. Drainage System Improvements. In general, the existing storm runoff collection system within the specific plan area is adequate, with the exception of areas where proposed circulation realignments and modifications will alter street drainage patterns. The ultimate land use changes and circulation improvements will require the construction of 2,550 linear feet of 30-inch reinforced concrete pipe (RCP) mains and a system of catch basins. Improvements to the existing system are described below. (Note: Certain of the following Improvement Areas are not within that portion of Santa Ana Heights annexed to the City of Newport Beach, but are within the original larger County specific plan area. Thus, they are described here for informational purposes and to provide continuity with the County specific plan. Several of these improvements have been completed.) Improvement Area 1: One 14-foot catch basin at Orchard Drive and Birch Street. 30-inch RCP along Birch Street from Orchard Drive to Mesa Drive. One 7-foot catch basin at Mesa Drive to drain southerly. 30-inch RCP from Mesa Drive to Santa Ana-Delhi channel. Improvement Area 2: 30-inch RCP on Cypress Street from Cypress Street cul-de-sac to South Bristol Street. Two 14-foot catch basins at Cypress Street cul-de-sac. Improvement Area 3: One 14-foot catch basin at Orchard Drive cul-de-sac. One 18-inch RCP from Orchard Drive cul-de-sac to the Santa Ana-Delhi channel. Improvement Area 4: Installation of 1,900 feet of storm drain along Santa Ana Avenue south of Orchard Drive. Installation of eight catch basins on Santa Ana Avenue. Improvement Area 5: Installation of an 18-inch diameter drainage system along Indus Street and Redlands Drive to divert storm water run-off around this area to the Santa Ana-Delhi Channel. Improvement Area 6: Installation of an 18-inch diameter RCP and three catch basins along Bayview Avenue. Installation of a storm drain and two catch basins along 250 feet of Orchid Street. Birch-Cypress Drainage Problem: A localized drainage problem exists along Birch and Cypress streets south of Orchard Drive. In this area, surface runoff flows from parcels fronting on Cypress Street onto parcels along Birch Street. Ponding of water also occurs on at least one parcel along Birch Street. This drainage situation is a particular concern where business park development is planned to occur along Birch Street. Such development must provide for the transport of runoff from adjacent residential parcels to the drainage facilities planned along Birch Street. The area affected by this drainage is based on existing topography. In order to adequately provide for surface runoff in this area, a comprehensive drainage plan and implementation program must be developed for the area prior to any business park development within the affected area. Possible drainage solutions which are being considered include the following: An underground storm drain collection system. A pumping station which collects storm runoff and pumps to an acceptable public storm drain system. Funding possibilities for the above improvements include the Orange County Development Agency, an assessment district, or developer contribution. 4. Electric, Telephone and Cable Television Improvements. Although not anticipated, the planned improvements and modifications to the circulation system may require utility relocations, realignments, or abandonments. D. Fire Protection. Addition of the development in Santa Ana Heights to the City's fire protection responsibilities may require the construction of a new fire station, located in or near Santa Ana Heights. Funding possibilities for the fire station include the Orange County Development Agency, an assessment district and/or developer contributions. E. Recreation Improvements. The Recreation Plan is designed to enhance equestrian opportunities within the specific plan area with appropriate connections between local and regional trail systems. Exhibit 20.44-9 identifies those recreational facilities planned within and adjacent to the specific plan area. Elements of the Recreation Plan are as follows: 1. A local equestrian trail has been constructed along the west side of Cypress Street from the north end of the street to Mesa Drive. As currently shown on the Recreation Plan, the trail would continue west along the south side of Mesa Drive to just prior to Birch Street, where it turns south to connect with the proposed regional trails along Upper Newport Bay and the Santa Ana-Delhi channel. This local equestrian trail is also planned to extend east along Mesa Drive from Cypress Street to the Irvine Coast Regional Trail. 2. Acquisition of an appropriate site for development of a public equestrian center will be studied. Facilities within a center may include box stalls and pipe corrals, arenas, horse rental facilities, parking and staging areas, and other related support facilities, including an office and storage rooms. If a site is acquired by a public agency, the property would be developed and maintained by a private stable operator under a lease agreement with the agency.  EXHIBIT 20.44-9: RECREATION PLAN 3. Regional recreation facilities, either existing or proposed within the general areas, include: two existing golf courses, the Newport Beach Golf Course and Santa Ana Country Club; the existing Irvine Coast Regional Riding and Hiking Trail through Upper Newport Bay, linking the existing trail along San Diego Creek with the proposed Santa Ana Heights Regional Riding and Hiking Trail along the Santa Ana-Delhi channel; an existing bikeway along Irvine Avenue south of University Drive; and proposed bikeways along University Drive and through Upper Newport Bay. 4. The County's Upper Newport Bay Regional Park will include land adjacent to the State Ecological Reserve. This regional park will complement the Ecological Reserve with more active uses, such as an interpretive center and a pedestrian trail, and will serve as a buffer from adjacent land development. |
|
||