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DESIGN REPORT
CLUBHOUSE ROAD
RANCHO VISTOSO, NEIGHBORHOOD 10
GOLF COURSE
MARCH 20, 1995
PREPARED FOR:
THE TOWN OF ORO VALLEY
11000 North La Canada Drive
Oro Valley, Arizona 85737
PREPARED BY:
THE WLB GROUP, INC.
4444 East Broadway Boulevard
Tucson, Arizona 85711
WLB No. 185050-A-016-0101
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TABLE OF CONTENTS
PAGE
1 .0 INTRODUCTION 1
1 . 1 FORWARD 1
1 .2 PHASING OF CONSTRUCTION 1
1 .3 DESCRIPTION OF PROJECT 5
2.0 TRAFFIC DATA 6
3.0 MAJOR DESIGN FEATURES 6
3. 1 DESIGN CONTROLS 6
3.2 VERTICAL AND HORIZONTAL ALIGNMENT 7
3.3 ACCESS CONTROL 8
3.4 RIGHT-OF-WAY 8
3.5 DRAINAGE AND FLOODPLAIN CONSIDERATIONS 9
3.6 EARTHWORK 9
3.7 TRAFFIC CONTROL 10
3.8 UTILITIES 10
4.0 ALIGNMENT STUDY 10
5.0 SAFETY ENHANCEMENTS 11
6.0 PHASING OF IMPROVEMENTS 12
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1.0 INTRODUCTION
1 . 1 FORWARD
Clubhouse Road is a collector roadway that is proposed to serve the new
golf course currently under construction and located in Neighborhoods 10
and 11 of Rancho Vistoso within the Town of Oro Valley, Arizona. The
project vicinity and location are shown in Figures 1 and 2, respectively.
1 .2 PHASING OF CONSTRUCTION
Clubhouse Road will consist of a constructed road approximately 4,000 feet
in length. This project will consist of three basic phases, with the
phases being as follows:
1 . Grade Only - Whereby the roadway is graded using temporary drainage
structures enabling basic utility infrastructure, i .e. , water,
telephone, and electric services, to be installed.
2. Interim Curb and Paving - Whereby the north one-half right-of-way is
fully improved. This would consist of two lanes of pavement and
final drainage structures being installed to Town standards.
3. Final Curb and Paving - Whereby the south one-half right-of-way is
fully improved including two lanes of pavement, final drainage
structures and a landscaped median; all installed to Town standards.
The basic construction phases are shown in Figure 3.
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LOCATION PLAN
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PIMA COUNTY. ARIZONA
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1 .3 DESCRIPTION OF PROJECT
The project will provide a minimum of two 12 foot wide lanes in each
direction together with multi-purpose lanes, median islands, graded
shoulders, and drainage improvements at the existing wash crossings to
improve accessibility to the golf course clubhouse. The right-of-way will
be established at 100 feet wide to accommodate the roadway cross-section
with associated landscaping.
Construction will begin at the intersection of the road with Rancho
Vistoso Boulevard, immediately east of the southwest corner of Section 24,
and run approximately 4,000 feet west to the future clubhouse site. The
roadway will also provide access to the golf course maintenance yard.
The roadway will ultimately be dedicated to the public with ownership and
maintenance coming from the Town of Oro Valley.
The horizontal alignment will follow the proposed Concept Land Use Plan
circulation scheme prepared in conjunction with the original golf course
layout and design. The vertical alignment will be designed to provide a
smooth profile and adequate sight distances within the requirements
dictated by the design speed.
Drainage improvements will include the use of crowned pavement sections in
conjunction with depressed curbs and storm drainage features, as required
for adequate pavement drainage.
A significant project element, in terms of cost and benefit, is the
drainage improvements to be provided at the wash crossings. The wash
crossings will be provided with culvert crossings capable of passing the
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100-year storm volumes safely and effectively. The roadway will be
designed and constructed to Town standards for "all -weather" crossings.
2.0 TRAFFIC DATA
Traffic data representing the original golf course circulation and land
planning scheme is of a generalized nature and found in the "Rancho
Vistoso Planned Area Development Traffic Impact Study Modifications, " Oro
Valley, Arizona, dated September 22, 1994; prepared by Lee Engineering,
Inc. This study can be found in the Appendix of this report for further
reference.
Per discussions in a meeting held between Joanne Homer (Town of Oro
Valley) , Tim Ensign (The WLB Group) , and Mark Poppe (Lee Engineering) , a
final report will be prepared in conjunction with the P.A.D. amendment.
In the event that the final report necessitates any changes or has any
implications to the Clubhouse Roadway, the impacts will be addressed at
that time.
Based on the above mentioned report, it is anticipated that the ultimate
roadway section consisting of four lanes for vehicular travel , including
multi -purpose lanes, will be more than ample to accommodate the future
P.A.D. amendment densities.
3.0 MAJOR DESIGN FEATURES
3. 1 DESIGN CONTROLS
The design standards for the project will be in accordance with
A.A.S.H.T.O. 's A Policy on Geometric Design of Highways and Streets, 1990,
with specific attention to Chapter VI, "Collector Roads and Streets. "
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Arizona Department of Transportation (ADOT) design standards will be
utilized to the extent feasible. Town of Oro Valley standards will also
be followed where applicable. Typical road sections are shown in Figure
3.
TABLE 1 - DESIGN STANDARDS
Design Year 2015
Slope Standards ADOT Std. Dwg. C-02.30
Design Speed 30 MPH •
Basic Roadway Width 84 feet Including Median
Lane Width 12 feet for Vehicles;
8 feet for Golf Carts
Number of Lanes 4 (2 Each Direction)
Shoulder Width 8 feet
Maximum Gradient 10 Percent (Rolling Terrain)
Access Control Median Openings at no less than 400
foot intervals, 150 foot offset
between any intersecting streets on
the same side of centerline
Right-of-Way Width 100 foot Minimum
Drainage Design Frequencies:
• Pavement 10-Year (1 Free Travel Lane)
• Cross-Culverts 100-year Flow Capacity Under Road
3.2 VERTICAL AND HORIZONTAL ALIGNMENT
•
The existing rolling terrain and layout of the golf course necessitates
numerous horizontal and vertical curves in addition to tangent and
relatively flat sections as the roadway follows, for the most part, the
existing topography from Rancho Vistoso Boulevard to the clubhouse.
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The vertical and horizontal alignment in the construction of the roadway
will be designed and constructed to ensure adequate sight distances on
vertical curves, to safely cross-drain features, and to provide adequate
radius on all horizontal curves in accordance with the design speed.
Sections of tangent, or near tangent, horizontal alignment will be
provided for access of adjacent residential and commercial land uses.
The horizontal alignment will provide for a curving, interesting, and
aesthetic drive to the clubhouse. The alignment will pass immediately
south of the golf course's only lake, offering an excellent view over the
lake and down Holes No. 8 and 9, which will provide a beautiful and
dramatic entry for golfers and residents.
The road will be designed to cross between the green on Hole No. 8 and the
tee boxes on Hole No. 9. This will ensure safety for both the golfers and
the vehicular traffic. A golf cart under-crossing will be provided at the
crossing to further enhance safety considerations.
3.3 ACCESS CONTROL
Access control for any future new access points onto Clubhouse Road will
be in accordance with Town of Oro Valley requirements and policies.
Median breaks will be provided to accommodate safe turning movements at
the appropriate locations as needed and as approved by the Town.
3.4 RIGHT-OF-WAY
The proposed right-of-way width is 100 feet, which is adequate for the
planned improvements. Constrained locations are not anticipated; however,
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slope easements may be needed in the future as residential and commercial
land uses are developed adjacent to the roadway.
3.5 DRAINAGE AND FLOODPLAIN CONSIDERATIONS
The roadway is impacted by drainage from the adjacent hillsides to the
northeast, which passes across the roadway heading in a southwesterly
direction.
At the minor wash crossings, cross-drainage will be handled by pipe
culverts. At the larger wash crossings, cross-drainage will be handled by
box or arch-pipe culverts designed to handle the 100-year frequency storm
event. The drainage improvements will be designed and constructed to
provide reduced flood risks to the public, provide all -weather access, and
maintain a roadway profile consistent with the design speed.
For further details and calculations, a drainage report was prepared for
the wash crossings and can be referenced. The report is entitled,
"Revised Drainage Report for Rancho Vistoso, Neighborhood 10 Golf Course, "
dated October 3, 1994, prepared by The WLB Group, Inc. This report is
currently on file with the Town of Oro Valley.
3.6 EARTHWORK
Earthwork for the proposed improvements will involve structural excavation
and fill sections for vertical profile improvements along the existing
alignment. Earthwork will attempt to be balanced between cut and fill
quantities.
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3.7 TRAFFIC CONTROL
Traffic will be maintained along Rancho Vistoso Boulevard during
construction. Traffic control will be provided as required by the Town of
Oro Valley. All signage shall be in accordance with the Manual on Uniform
Traffic Control Devices, 1988 Edition.
3.8 UTILITIES
All future utilities, including sewer, water, gas, electric, cable TV and
telephone, will be installed underground to the specifications of the
utility company.
The service capacity will be sized to accommodate the immediate needs of
the golf course. Future augmentations will provide capacity for the
anticipated demand from developed land uses.
4.0 ALIGNMENT STUDY
The Clubhouse Road was originally conceptualized by the planning firm of
Gage Davis and Associates during the design of the golf course. The
alignment of the road was chosen over alternate routes due to the
following considerations:
1 . The entrance off Rancho Vistoso Boulevard is approved as an access
point in the Rancho Vistoso P.A.D. document.
2. The roadway running immediately south of the commercial planning
unit "X" gives excellent access to this primary commercial parcel .
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3. The alignment takes full advantage of the scenic and aesthetic vista
associated with the golf course lake and view corridors of Fairways
No. 8 and 9.
4. The golf course was designed to allow sufficient space between
Fairways No. 8 and 9 to safely pass the access road.
5. The location of the clubhouse must be between and in close proximity
to the tee boxes of Hole No. 1 and the green of Hole No. 9. It also
needs to be in very close proximity to the driving range and Holes
No. 10 and 18.
6. The alignment gives excellent access immediately off of Rancho
Vistoso Boulevard to the clubhouse site.
7. The preliminary traffic study indicates the largest volume of
traffic is on this clubhouse access road, which will eventually
become extended to form the main loop road for the golf course
community. This gives an economic benefit to golf course play
revenues and food and beverage revenues.
5.0 SAFETY ENHANCEMENTS
The safety of both vehicular traffic and golf cart traffic will be of the
utmost importance to the design and construction of Clubhouse Road. In
order to accomplish the goal of optimum safety, the following features
will be incorporated:
1 . Multi -purpose lanes, to be utilized by both bicycles and golf carts,
will be provided to separate vehicular traffic from bicycle and golf
cart traffic.
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2. A golf cart under-crossing will be provided between Holes No. 8 and
9 to safely pass cart traffic underneath Clubhouse Road.
3. Golf cart access to the Clubhouse Road under-crossing will be
provided via depressed curb access on Clubhouse Road, thereby
enabling golf carts coming from Rancho Vistoso Boulevard to access
the clubhouse without having to make a left-hand turn into oncoming
traffic.
4. Median islands will be provided to separate directional vehicular
traffic and provide access control via median breaks.
Other safety features will be incorporated into the design, and have been
previously discussed in the sections of this report, referencing drainage
and horizontal and vertical alignments.
6.0 PHASING OF IMPROVEMENTS
The Clubhouse Road contemplated by this report is the first phase of the
circular loop for Neighborhoods 10 and 11, and will be extended as
development occurs in the Neighborhoods.
The first phase of the improvements is to consist of the north one-half of
the roadway, which will be completely paved. A vertical curb will be
placed along the median side of the roadway, portions of which will be
incorporated into the ultimate median curb. The outside edge of the road
will have full curb and gutter.
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APPENDIX
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{ Rancho Vistoso Planned Area Development
Traffic Impact Study Modifications
Oro Valley, Arizona
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September 22, 1994
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by
Lee Engineering, Inc.
3240 E. Camelback, Suite 180
Phoenix, Arizona 85018
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prepared for:
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.. The WLB Group, Inc.
ft''° 4444 Fast Broadway
Tucson, Arizona 85711
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INTRODUCTION
The purpose of this study is to evaluate the impact of proposed land use and roadway circulation
revisions within the Rancho Vistoso Development and determine the traffic demand for the
affected roadway segments. Rancho Vistoso is located in the Town of Oro Valley, Arizona. In
1985, a traffic impact study was prepared by Basmaciyan-Darnell, Inc. for the proposed
development. Based on that study, the master plan for the area was approved by the Mayor and
Town Council on July 29, 1987. However, revisions in the residential density and roadway
circulation element of the plan have become necescriry as a result of final platting of certain
neighborhoods within the development.
Revisions to neighborhood 7 and part of neighborhood 10 were addressed in a study prepared
by Lee Engineering, Inc. in April 1994. This study will examine the impacts associated with
proposed revisions to the remainder of neighborhood 10 and portions of neighborhood 11.
Figure 1 shows the currently approved Planned Area Development traffic circulation plan within
neighborhood 10, and Figure 2 the proposed revisions to the circulation plan in this area.
The following affected roadway segments are evaluated in this traffic study:
• Woodshade,
• the Loop Road,
• the Loop Bi-sector, and
• the two Moore access roads.
The following methodology is used in the preparation of this report:
• The number of trips generated within the affected portions of neighborhoods 10
and 11 are computed based on the trip generation rates used in the 1985 study.
• Trip distribution ratios are determined based on the most likely destinations and
origins for the affected areas.
• Trips are then assigned based on the trip distribution ratios and the revised
roadway network.
• On the basis of the trip assignment, the number of lanes required to handle the
traffic volumes on the affected roadway segments are assessed.
TRIP GENERATION
The trip generation rates used in this study are the same as those given in the 1985 study and are
reproduced in Table 1. The portions of neighborhoods 10 and 11 being addressed in this study
Rancho Vistoso Traffic Impact Study Modifications 1
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Circulation Plan Figure 1
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contain residential, school, park, and club house land uses. The proportion of each of these types
of use and the trips generated by each are given in Table 2. Trip generation is defined in terms
of "trip ends" which is the sum of all trips entering and leaving a proposed development area
over a given period of time. For this development, the number of trips generated has been
calculated for a typical weekday.
For a school, the trips generated are either by students or employees of the school. Since most
students will live within the area surrounding the school, it was assumed for this study that 50%
of the elementary school trips were to or from the residences in the area, and thus have already
been counted in the number of trips generated from the residential area. For this reason, the
number of trips generated by the school has been reduced 50% in the total number of trips
generated by this area of the Rancho Vistoso development given in the last column in Table 2.
For the park, it was assumed that the majority of the trips generated would be internal, but a few
external trips would be present, thus the reduction in the number of trips generated by the park.
For the club house, it was assumed that some of the trips generated would be internal, but that
the majority of the trips would be generated from people traveling from other areas to golf at the
golf course, and thus use the club house. These assumptions are reflected in Table 2.
Combining all of these land uses, the development in this area is expected to generate 17,574
trips daily, which need to be distributed on the surroundingroad network.
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Table 1 Trip Generation Factors (Based on the 1985 Study)
Land Use Trip Generation Factor
(per day)
•
Very Low Density 13.0/Residence
Residential (0-1 RAC*)
Low Density Residential 13.0/Residence
(1-3 RAC*)
Medium Density 11.0/Residence
Residential (3-6 RAC*)
Medium High Density 11.0/Residence
Residential (6-8 RAC*)
High Density Residential 8.5/Residence
(8-21 RAC*)
Elementary Schools 75/Acre
Parks 10/Acre
Club House 30/Acre
*RAC = Residences per Acre
Rancho Vistoso Traffic Impact Study Modifications 4
Table 2 Land Distribution and Number of Trips
Land Use Number of Units Total Trips
Medium Density Residential 1,531 Residences 16,841
Elementary School 16 Acres 600*
Park 1 Acre 8*
Club House 5 Acres 125*
*See discussion regarding internal/external trips
TRIP DISTRIBUTION
The trip distribution for this development is based on the most likely sources of attraction to the
future residents of the Rancho Vistoso Development. There are a few shopping areas and other
attractions within the Rancho Vistoso Development northeast of the study area, but the majority
of employment areas and other attractions lie to the south and east of the development. .Based
on,this assumption, the trip distribution ratios are given in Table 3. The trips generated within
the study area are shown in Figure 3.
Table 3 Trip Distribution Ratios for Development
Direction Percent of Trips
North-Northeast 10%
West-Southwest 10%
South-Southeast 80%
LANE AND SPECIAL TRAFFIC CONTROL NEEDS
Based on the results of the analysis, Woodshade, the Loop Road, the Loop Bi-sector, and the
two Moore access roads all require only two lanes. However, most of these roads will need to
be widened at intersections to provide turn lanes, as discussed below. Special traffic control
needs include traffic signalization requirements and provisions for left turn, right turn, and free
flow right turn lanes. For this purpose, the hourly adjustment factors outlined in Traffic
Engineering: Policies, Guides and Procedures, Arizona Department of Transportation,PGP-4C-
2-2 are used. This document suggests multiplying the AADT by a factor of 5.72% (0.0572) to
obtain the eighth highest hour volume. Figure 4 shows the lane and traffic signal needs that are
considered beneficial to the Rancho Vistoso Development.
Rancho Vistas°Traffic Impact Study Modfications 5
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Control Needs
Traffic Signalization
For the purpose of this study, traffic signals are recommended when the eighth highest hourly
volume exceeds the volumes presented in Warrants 1 or 2 in the Manual on Uniform Traffic
Devices, 1988 (Part 4C). Based on the projected volumes, the following intersections warrant
future signalization provided the actual volumes in the year 2005 are equal to or exceed the
projected volumes given in this report:
—The Loop Road and Rancho Vistoso Boulevard
—Woodshade and Rancho Vistoso Boulevard
—Moore Road and Rancho Vistoso Boulevard
—Woodburne Avenue and Rancho Vistoso Boulevard.
Free Flow Right Turn Lanes
Free flow right turn lanes are suggested when the projected peak hour volumes exceed 300
vehicles per hour. Using this guideline, a free flow right turn lane appears to be warranted for
eastbound traffic at the intersection of the Loop Road and Rancho Vistoso Boulevard.
Left and Right Turn Lanes
In addition to the free flow right turn lane previously mentioned, the intersection of the Loop
Road and Rancho Vistoso Boulevard should also have a left turn lane. The following
intersections should all have right and left turn lanes since they are all T-intersections:
—Woodshade and Rancho Vistoso Boulevard
Woodburne Avenue and Rancho Vistoso Boulevard
—Both of the Moore Access Roads and Moore Road.
Rancho Vutaso Traffic Impact Study Modfications 8