{"id":65442,"date":"2008-01-14T15:24:34","date_gmt":"2008-01-14T15:24:34","guid":{"rendered":"https:\/\/zonda-develop.go-vip.net\/concrete-construction\/article\/clearing-the-road_o"},"modified":"2008-01-14T15:24:34","modified_gmt":"2008-01-14T15:24:34","slug":"clearing-the-road_o","status":"publish","type":"post","link":"https:\/\/zonda-develop.go-vip.net\/concrete-construction\/projects\/infrastructure\/clearing-the-road_o\/","title":{"rendered":"Clearing the Road"},"content":{"rendered":"<!--nextpage--><ul class=\"wp-block-list\"><li>\r<div class=\"wp-block-group is-layout-constrained wp-block-group-is-layout-constrained\">\r <p class=\"wp-block-paragraph\">Lake Forest, Calif., had a big challenge. One of southern Orange County&#8217;s oldest communities, the city was surrounded by shiny new retail centers that were stealing local shoppers and dollars. Further complicating the problem was El Toro Road; the primary roadway to the city&#8217;s downtown was ranked among the county&#8217;s most congested streets.<\/p>\r <p class=\"wp-block-paragraph\">The only move that would prevent Lake Forest from losing more business to neighboring municipalities: A major public works endeavor that would take two years to complete and cost about $32 million.<\/p><p class=\"wp-block-paragraph\"><b>A Bit of History<\/b>\r <\/p>\r <p class=\"wp-block-paragraph\">Decades before it officially became a city in 1991, Lake Forest was an unincorporated area also referred to as \u201cEl Toro.\u201d Its history as a working-class burg dates to the post-World War II era, when servicemen stationed at the adjacent El Toro Marine Air Station (now decommissioned) and other nearby bases decided to stay for good.<\/p>\r <p class=\"wp-block-paragraph\">Like the rest of Orange County, the Lake Forest area began to grow rapidly in the mid-60s as residential, commercial, and industrial development replaced acres of citrus trees and other crops.<\/p>\r <p class=\"wp-block-paragraph\">El Toro Road and adjacent communities evolved as the county grew, but because the area was unincorporated during intense growth in the 1970s and 1980s, it didn&#8217;t get the close attention that a city government would have provided. Busy dealing with other growing parts of the county, the County Board of Supervisors left the area virtually on its own, with little guidance and hardly any funds for much-needed infrastructure improvements.<\/p>\r <p class=\"wp-block-paragraph\">In 1988, the county board finally declared El Toro Road and its immediate environs a \u201cblighted\u201d area. When Lake Forest polled its residents in the late 1990s to determine what they considered top city priorities, the response was loud and clear:<\/p>\r <p class=\"wp-block-paragraph\">\u201cFix El Toro Road!\u201d<\/p>\r <p class=\"wp-block-paragraph\">Continuous resident input is important when implementing a successful revitalization program. Armed with the survey data, the city started public-outreach workshops in 1997 to better hone in on what residents wanted.<\/p>\r <p class=\"wp-block-paragraph\">Out of these workshops emerged clear direction: 1) abate traffic problems on El Toro Road, 2) make the roadway safer for vehicles and pedestrians, 3) establish a vibrant retail and business environment along the thoroughfare, and 4) create a more exciting sense of place\u2014a real \u201cdowntown\u201d of which residents could be proud.<\/p>\r <p class=\"wp-block-paragraph\">Even clearer was the fact that without aggressive revitalization efforts, Lake Forest would suffer. Traffic planners projected that by 2020, El Toro Road would carry 70,000 vehicles a day. The congestion would further discourage businesses and shoppers from patronizing the city.<\/p><p class=\"wp-block-paragraph\"><b>Tackling the Problem<\/b>\r <\/p>\r <p class=\"wp-block-paragraph\">Lake Forest&#8217;s population stands at more than 76,000. Blocked in by neighboring municipalities, the city is nearly built-out, with only scattered undeveloped parcels remaining. As a result, the city is significantly impacted by the growth that surrounds it, especially the rapid expansion of Irvine and Foothill Ranch to the north.<\/p>\r <p class=\"wp-block-paragraph\">The task of turning its aged commercial area into a vital downtown started from the ground up. The outreach workshops created a strong foundation of community support and credibility that stayed with the project through all phases, including intense construction, with few complaints and no opposition.<\/p>\r <p class=\"wp-block-paragraph\">After gathering input from stakeholders, city staff, and consultants, Lake Forest generated a master plan for revamping the roadway and the surrounding 856-acre redevelopment area. Called the Revitalization and Revisioning Strategy, it was prepared by urban and real estate economists Sedway Group of Los Angeles, and Urban Design Studios, an urban planning and design firm in Irvine, Calif.<\/p>\r<\/div> \r<p class=\"wp-block-paragraph\">\r \r<\/p>\r\r <p class=\"wp-block-paragraph\">The strategy started with design and construction of El Toro Road from the I-5 Freeway to Muirlands Boulevard. Irvine-based Psomas Engineering managed the actual roadway design and construction, and NUVIS Landscape Architecture and Planning of Costa Mesa, Calif., orchestrated landscaping, hardscape, and architectural elements.<\/p>\r <p class=\"wp-block-paragraph\">\u201cThe goal was to embrace the city&#8217;s agricultural heritage while establishing a strong new sense of place,\u201d says Perry Cardoza, NUVIS corporate principal and El Toro Road project manager. The city and its consultants also worked closely with California DOT (CalTrans) and the Orange County Transportation Authority.<\/p><p class=\"wp-block-paragraph\"><b>Crafting a Solution<\/b>\r <\/p>\r <p class=\"wp-block-paragraph\">The majority of funding was secured from the Orange County Transportation Authority&#8217;s Measure M funds ($15.4 million), and the County of Orange Foothill Circulation Phasing Plan ($3.4 million). Measure M is a $4.2 billion voter-approved sales tax increase, being used to improve the county&#8217;s roadways and public transit. The remainder of the funds ($13.7 million) came from Lake Forest. Of the $32.15 million project cost, about $17.8 million was used to acquire the necessary rights of way; $11.1 million went to construction; and $3.26 million covered engineering and other professional services.<\/p>\r <p class=\"wp-block-paragraph\">A key component of the redevelopment process\u2014the largest of its kind in the city&#8217;s history\u2014was a marketing program, formulated from stakeholder input gained through workshops. It addressed commercial analyses; shopper perceptions; and planned architecture, signage, landscaping, and pedestrian amenities. In keeping with the area&#8217;s bucolic theme, the city adopted the name \u201cThe Arbors\u201d for the project. Through newsletters, media coverage, a Web site (www.thearbor.info), and other communications, the city kept stakeholders abreast of progress and problems, and engaged them in the process from start to finish.<\/p>\r <p class=\"wp-block-paragraph\">The city&#8217;s agricultural legacy was articulated with 60,000 square feet of new landscaping, including 261 trees and 3060 shrubs. Craftsman-influenced landscaped median islands; planted parkways providing a buffer between the sidewalk and the roadway; and pedestrian walkways and seating areas added to the aesthetic. Rounding out the beautiful new downtown is a gateway entry at Rockfield Boulevard consisting of 25-foot stone and metal towers on both sides of El Toro Road.<\/p><p class=\"wp-block-paragraph\"><b>Successful Reinvention<\/b>\r <\/p>\r <p class=\"wp-block-paragraph\">With El Toro Road now complete, The Arbors has become a turning point for Lake Forest.<\/p>\r <p class=\"wp-block-paragraph\">\u201cThe project presented challenges large and small to city residents and businesses,\u201d says Robert Woodings, the city&#8217;s director of public works and chief engineer. \u201cNevertheless, based on our surveys, 98% of residents supported the project at the onset and that level of support has never wavered.\u201d<\/p>\r <p class=\"wp-block-paragraph\">After the project&#8217;s September 2006 completion, the reinvigorated area quickly began attracting major new investments. Westrust\/Apollo, one of California&#8217;s leading retail developers, is constructing an $80 million, 279,000-square-foot center called The Orchard at Saddleback. The first phase was completed fall 2005, and several major retail tenants\u2014such as Pier 1 Imports, Staples, and PetSmart\u2014have already opened their doors. Another emerging retail center is being developed by GDM LLC directly across El Toro Road, with Home Depot as the anchor.<\/p>\r <p class=\"wp-block-paragraph\">With community outreach, careful planning and execution, and creative expression, the city&#8217;s retail revitalization strategy is being realized. These new retail centers and related businesses are expected to be key energizers for other outlets along El Toro Road, creating an urban mix of offices, stores, restaurants, civic, and entertainment uses that will open a new chapter in the growth and vitality of Lake Forest.<\/p>\r <p class=\"wp-block-paragraph\"><i>\u2014 Rombouts is a business writer based in Irvine, Calif.<\/i><\/p><p class=\"wp-block-paragraph\"><b>Project Details: El Toro Road Traffic and Landscape Improvement Project<\/b>\r \r <b>Date started:<\/b> September 2004<\/p>\r <\/li><li>\r <b>Date completed:<\/b> September 2006<\/li><li>\r <b>Project cost:<\/b> $32 million<\/li><li>\r <b>Location:<\/b> Lake Forest, Calif.<\/li><li>\r <b>Lead agency:<\/b> City of Lake Forest Redevelopment<\/li><li>\r <b>Affiliated agencies:<\/b> California DOT, County of Orange, and Orange County Transportation Authority<\/li><li>\r <b>Vendors:<\/b> Psomas (civil engineering and project management), NUVIS (landscape architecture and planning)<\/li><\/ul>\r \r \r","protected":false},"excerpt":{"rendered":"","protected":false},"author":0,"featured_media":65446,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"_jetpack_memberships_contains_paid_content":false,"scheduledNewsletterDates":[],"_scheduled_newsletter_id":0,"footnotes":"","jetpack_post_was_ever_published":false,"zonda_content_type_url_append":"_o","zonda_dfp_zone":"","zonda_exclude_recommended_contents":false,"zonda_exclude_most_popular":false,"zonda_exclude_tagged_results":false,"zonda_eyebrow":"Project management","zonda_last_newsletter_date":"2099-12-31T23:59:59.999-05:00","zonda_original_url":"","zonda_pdf_version":0,"zonda_print_headline":"Clearing the Road","zonda_promo_abstract":"Lake Forest, Calif., had a big challenge. One of southern Orange County's oldest communities, the city was surrounded by shiny new retail centers that were stealing local shoppers and dollars. Further complicating the problem was El Toro Road; the primary roadway to the city's downtown was ranked among the county's most congested streets.","zonda_promo_headline":"","zonda_promo_image":0,"zonda_subheadline":"Less traffic congestion and more green space enables a California city to undergo an amazing transformation"},"tags":[],"news_item_type":[9],"section_10":[83124],"subject":[46,110,162,98],"organization":[4161],"award":[],"person":[],"product_type_10":[],"content-group":[],"event":[],"location":[155,238],"state":[126],"brand":[21460],"jlc-category":[],"year_tax":[],"sponsor":[],"coauthors":[86508],"class_list":["post-65442","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","news_item_type-project-article","section_10-infrastructure","subject-architecture","subject-local-markets","subject-retail-projects","subject-urban-development","organization-the-toro-company","location-los-angeles-long-beach-santa-ana-ca","location-orlando-kissimmee-fl","state-california","brand-public-works"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v28.2 (Yoast SEO v28.2) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Clearing the Road<\/title>\n<meta name=\"description\" content=\"Less traffic congestion and 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