Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
NEWPORT DUNES TPO
*NEW FILE* NEWPORT DUNES TPO . cj< 9<uft3maR (-A sn fates Transportation Planning *Traffic Engineering E I January 31, 1983 'pS� � v� O! C Ptaooto;; e'P�`oe1g83�- Mr. Fred Talarico 6 CoIRj Environmental Coordinator Ngvt�c. City of Newport Beach 0. 3300 Newport Boulevard u n Newport Beach, CA 92663 Dear Mr. Talarico: In response to your request regarding the Newport Dunes development alternatives, the following information is provided. 1. A list of land uses for each development alternative. 2. An exhibit of traffic distribution and.assignment. 3. A table'of intersection capacity utilization for the intersections analyzed.under.each development alternative. 4. Trip generation for each alternative. If more information is needed, please feel free to contact me. Sincerely, KUNZMAN ASSOCIATES Claudette K�`lli1� �✓✓lC1iY`. cc: Rich Edmonston 4664 Earranca Parkway * Irvine. CA S2714 * (714) 559-4231 Table A NEWPORT'DUNES ALTERNATIVES INTERSECTION CAPACITY UTILIZATION Intersection Capacity Utilization Mitigation Growth + Intersection Existing Committed Alt. I Alt. II Alt. III Needed Coast Highway and .7663 .9347 .9434 NA* NA Yes Orange Prospect .8722 1.0859 1.0946 NA NA Yes Balboa/Superior 1.1376 1.2985 1.3072 NA NA Yes Riverside .8944** 1.0387 1.0533 1.0481 1.0460 Yes Dover .6964 .8055 .8183 .8149 .8128 No Bayside .8748 :9865 1.0837 1.0487 1.0331 Yes Jamboree .9025 1.1265 1.2136 1.1816 1.1686 Yes .Newport Center .6072** .6309 .6674 .6659 NA No Avocado .5931** .7376 .7420 NA NA No MacArthur NA_ NA NA NA NA No Goldenrod NA NA NA NA NA No Marguerite NA NA NA NA NA No Jamboree and Santa Barbara .6117** .7553 .8035 .7850 .7781 No San, Joaquin Hills .5822 .7026 .7534 .7340 .7267 No Ford-Eastblu£f .9512- 1.0882 1.1323 1.1157 1.1077 Yes Bristol .7413 .9843 1.0279 1.0116 1.0056 Yes Bristol North .7547 .9966 1.0277 1.0160 1.0116 Yes MacArthur .5467 .7085 .7235 .7180 .7157 No Campus 1.0665 1.2180 1.2299 1.2255 1.2239 Yes Bristol and Bitch .1172** .8228 .8348 .8303 NA No Campus/Irvine 1.0028 1.1370 1.1530 NA NA Yes Bristol North and .8175** '1.2014 1.2146 1.2096 NA Yes Birch Campus 1.2688 1.6636 1.6769 NA NA Yes Newport Blvd. and .7176** .7814 .7895 .7877 .7852 No Hospital Road * NA - not applicable, 1 percent of intersection's traffic not exceeded. ** Differs from City's ICU possibly due to emphasis on different critical movements. *EWPORT DUNES ALTERNATIVE SUGGESTED INTERSECTION IMPROVEMENTS NOTE: The feasibility of these improvements has not been analyzed. Coast Highway and Riverside: - Add new south right lane for a total of 2 lanes. - Add new east through lane.for a total of 3 lanes. - Combine existing west through and west right lanes for a total of 4 west through lanes. - ICU - .8031 Coast Highway and Bayside: - City/State project pending. Coast Highway and Jamboree: - City/State project pending. Jamboree and Ford/Eastbluff: - Combine existing south left•and south through lanes for.a total of 3 south through lanes. - ICU - .8442 Jamboree and Bristol: - Completion of Corona Del Mar Freeway in 1985-1986 will reduce intersection capacity utilization. Jamboree and Bristol North: - Completion of Corona Del Mar Freeway in 1985-1986 will reduce intersection capacity utilization. Jamboree and Campus: - Reduce north left lanes to 1 north left lane. - Add 1 lane to north through/north right combination for 4 lanes.' - Add 1 south left lane.for'a total of 2 south left lanes. - Change existing 3 lane east-left/east through combination and add 1, new lane for a total of 2 east left lanes and 2 east through lanes. - Change existing west through/west right 2-line combination. to 2 west through lanes. - Add 1 west right lane for a total of 1 lane. - ICU - .8750 Bristol North and Birch: - Completion of Corona Del Mar Freeway in 1985-1986 will reduce intersection capacity utilization. CITY OF NEWPORT BEACH P.U.'BOX 1768, NEWPORT BEACH, CA 92063-3884 PLANNING DEPARTMENT (714) 640-2197 January 12, 1983 Bill Kunzman Kunzman Associates 4664 Barranaca Prkwy. Irvine, CA 92714 SUBJECT: Traffic Phasing Ordinance - Newport Dunes Dear Bill: Pursuant to our, phone conversation of January 12, 1983, please submit a proposal to a Traffic Study for the Newport Dunes project. The study must be prepared in accordance with the City's Traffic Phasing Ordinance and City Policy S-1. 'We have enclosed a copy of the statistical summary of. each of three (3) alternatives the study must be accomplished on. Very truly yours, PLANNING DEPARTMENT JAMES D. HEWICKER, Director By � Le-a�- Fred Talarico, Environmental Coordinator FT:tn 3300 Newport Boulevard, Newport Beach ALTERNATIVE I - COUNTY ADOPTED PLAN (12/3/80) AREA A EXISTING 0 Family Inn rooms 7000 sq. ft. commercial -Anthony's -Marina Dunes 0 sq. ft. office AREA B EXISTING 7000 sq. ft. commercial -Dunes headquarters -maintenance -storage areas -boat launch -family restaurant -nautical commercial -store -snack bars -RV center -restrooms -security 0 sq. ft. office EXISTING TOTALS 0 Family Inn rooms 14000 sq. ft. commercial 0 sq. ft. office AREA A PROPOSED 350 Family Inn rooms maximuml 25000 sq. ft. commercial -Anthony's -Marina Dunes -nautical commercial 10000 sq. ft. office AREA B PROPOSED 22000 sq. ft. commercial -Dunes headquarters -maintenance -storage areas -boat launch -family restaurant -nautical commercial -store -snack bars -RV center -restrooms -security -covered dry boat sYorage2 -quality restaurant -interpretive center 10000 sq. ft. office PROPOSED TOTALS 350 Family Inn rooms 47000 sq. ft. commercial 20000 sq. ft. office 1) Includes 3000 sq. ft. of meeting rooms and 4000 sq. ft. coffee shop. 2) Does not include covered dry boat storage, permitted but subject to separate agreement. 3) Includes 4000 square foot quality restaurant. • ALTERNATIVE II - NEWPORT DUNES PROPOSAL (June 1982 Proposal) AREA A EXISTING 0 Family Inn rooms 7000 sq. ft. commercial -Anthony's -Marina Dunes 0 sq. ft. office AREA B EXISTING 7000 sq. ft. commercial -Dunes headquarters -maintenance -storage areas -boat launch -family restaurant -nautical commercial -store -snack bars. -RV center -restrooms -security 0 sq. ft. office EXISTING TOTALS 0 Family Inn rooms- 14000 sq. ft. commercial 0 sq. ft. office AREA A PROPOSED 275 Family Inn rooms maximuml 15000 sq. ft. commercial -Anthony's -Marina Dunes -nautical commercial 5000 sq. ft. office AREA B PROPOSED 12000 sq. ft. commercial -Dunes headquarters maintenance -storage areas -boat launch -family restaurant -nautical commercial -store -snack bars -RV center -restrooms -security -covered dry boat storage 2 -quality restaurant -interpretive center 10000 sq. ft. office PROPOSED TOTALS 275 Family Inn rooms 27000 sq. ft. commercial 15000 sq. ft. office 1) Includes 3000 sq. ft. of meeting rooms and 4000 sq. ft. coffee shop. 2) Does not include covered dry boat storage, permitted but subject to separate agreement. 3) Includes 4000 square foot quality restaurant. • • n ALTERNATIVE III - CITY SUGGESTED (Per Letter of 11/23/82) AREA A EXISTING 0 Family Inn rooms 7000 sq. ft. commercial -Anthony's -Marina Dunes 0 sq. ft. office AREA B EXISTING 7000 sq. ft. commercial -Dunes headquarters -maintenance -storage areas -boat launch family restaurant -nautical commercial -store -snack bars -RV center -restrooms -security 0 sq. ft. office EXISTING TOTALS AREA A PROPOSED 200 Family Inn rooms maximuml 12000 sq. ft. commercial -Anthony's -Marina Dunes -nautical commercial . 5000 sq. ft. office AREA B PROPOSED 12000 sq. ft. commercial -Dunes headquarters -maintenance -storage areas -boat launch -nautical commercial -store -snack bars -RV center -restrooms -security -covered dry boat s�orage2 -quality restaurant -interpretive center 10000 sq. ft. office PROPOSED TOTALS 0 Family Inn rooms 200 Family Inn rooms 14000 sq. ft. commercial 24000 sq. ft. commercial 0 sq. ft. office 15000 sq. ft. office 1) Includes 3000 sq. ft. of meeting rooms and 4000 sq. ft. coffee shop. 2) Does not include covered dry boat storage, permitted but subject to separate aqreement. 3) Includes 4000 square foot quality restaurant. I Project Traffic of Project u Table 1 TRIP RATES PM Peak Hour 2.5 PM Peak Hour Land Use In Out In Out Daily Hotel (per room) .36 .37 .72 .74 10 Office (per 1000 sq. ft.) .27 1.36 .54 2.72 15 Restaurant (per 1000 sq. ft.) 2.77 1.69 5.54 3.38 50 Commercial (per 1000 sq. ft.) 3.50 3.50 7.00 7.00 50 Marina (per slip)' •03 .064 .06 .128 3.8 Boat Storage (per sapce) .1 .1 .2 .2 2 3 Table 2 PROJECT TRAFFIC TRIP GENERATION Trips Generated Land Use PM Peak Hour 2.5 PM Peak Hour Alternative In Out In Out Daily Alternative I: Area A: Hotel 350 rooms 126 130 252 259 3,500 Commercial 18,000 sq. ft. 63 63 126 126 900 Office 10,000 sq. ft. 3 14 6 28 150 Area B: Restaurant 4,000 sq. ft. 11 7 22 14 200 Commercial 11,000 sq. ft. 39 39 78 78 550 Office 10,000 sq. ft. 3 14 6 28 150 Marina 100 slips 3 6 6 12 380 Boat Storage 100 spaces 10 10 20 20 200 Alternative I Total 258 283 516 566 6,030 10 t Land'Use Alternative Alternative II Area A: Hotel 275 rooms Commercial 8,000 sq. ft. Office 5,000 sq. ft. Area B- Restaurant 4,000 sq. ft. Commercial 1,000 sq. ft. Office 10,000 sq. ft. Marina 100 slips Boat Storage 100 spaces Alternative II Total Table 2 (Continued) Trips Generated PM Peak Hour 2.5 PM Peak Hour In . Out In Out Daily 99 102 198 204 2,750 28 28 56 56 400 1 7 2 14 75 11 7 22 14 200 4 4 8 8 50 3 14' 6 28 150 3 6 6 12 380 10 10 20 20 200 159 178 318 356 4,205 5 Table 2 (Continued) Trips Generated Land Use PM Peak Hour 2.5 PM Peak Hour Daily Alternative In Out In Out Alternative III: Area A: Hotel 200,rooms 72 74 144 148 2,000 Commercial 5,000 sq. ft. 18 18 36 36 250 Office 5,000 sq. ft. 1 7 2 14 75 Area B• Restaurant 4,000 sq. ft. 11 7 22 14 200 Commercial 1,000 sq. ft. 4 4 8 8 50 Office 10,000 sq. ft. 3 14 6 28 150 Marina 100 slips 3 6 6 12 380 Boat Storage 100 spaces 10 10 20 20 200 Alternative III Total 122 140 244 -280 3,305 a e i 6 CITY OF NEWPORT BEACH P.U. BOX 1768, NEWPORT BEACH, CA 92663.3884 PLANNING DEPARTMENT (714) 640-2197 January 12, 1983 Bill Kunzman Kunzman Associates 4664 Barranaca Prkwy. Irvine, CA 92714 SUBJECT: Traffic Phasing Ordinance - Newport Dunes Dear Bill: Pursuant to our phone conversation of January 12, 1983, please submit a proposal to a Traffic Study for the Newport Dunes project. The study must be prepared in accordance with the City's Traffic Phasing Ordinance and City Policy S-1. We have enclosed a copy of the statistical summary of each of three (3) alternatives the study must be accomplished on. Very truly yours, PLANNING DEPARTMENT JAMES D. HEWICKER, Director By k, L /ie Fred Talarico, Environmental Coordinator FT:tn 3300 Newport Boulevard, Newport Beach V COURTON & ASSOCIATES ��+ 2061 Business Center Drive, Suite 203, Irvine, Californialifo927151714) 752.9085 2018.Lake Avenue, �g+7� r 91101 C213) 795-5988 January 4, 1983 Kk�cF,y 8 �FPgRNNCo- /NG ,1AN r4f* Mr. Robert Burnham, City Attorney crtyo`798a' 3300 NewportCity of � NewportBoulevard ��`�" Newport Beach, CA 92663 Dear Bob: Enclosed are statistical summaries of three Land Use Alternatives which should be considered for the Traffic Phasing Ordinance Study to be conducted for the Newport Dunes Project. it is the desire of the Newport Dunes that all three alternatives be evaluated to provide a knowledge of the types of improvements which may be required. It is our understanding that the product resulting from this study will be an identification of needed traffic improvements and an engineering cost estimate of those improvements. The three statistical summaries represent the proposals advanced by the County of Orange, Newport Dunesr Inc. and the City. As you can see in the summary on page 4, we are willing to meet most of the conditions outlined in your letter of November 23, 1982. The proposed Family Inn must be sized for at least 275 rooms for it to be economically feasible. The Newport Dunes has reduced the Family Inn size from the 330 rooms included in the Local Coastal Program. The Commercial and Office uses have also been reduced significantly. With your concurrence we will conduct the traffic study through the City of Newport Beach. If the improvements are reasonable and within our economic scope, we will settle with the City. Thank you very much for your cooperation. me if you have any questions. Ver truly yours, -,inawrence H. Buxton President � f Concur: Robert Fisher Planning Director Orange County Environmental Management Agency Please feel free to contact &4a�8 /Z-- m o ert Burnh Ci y Attorney City of Newport Beach Environmental Research • Governmental Relations • Planning and Financing ALTERNATIVE I - COUNTY ADOPTED PLAN (12/3/80) AREA A EXISTING 0 Family Inn rooms 7000 sq. ft. commercial -Anthony's -Marina Dunes 0 sq. £t. office AREA B EXISTING 7000 sq. ft. commercial -Dunes headquarters -maintenance -storage areas -boat launch -family restaurant -nautical commercial -store -snack bars -RV center -restrooms -security 0 sq. ft. office EXISTING TOTALS 0 Family Inn rooms 14000 sq. ft. commercial 0 sq. ft. office AREA A PROPOSED 350 Family Inn rooms maximuml 25000 sq. ft. commercial -Anthony's -Marina Dunes -nautical commercial 10000 sq. ft. office AREA B PROPOSED 22000 sq. ft. commercial -Dunes headquarters -maintenance -storage areas -boat launch -family restaurant -nautical commercial -store -snack bars -RV center -restrooms -security -covered dry boat storage 2 -quality restaurant -interpretive center 10000 sq. ft. office PROPOSED TOTALS 350 Family Inn rooms 47000 sq. ft. commercial 20000 sq. ft. office 1) Includes 3000 sq. ft. of meeting rooms and 4000 sq. ft. coffee shop. 2) Does not include covered dry boat storage, permitted but subject to separate agreement. 3) Includes 4000 square foot quality restaurant. a ALTERNATIVE II - NEWPORT DUNES PROPOSAL (June 1982 Proposal) AREA A EXISTING 0 Family Inn rooms 7000 sq. ft. commercial -Anthony's -Marina Dunes 0 sq. ft. office AREA B EXISTING 7000 sq. ft. commercial -Dunes headquarters -maintenance -storage areas -boat launch -family restaurant -nautical commercial -store -snack bars -RV center -restrooms -security 0 sq. ft. office EXISTING TOTALS AREA A PROPOSED 275 Family Inn rooms maximuml 15000 sq. ft. commercial -Anthony's -Marina Dunes -nautical commercial 5000 sq. ft. office AREA B PROPOSED 12000 sq. ft. commercial -Dunes headquarters -maintenance -storage areas -boat launch -family restaurant -nautical commercial -store -snack bars -RV center -restrooms -security -covered dry boat sYorage2 -quality restaurant -interpretive center 10000 sq. ft. office PROPOSED TOTALS 0 Family Inn rooms 275 Family Inn rooms 14000 sq. ft. commercial 27000 sq. ft. commercial 0 sq. ft. office 15000 sq. ft. office 1) Includes 3000 sq. ft. of meeting rooms and 4000 sq. ft. coffee shop. 2) Does not include covered dry boat storage, permitted but subject to separate agreement. 3) Includes 4000 square foot quality restaurant. ALTERNATIVE III - CITY SUGGESTED (Per Letter of 11/23/82) AREA A EXISTING 0 Family Inn rooms 7000 sq. ft. commercial -Anthony's -Marina Dunes 0 sq. ft. office AREA B EXISTING 7000 sq. ft. commercial -Dunes headquarters -maintenance -storage areas -boat launch -family restaurant -nautical commercial -store -snack bars -RV center -restrooms -security 0 sq. ft. office EXISTING TOTALS AREA A PROPOSED 200 Family Inn rooms maximuml 12000 sq. ft. commercial -Anthony's -Marina Dunes -nautical commercial 5000 sq. ft. office AREA B PROPOSED 12000 sq. ft. commercial -Dunes headquarters -maintenance -storage areas -boat launch -nautical commercial -store -snack bars -RV center -restrooms -security -covered dry boat storage 2 -quality restaurant -interpretive center 10000 sq. ft. office PROPOSED TOTALS 0 Family Inn rooms 200 Family Inn rooms 14000 sq. ft. commercial 24000 sq. ft. commercial 0 sq. ft. office 15000 sq. ft. office 1) Includes 3000 sq. ft. of meeting rooms and 4000 sq. ft. coffee shop. 2) Does not include covered dry boat storage, permitted but subject to separate agreement. 3) Includes 4000 square foot quality restaurant. ti City of Newport Beach 200 Family Inn rooms 24,000 square feet commercial COMPARISON OF PROPOSALS Difference 75 Family Inn rooms 3,000 square feet commercial Dunes, Inc. 275 Family Inn rooms 27,000 square feet commercial 15,000 square feet I -0- I 15,000 square feet office office Mehl Al Aw 84 \ YEHIC Ipm NEWPORT DAY MARINA EXPANSION E =� _�.- O © AND ?A c@199c ffo@m am m9w9 CAMraUn SHELLMA■U ISLAND 8WIM Wa LAGOON %m tewrar►tx—/��Lb�y� '�0 _x het•>+x&�vGb \ AREA A ®0 i AREA B ■ ■■ r■� �■ ■■ F-Cx Y N COURTON & ASSOCIATES BOAT RAMP S•'" � i mow DRY BOAT I STORAGE rnS�Alara/. ry�A'y ''•2' rwron�w� _ $ol f;J DA GROUP q� CA' PING AREA jFfF:I 4> "\ '..a RECREATION & NEW DEVELOPMENT PLAN newport dunes figure NORTH COAST PLANNING UNIT N LOCAL COASTAL PROGRAM - 4` Z-__-_ 1"0400' EWiPMWWALw/UGEMOOK&MY CV.NTYo< AWEJ MEMORANDUM OFFICE'OF THE CITY ATTORNEY C'O N F I D'E N T I A L November 2, 1982 Closed Study Session Agenda Item No. To: Honorable Mayor & Members of the City Council From: Robert H. Burnham - Assistant City Attorney Re: Newport Dunes Litigation/Revised Redevelopment Plan BACKGROUND' On February 9, 1981, the City of Newport Beach filed a lawsuit against the County of Orange and Newport Dunes, Inc. challenging, for various reasons, a plan for the redevelopment of the area commonly referred to as Newport Dunes. The property which encompases Newport Dunes consists primarily of State Tidelands originally granted to the County in the 1920's. This original grant was reconfirmed by the State Legislature as recently as 1975. C'ONF I DENT IAL Honorable Mayor & Members of the City Council Closed Study Session November 2, 1982 Page Two Re: Newport Dunes Litigation/Revised Redevelopment Plan The litigation filed by the City is based largely upon allegations that the County failed to comply with the California Environmental Quality Act. The City also alleges certain violations of the State Zoning & Planning Act and asks the Court to declare Newport Dunes subject to the Building & Zoning jurisdiction of the City of Newport Beach. There has been little activity relative to the Newport Dunes Redevelopment Proposal since the litigation was filed. While some of this inactivity can be traced to the litigation there are other reasons why the proposal has, for -the most part, remained on the back burner. These reasons include, but are not limited to the death of Haig Merigan, a principal in Newport Dunes, Inc., priority attached by the County to local coastal plans other than the plan covering Newport Dunes, and serious injuriLarry recentes sustained RedevelopmentyProposali,xand,curprentlyrwho drew t he most represents Newport Dunes with respect to its plans. This office has previously expressed an opinion that the City would almost certainly prevail on the "CEQA" arguments, but we were pessimistic about the City's chances of obtaining a declaration that Newport Dunes was subject to the Building & Zoning laws of the City of Newport Beach. DISCUSSION There has recently been an increase in the activity of the County and Newport Dunes, Inc. regarding its redevelopment plans. We have attached to this memo a copy of the revised Redevelopment Plan as well as a memorandum, prepared by the undersigned, for the Tidelands Affairs Committee which analyzes the revised Redevelopment Plan in comparison with the development approved by'Orange County (second proposal) as well as the development originally proposed. Briefly stated, the revised Redevelopment Plan proposed development substantially similar to that set forth in the original proposal and represents a significant reduction from the development authorized by the County. More importantly, the C'ONF ID'ENT I A L Honorable Mayor & Members of the City Council Closed Study Session November 2, 1982 Page Three Re: Newport Dunes Litigation/Revised Redevelopment Plan revised Redevelopment Plan contains a commitment on the part of the County and the developer to comply with certain zoning ordinances of the City of Newport Beach, i.e., height limits, parking requirements, site plan review, etc., as well as commitments that the City will issue all Building Permits and conduct all inspections. The revised proposal also contains a commitment that transient occupancy taxes generated by the "family inn" would be paid over to the City of Newport Beach. Finally, certain design constraints relative to the family inn would go along way towards ensuring that the facility did not serve businessmen or conventioneers, rather, middle income persons seeking to enjoy recreational activities within the City. In addition, staff has suggested certain other revisions to the revised plan the most important of which is a commitment on the part of the developer to make certain traffic system improvements such as the addition of one westbound lane on Coast Highway between the pump station and Bayside and the widening of Pacific Coast Highway between Jamboree and Bayside. This office also suggests that some consideration be given to demanding joint LCP jurisdiction over the Dunes site for the creation of a Joint Powers Agreement, pursuant to which the City and County would have equal authority with respect to the property subsequent to redevelopment. RECOMMENDATION The Tidelands Affairs Committee, due to the importance and complexity of this matter, is not inclined to make any recommendations to the Council. This office is also not in a position to make any recommendations. We would repeat our opinion that, while the City is likely to prevail on the CEQA issues, we are pessimistic regarding the prospects of obtaining a decision that Newport Dunes is subject to the Building & Zoning jurisdiction of the City. The County and Newport Dunes, Inc. could revise their environmental documentation and bring the matter to hearing within six to eight months, or, the County C"ONF I D"ENT I A L Honorable Mayor & Members of the City Council Closed Study Session November 2, 1982 Page Four Re: Newport Dunes Litigation/Revised Redevelopment Plan could choose to process this development by adopting a Local Coastal Plan (exempt from CEQA) containing the Redevelopment proposal. Since the County and Newport Dunes seem willing to negotiate a Redevelopment Proposal, this office, on behalf of Tidelands Affairs Committee, is asking the City Council for direction as to whether a negotiated settlement is acceptable a concept, and the terms and conditions that such an agreement must include, such that it is acceptable to, the Council. Robert H. Burnham RHB/ pr MMP-Dunes CC. Mike Miller - Confidential Jim Hewicker - Confidential Fred Talarico - Confidential Don Webb - Confidential the as OFFICE OF THE CITY ATTORNEY October 15, 1982 TO: Tidelands Affairs Committee FROM: Robert H. Burnham - Assistant City Attorney RE: Newport Dunes Litigation On July 21, 1982, this office received a revised Redevelopment Plan for Newport Dunes. The revisions grew out of a meeting between representatives of Newport Dunes, Inc., the Environmental Management Agency of the County, and the Tidelands Affairs Committee together with City staff. The development proposed in the revised Redevelopment Plan is represented to be a reduction from the original proposal in a number of respects. Since there are two "original" plans, the first described in EIR 230 and the second set forth in the Addendum to EIR 230. For your convenience, we have listed the salient provisions of each plan in the following table: Original Proposal 1. 290 rooms 2. 4 acre beach reduction 3. No meeting rooms 4. 2 new restaurants 5. No commercial 6. 385 space RV park 7. No new head- quarters 8. 610 boat slips 9. Eliminate dry boat storage 10. Retain same launching DISCUSSION Second Proposal 350 rooms No beach reduction 400 person meeting room Revised Plan 275 rooms No reduction 200 person meeting room 2 new restaurants 2 new restau- plus other facilities rants 80,000 sq. ft. commercial 350 space RV park 12,000 sq. ft. headquarters 493 boat slips 350 "s3ip- s' Retain same boat launching 20,000 sq. ft.,' 444 space RV park 121000sq. ft. headquarters 400 boat slips 350-400 z arc' . Retain same boat launching ^ �� The revised Development Plan, when compared to the original, actually contains more development than was first pro- posed. The revised plan, however, does contain certain commit- ments that render it more consistent with the interests of the City of Newport Beach. First, the design constraints imposed upon the family inn make it unlikely that it will be used ex- clusively to lodge persons who would likely arrive in'Orange County by way of John Wayne Airport. The meeting rooms have been reduced in size such that they are unlikely to be used for con- ference or seminar purposes and, as will be discussed below, they could be sited so as to virtually eliminate that possibility. The revised plan commits the developer to provide parking in compliance with existing regulations and guidelines of the City of Newport Beach. The developer also commits to construct all faciliites within the 261/351 height limitation zone established by the City of Newport Beach. They also commit to locate the - building so as to minimize visual impacts on adjacent uses and design the structures to reflect the architecture of the area. The Redevelopment Plan would be subject to review by the City to assure that all facilities are constructed to our specifications including a fire, police and public safety access. The City has promised to have continuing input into the implementation,pro- cess. The final site plans and elevations would be subject to site plan review by the City to ensure compatibilty with adjacent uses, but the site plan review process would be used only to refine the project. Finally, it is conceded that transient occu- pancy taxes generated by the family inn would be paid over to the City of Newport Beach. Fred Talarico, Don Webb, Rich Edmunston and the under- signed have reviewed the revised Redevelopment Plan and have the following comments and suggestions: 1. Meeting rooms should be situated such that they cannot be used by patrons of the family inn. The meeting rooms are supposed to provide emergency shelter for persons who may be using the camping area during inclement weather, and to provide space for local service organi- zations. Siting the meeting rooms near the RV park and adjacent to the day group camping area will remove them from the area of the family inn and locate them in a manner that is consistent with their intended purpose; 2. Bicycle trail through Newport Dunes is a major plus because it would allow bicyclists to avoid the inter- section of Jamboree and Pacific Coast Highway. The Redevelopment Plan should include exits such that Newport Dunes could be a destination for bicyclists and the bicycle trails should be separate from the RV Park and other areas where large vehicles would travel. Further, there should be no admission charge to bicyc- lists; 3. The number of parking spaces to be provided for all land uses should be specified in advance. The City should obtain a commitment that no parking structure will be constructed. If valet parking is required by the County, it should be provided at no charge, this to preserve the possibility that the family i:nn will be used by families of moderate means; 4. The development plan should, more clearly, designate precisely how much business and commercial square foot- age and where it is to be located. All business, commercial and retail activity should be strictly limit- ed to that which services marine -oriented activities as opposed to "marina" -oriented activities. A specific list of marine -related businesses has been previously provided by the developer and should be incorporated into the plan; 5. 'Once there is an agreement as to the basic land use to be placed on the site, the developer should commit to comply with all of the zoning regulations of the City of Newport Beach. The developer should also be required to pull Building and Grading Permits from the City, with the fees for the Permits to be paid to the City and inspection of the construction undertaken by City staff; 6. A traffic study, prepared pursuant to our TPO, should be conducted. It is staff's opinion that, if a traffic study was conducted, 21 intersections would be analyzed and the following improvements would likely be required: (a) The pumpadition ofstation andoCoasts Highway atne wet -bound nBayside; the (b) The widening of Pacific Coast Highway between Jamboree and Bayside; (c) A traffic signal at Back Bay Drive and Jamboree; (d) A sidewalk along Bayside to tie into Back Bay Drive; (e) A possible change in the configuration of Bayside Drive where it intersects Coast Highway; (f) Traffic Engineer approval of the internal circula- tion plan; and (g) Separate RV access and thru-road from Bayside Drive to Back Bay Drive. 7. Possible relocation of the new proposed restaurant to the east side of the swimming lagoon; 8. Certain so-called "family inn considerations" appear to be traffic generators and should be opposed. The major "considerations" that should be opposed include weekend fireworks, harbor cruises, skateboard course, scuba excursions, miniature golf course and "evening movies "as done in Las Vegas." Further, there should be a restric- tion that the family inn units cannot be timeshares and a restriction on tenancy to less than 30 days; 9. As an adjunct to the specification of parking spaces, the City should obtain some commitment as to a minimum number of spaces that will accommodate day use parking; 10. The dry boat storage facility, which is anticipated to include verticle stacking in special cradles, should be designated to ensure that it is well within the City's, height limit, and does not block views from adjoining properties; 11. The boat launch facility should be carefully designed so that there is adequate turn -around room and adequate parking spaces, of adequate size, to handle the antici- pated volume of traffic. This office also suggests that consideration be given to demanding joint LCP jurisdiction with this demand contingent upon our agreement not to fight land uses once agreement has been reached. LCP jurisdiction would give the City some security against further expansion of the site and that can be the reason advanced for requesting same. Joint LCP authority could be granted to the City pursuant to a Joint Powers Agreement under which the City and County would have equal authority with respect to the property subsequent to redevelopment. I have received numerous calls from Robert Fisher, the Director of Planning for EMA and Larry Buxton, the Planner retained by Newport Dunes, Inc., to push this project. They are both very interested in obtaining some response from the City to their revised Redevelopment Plan. I have discussed the possibi- lity'of scheduling a Closed Session during the Study Session, prior to the'October 25, 1982 City Council meeting. The Closed Session could discuss the possibility of resolving this litiga- tion through the use of a Stipulated Judgment, Joint Powers Agreement, etc., and the parameters of the land uses and densi- ties that the City would find acceptable for the site. Robert H. Burnham MMP-Tidelands 0) MU13RAYSTORM DIRECTOR, EMA o BOUNTY OF 0 o O/RANGE ENVIRONMENTAL MANAGEMENT AGENCY PLANNING 811 NORTH BROADWAY SANTA ANA, CALIFORNIA (714) 834-4643 JUL 2 0 1982 Michael Miller City Attorney City of Newport Beach P. 0. Box 1768 Newport Beach, CA 92663-3884 FILE Subject: Newport Dunes Local Coastal Program/Redevelopment P Dear Mr. Miller: ROBERT G. FISHER DIRECTOR OF PLANNING MAILING ADDRESS: P.O. BOX 4048 SANTA ANA, CA 92702 Thank you for the opportunity to meet with you and the other City representatives on April 13, 1982 regarding subject matter.. The meeting was helpful in clarifying the City's concerns regarding the proposed redevelopment project. We have been working with the Newport Dunes lessee to develop a package of proposed plan modifications which might satisfy the City's concerns. Enclosed please find a document which sets forth those proposed plan modifications which the lessee is willing to make. It is my belief that, if the City found them acceptable and was willing to settle the pending lawsuit, the Board of Supervisors would be prepared to modify the plan accordingly, and to enter into an agreement with the City. The agreement could insure the modified plan and any amendments are implemented in accordance with city zoning and building regulations and provide for city approval of detailed plans and specifications and for inspection of construction. I suggest you submit this to the ad hoc committee and advise me as soon as convenient whether these plan modifications seem to satisfy the City concerns. Ver,yv,tr-,iiiy Your , d caw .� ""-`----� Robert G. Fisher Director of Planning RGF:lcc cc: Larry Buxton, Newport Dunes,Inc. t f. • . e AGREEMENT THIS AGREEMENT is made and entered into on this 19th day of January 1983, by and between the CITY OF NEWPORT BEACH, a municipal corporation, hereinafter referred to as "CITY," and Kunzman Associates, hereinafter referred to as "CONSULTANT." W I T N E S S E T H WHEREAS, the CITY and Newport Dunes Incorporated have determined that it of interest to have a Traffic Phasing Ordinance - "Traffic Study"; and WHEREAS, CONSULTANT agrees to prepare the - Traffic Study pursuant to the "Traffic Phasing Ordinance" - Newport Beach Municipal Code, Section 15.40 and "Administrative Guidelines" for Implementing the Traffic Phasing Ordinance - City Policy S-1; and WHEREAS, CITY and Newport Dunes Incorporated desires to have said Traffic Study prepared; NOW, THEREFORE, in consideration of the foregoing, the parties hereto agree as follows: 1. GENERAL CONSULTANT agrees to prepare the subject study in accordance with the requirements set forth in Paragraph 2 of this Agreement. CITY agrees to remit to CONSULTANT the amounts set forth in paragraph 3 of this Agreement in accordance with the terms and conditions set forth in this document. 2. SCOPE OF WORK The subject study will be prepared in accordance with the Newport Beach Municipal Code, Section 15.40; City Policy S-1; the proposal dated January 14, 1983 and designated as Exhibit "A" attached; and by reference incorporated herein at this point as if fully set forth. 3. BILLING AND PAYMENT CONSULTANT shall be paid under this Agreement on a time and material basis and shall not exceed Five Thousand Dollars and no cents ($5,000.00). Partial payments shall be made by CITY to CONSULTANT upon CONSULTANT'S presentation of statements verifying the time and material costs incurred by it in connection with this Agreement. • 4. FAITHFUL PERFORMANCE CONSULTANT shall use diligent efforts to complete this contract within twenty-one (21) days after execution of this Agreement. The subject study must meet the approval of the City Traffic Engineer. 5. This Agreement is subject to termination by the CITY at any time upon serving written notice to CONSULTANT. The CITY shall be thereafter liable to CONSULTANT only for fees and costs incurred as of the date CONSULTANT receives such notice of termination. IN WITNESS WHEREOF, the parties here to have entered into this Agreement as of the date and year first above written. CITY OF NEWPORT BEACH By PLANNING DIRECTOR -2- APPROVED AS TO FORM A`� By Acting City Attorney CITY By / t Kunzman Associates CONSULTANT FEB r14,.•r.•�7,. il CUnaman ('Anuafn Transportation Planning *Traffic Engineering fVrJroczz.� VG -A- ��ylc January 14, 1983 Mr. Fred Talarico City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92663 Dear Mr. Talarico: Y RECEI�Ep� 0Pa TP+1 N1' JqN?1983,,. NEWFo4, yc The firm of Kunzman Associates is pleased to submit this proposed Agreement to provide professional engineering services for a traffic impact analysis of the Newport Dunes project. This proposal outlines a scope of work based on the information provided by you and our understanding of the requirements of this study. The traffic impact analysis will consist of preparing a report in conformance with the City's Traffic Phasing Ordinance and City Policy 5-1. This proposal is for Phases I and II of the Traffic Phasing Ordinance analysis. Phase III will be additional if required. A final illustrated report will be prepared summarizing the traffic analysis findings, methodology, and supportive data. The report will quantify existing traffic conditions and traffic conditions upon project completion and completion of other development. MEETING ATTENDANCE This proposal includes two general orientation meetings for information input and report discussion, and does not include attendance at public meetings. TIME SCHEDULE It is estimated that the traffic study will take approximately ten working days to complete from the date of authorization, and date of receipt of data essential for the study. 4B64 Barranca Parkway * Irvine, CA 92714 * (714) 559-4231 COMPENSATION The fee for the work outlined in this proposal shall be based upon personnel charges plus direct expenses as indicated in the Standard Compensation Schedule, a copy of which is attached and is incorporated into the Memorandum of Agreement in its entirety. However, in no case will the total fee for the specified services exceed $5,000 without prior approval from you or your authorized representative. The fee does not include attendance or presentation at a public hearing. This letter can serve as a Memorandum of Agreement and our authorization to proceed. Please sign one copy and return it to us for our files. We are looking forward to serving you on this project. Respectfully sui KUNZMAN ASSOCIA7 William Kunzman, CONTRACT APPROVI Approved by: _ Title: _ Firm: Date: Place of Execut: J<uftawl m (_kHetates Transportation Planning *Traffic Engineering STANDARD COMPENSATION SCHEDULE (Effective July, 1981) Classification Hourly Rate Firm Principal $60.00 Associates $45.00 Engineering Technician $15.00 Secretary $15.00 General Provisions of Agreement 1. Travel, reproduction, and supply costs are billed at cost. 2. Hourly rates apply to worktime as well as travel time and waiting time which occur at public hearings, depositions, or court testimony. 3. For court testimony, the above rates are to be increased 50 percent. 4. Statements will be submitted monthly for work in progress or upon com- pletion'of work. Statements are payable within 30 days of the state- ment date. Any invoice unpaid after 30 days shall be subject to interest at the maximum permitted by law. 5. Client hereby agrees that the balance in a billing statement is correct and binding unless the client notifies the consultant in writing within ten days of the date of billing and informs consultant of alleged in- correct item. 6. All documents produced as a result of this agreement shall remain the property of the consultant and may be used by the consultant without consent from the client. 7. The consultant makes no warranty as to his findings except that the work is performed using generally accepted methods. B. The client agrees to limit the consultant's liability to the client, because of professional negligent acts, errors, or omissions by the - consultant, to the consultant's fee. 9. Any controversy or claim arising out of or relating to this contract, or the breach thereof, shall be settled by arbitration in accordance with the rules of the American. Arbitration Association, and judgement upon the award rendered by the arbitration may be entered in any court having jurisdiction thereof. 4684 Barranca Parkway * Irvine, CA 92714 * (714) 559-4231 EXH-IB-IlT-,-1-11, r / i / J i 1 1 _f .r 1. r B _, 1 ■ D D I UPPER BAY , 1 1 I e 1 , 1 1 I , 1 —N— I 1 I 1 r I 1 1 1 Y ' ' O ' O I 4 9 , ' \p9 1 yN r 0 i 1 l0 ' ! • r 0Gw ` 7 TO MYR- RAY/�-. \\ r \ \l\\ .e DE°TR'AM WALKWAY I 1 l 10 ELEVATED PEDESTRIAN BRIDGE- SWIMMING LAcoon ' , ie is ...:�i .a /V,// . PLAN ' ELEVATED PEDESTRIAN ORIDOE -ao o to= =1E o t WATER EOREAD5 tM • Y M T) IN B —s m W- yt $�•e 9Y i cs -4s a =, «^„i"r`, its r. s. • _ W °- , M NtN4�Oc t'i tp` i ,.• .'7ad{ Ar. - _ W t�F 1^"'.r 1 �• v , �-exIBrlNo olloox0 ,^.M'k - ' _B� gv�',e`�'yP�.`� yx•�(�4� � �w��x+n r rJ•• SS!*•.1. TDN9 4M' A 3n I _ • 10 IT. uuRAMee ABOVE \ ..° AT MEAN MOON TIDE A00 HARBOR PATROL °OAT PROFILE PEDESTRIAN BRIDGE CONCEPTUAL DETAIL v .: } _.... ...... n n r Q�OQ[K LaaD -('FDWI MC�OpCJC GKJ` p�Q 'tNi nrAY'�u'•fi T' '� - �El� .j... - vG ? ?. ,.Y•` _ ,y.. _ •zs _' '„tfr$'Ns� , - {T; ^Lr Hs-.. i>"�t''�.P�'"'i`" '1, .•, xSgcdx.ae,'�- ; s:' � - _.. _ .. -. .. a,' �_ _.. .... & I,y,pxy�;, ,.�•3,^-�"y�P;,yx w . .K .'° x s I.� i e4 �n, x' �� «;'. h'e�r't , r. ,. - o L-:,��_;+. .: � .-'_., . ..- ... .. .r.. ".w.__ffi�n_ .•- - »..-.i.°.t ti. "'re'' -:.fie nt,/' �,`'� - WpORT � / , zf- BOAT STORAGE, _ r ell rifll S.' 1 I, I ,l I II11, I �"'. I I U MARINA- �:�,�i�!��i'.:�'�}1i,4i�1�•I{'�u�_ Owl, _ � ,�O•: .. .•.�I I,Il�Ir ��}� _ r qy/ �j�l�l11�'D k�'n] IL I ,III i}}L .Itl A�v ��p].:(�,/ III.'Il { l QIVVVVII,�,;,','rl'Itil}Illbp ,a41'+.Illbllll}I,IID` � i Illy I#ril •In ri II'i , �' c _- /i �/`/�!� 8TRIAN BGF= v� �� i, !/ III''`" _ ,vv�`, , � _•Pf"D, •R'1i1 38 MAR A.... BUS a lnaaox eWIMMIN° u000x A M 1 L Y INN I II j H L'Ifi ,a F a. AU - T If - - �} � '! 'crry i r:N,.. iN- ,/ NWIMMINO !• _ �'� O I eI, i I� � - _ a Y Y+ � f OOOX xWINMIHO L/r000 I f V 'S PORT, CENTER "i ' � r(.u: (F/' �— '^ F QY `'•\,� w•' ._' ©, �. _ � / ®lf � � �` , � lY�.°' f `. I � (I'/' O� ya .✓C�"/.� s�eiN, _'cif �4ln�:S!,.t�:� �� .A �j r`'�� � .�__. � � � �% l,� �(.�\:\��"� ,+1y/- I,`.1 Q�IR�•XX Ede E� —. ! ✓ \"\* �r• , Y.M A'n 1 /✓ \l// ;;�-�,. �,'7.0 ..1�ro... ` .k; v� 'ly "� `l`i�., "�^, ,rl7KIN G. \, , ,, w;�Mt., •vY; ::':a`.'": / rT. 'xy{yq `� 1 S'GC I, ;... �\\\\l •(`��'"^,i /:' t\S.,j .` "I ' " '+' � '•' ''r%" �=i•., ik:,! � i' o'a\ -' ,. erg;, _ \�N,,� j ^�\l ^ra�i. i. <`'S'i3.. i :.Ir. ,'' �y+ _•� k`� 1".� . �: H7`. �.r\. \\\ 4�' w.�" \ ,, - / / � �` k� \. � !� .��"� 1,,' /'/�eo ✓' 'i)/l;, !�N`i .4'., �_- :1:6 p• •�'.:r 1,�`. `,�\ �D l\ .-r`ri- •!•'w/ ,�\. / i eo . \\�` �.!. /,�'.:(y.r&i�'xri.�.uii�;�'.;.i.�'.i '�4�' Gi%i(]�i - ..i ,•/ %�'\` ��� \t .� � \�.F .�'JF 1\si _� _ --_. ._�- _ _ _ �,� ///,/ O � . P .,✓G';'.:i5` xi./l,:l% ��::� Ar(,lit"w"i/e',�,'+''/'`,'.":.::i. � •'J�'� , � y� t1' \ �� 4. .� I e� `i. •/" . e �% "/ // RECREATIONALVEHICLE Ao RK� / ,�, �v�) y , +tom" • �'%; , l "��/�� " �;. ', w / I PARKING TABULATION AREA CARS BUS/RV CAR & TRAILER BOAT LAUNCH 21 0 68 WESTSIDE BUSINESS/MARINA 203 0` 0 DAY USE (N'LY OF ENTRANCE) 232 3 0 DAY USE (S'LY OF ENTRANCE) 524 10 0 R/V PARK 39 3 0 FAMILY INN 288 0 0 EASTSIDE BUSINESS/MARINA 540 0 0 BOAT STORAGE DRY BOAT (STACKED) 201 12' X 28' STALLS 81 RECREATIONAL VEHICLE PARK FULL HOOKUP SPACES 310 LATE ARRIVAL SPACES- 9 SEA A \ Y° COSTA MPSA , ,Froe • �•1, .,. .2P3� d0 'qAq TV m P .>r .' c'1 _ ,z m tCCALFbiNAA ql ` NEWPORT BEACH W °a �s ' Coyr r�l NEWPpiT.. � - SITE - a ROE . _. RE'wPgrr VICINITY MAP _ 1 -= EXHIBIT I 1 F l ", :. -r - - •.., v r - y > ... - a .,f. % r.. `4 ,, a , _ x: - , .,' , r , - n r. , �,' ., r , - rp - •.-,...,� `•f' \ri" a ..h;„P: _ , sCy� , 1 " E _ _ _ i• ". _ _ ', '- .. YY wi• _ - _ .. _ Y • —tee _ S R ;l _ .; _ ' k �.'\ 1. - .et , . '< - - .. - - I - _ .. - _ _ i _ a ,. - ., , - w - - NATUgA4 HI8T _ \ ' } } - _ - - - _ _ _ y _ Oqi Y181TOg8 CE _ - c .. ♦ r _ , r , - POR - ��' j EW / \ ,t ,3 �.. V P.ER - _ j J ti ry .. , , n ' C" . , - r ,. AA a .- �. '' '\ MP\HTEHPN�CE YPND- \ \\ . \ 'fit r l ' - S o + ., -4. �' .", - I I I --' � - \\ / ��� 4 .. WI �A / 0, , , , f , I _ , r - C of `e, .p )n w % \' • .. �� - �' � ''.+.y...I - -1'"� %`t ) i� . .�l C� ��R e1 eb f O; A +i 1 � // /�/ �1 v r { /,R. Oe / , h � I I' __ � , II� b �. $ / A ", / C%'% yi . e n' �4z. .�! I 1 '�,_ /��Efl°sx % rY'-"'' / `°/ oa ti,4' a. y �C A T - 1i1' \ r., J : l (f \ . 5F aH� 'a,li. t a. / .. - - \ \ •rl I '/fit r 1 #qo 4r sz a4 ° -" 1/ II"+/ / - _ - - ti\Vl \ q off' . - b, .\, / "c^` �`P� . i �. `-'` I ,''A. ! I '. ,. .. J - ___�'4 i#?iiy:. q ': __" n or.: _ t 'r—� \..' '\�\\` i/ / b OOCx E%pAx810N 1 - - _ b \` I .. 7 _ k'(' rx - - ti! 11111s 11 -/ _ - C . . - - - `I - a - `v` , oe / 4 a�. a-.M1Z ` , ." ,I �r i4 ',J't I 1 - - '. `,� B AT BEWAOE PUMPOUT BT ATION �OHey9J • �y: ,c Cp L. P"PA'2.,, .x, _ _ - _'4 l.� ! ii l 111 - - F'� _ /'-�� /I :a Ca,.�gb� .e',',b P x _ ////6 / , ''I ' it II _ \` DOCK E%iEN810N ,%5'r'V'_ ° 1 _ �' �. / I R'II IIIV�I II " _ +�` /�!'d'r ky V ^E k , I j/ ° �,"rx' — I II III �IIJ'I I p \\F„ev` .h-vV:�� - n b��>':,� %] i - - I � 1 I' I�I�III�,I ;II 1,�v 11 I�\r \A,'i :fir, A` 1 '% y.i...,� +n V. : A A V �. �'.,,:. rh' -i '. � .. i t , V, !47°, V,, ,AV �f� �. ..AT WA. .'.:t IIIj' �� s '', +. Neaz.9o0.'-'.,_ .. _._ - - 1 .. - 'I c�%� \�:, \�\� oee: .! .?z:: 1 "'l - - .- ____ _ _ -- _ _ __ _ ___-,. _ _ __ __ ___ _ _ _ _ _ _ ____ _ _ __ __ ___ __ _____ _ __ ____ ___ _ 0 0 a P -- --- _ _ , , i u } - , n\ f .1 0 t, , ..'� TPPBHY O'.- Y�(A A /, \+e♦nh ♦ - - - _ I I' \1\,1i,\\ P /r ♦`L___I `...r '. , z. "-- -�_._ >x,:, .'r„e>-.. T`z 5.4Nedr1 t`: $ r° co /{ :. ";<.,\qN� f�\:;l\ \\";� --�� °o - ', ,>• q. yyol �,_ _____\is`a , !Ar"?b4af N0 a. t - \�`-` \\\ Vx \ '. _ / / 9 ---� I I L I t '�, ,,� , .. 9 _ �..t 4yiOtlM�i _ � I I I l'« �y u `-. / ri:: ,. _ - I _ ' f. r,` % 1 P` I I h ` 'fix;\- I/rl ;/'_�'';_ ,, ✓ // I -- _ I I I b a 1, t r, 1,♦ ¢" " /_I ,7. ba." V `.t�_'� .. W, ,t' _ .��".�..1 �/F "'r �¢I _I �� +a 1 r. T / _ _ III' _ r , ' a '-_I P _ t t _ j h�' t W a h `�I . I!.. _ r III '° P a 5 1111y-�� c \ r:;} r Ss'o'i, / • `'C,� /' I I P I +1 q 0 + _ --'_T... ._:_vl+lnc- P ' ',tr 0. \ `'vv%,'�::%i''_ 9 � - 1. / IJj r }(,' - n - - D 4P 9a• _ 3+=a"" 0 - 3 4 8 \ /I I I 1 I = - : 1 1111'I-' _ n „ ♦ . .�4 , • f ,4� �2 1=- �. �) 1 « 9 ♦I a ..z . `Bi / 'i ` _ \ _ _ - _ ' < 2 ' ° " \ "s;9�;r: 'aye.':`:;.: i#::; / / .. - `\ f ` 41 \ T ,O M1 .y4 � q' =\. 9 / - \-/s.y..'.f'Y'_ / / j P _ I _ C.•- \ 0 " \ I ♦ / ' « I I 1t1 'Sa \ .15I 2 ,2 „!\ r P Y I I, \ / yt `Bwt 1 �.\ _ h `3 ) `, "I I/I `%Ir ll/1 \ ♦ I I I«� lih t' M1` \\\\ \ ,2 I\I `�`` 2 �i�i����� iiriPii�iiiiiiiii �iiiii 1 , I IINI�//\/ „n. J 4 �,- - " h0 ' U`O \ I I I I I I I I `t I I 1 I''ll I' I k `ht ,a. S - 'I '.L ¢ i VW \_ �® 1t r Ir a 0 _ I I I`I. _ \\ ,6 %/ , n �!' 9` BP - OCu - \ 4 I«I ( H1 ``/ r I I I 1 - \\ a ,\ I.$\2 I I I I II 1� -,, , ♦", 'S�/ :,6 '/� .1 0 �' ' ,\ q _ I \`\ 'y _ ty' �\ 2 ' \ \ \ 1 I �\ \ M19 - / 2 ,O / - I..EETNIAN ....GE - pEOEeTg1AH BgIDeE \ �` ^,� _ I I y"� . \ a _} III D '0 \ z, - e _�� ZeP H6 I \ .o I//�// - \ . I I_ll /§t ,o _ - 3. 1_a \\ 0 0\? _P PPt` '} ryt M1q V / I - Y\i. I / 9 / , II h° �� \ / / x { I \ .^,..pi ` " ., - O ,n II I I`\ J) ¢„ 2t .26 , In O et ( �, - - '•\ _ l \ ' / ` I ,^4 ' .. I `I IrJ4%-I !I /' ,M1 {,{\� $, n9 (r/rtl., / -0 ,2'I \\ - 4 . ',r•: .0 `N9 I I �1 I ' I I tG : V ` _-_ r 1 , ` �/ ♦ I IIII1I/N///\/ `\ 4 N48Er000 � _ _-� -1 _-- \� _ -F t. + rl ° i _ `2 —,. / ._ _- _ _ __ S•�_ _ ,� _, Cane '� % ° / " ", 6 ` e __ }' T r• , � _ :,� P .F-�. .... _z. ,.. '"ink` ,b \b 'I n:' ./ /� I \ �_ // A� �-I A - fl S \ P I I `D / ti� ,z°. .m ``� - ' « �� :2q "'j'Y a // / .. ', Ic°Nc // t / / �P9 \ \/,/ u Q Y V / 2 r 09 "1 ,t /:. / .. I - \ r // %/ 'L E .., 0. rtSAc \ \\ ;J^ II III II I II♦I° P, 2`' ,2` / ,a•I ' /r ' 1 ° I 'n \` // /\'. / - /V aU` . ', , I pz° '\ ,2 I III,, 1 _ - 2� �P 'a / r - / - '' ` - ,ar l .1 r 1 / ' \ _ r l ,.rt 4.. I «?� ,r, i 1� I li I 1 lee `'e'5 i2�' 7 ._ / 4 % / - /" q2 F d k ,ylx ; PAM/<� h•I4, ' ,__ 21 - 1 tP°- rb a\ :'' .n'' %�q = �/ ; 40j, /: ' , %/ / _ . ., 1 BNAi I_ WE/ B A.1, * / a " �- . +`A ,^`m \s 2` I _ „__ _J--_ ' _ _ l ` - I 'I x r. r 1' �uN qN�F b .r ._a v,,. mob¢ _ \' v�\ 1. b.rt.. � `` P ,\h O / \,IP �1 ,� ra 1 . . � 1 ,r'�� ♦ A� �/ ( '1, / 't _1 "' TR \`a \ 1 .J „ A _ ,a O Q I I I . ¢q //////, - / 1 S Y P AIL \ .2 1 `� 6' �1C, ,11_<LI"I•II I JI y ,/ j 9 �p5 _'i/�_ ,h i l I '0 I I I I `Y I>i` -1 1'I O i / 2 I` 1 /rY'� ^ OI.2M1Sq ^� «, , ,, Iw l I I I I I I I I I I���"f I 0a4,. . s ` \ y o I1 k.. P ON + \ E ' MAVNAxD,4o y " p• N s pD F r 4• 4 ' /, \� t "2 // _ it .: �p a 1 ut.'.6 Y'f'/' r\i c�`zR �f^ •2� 11 �11° Yn pz/yyI z4:.,j ♦ +o.o� q 2 rFr M1° - / I / _ I. ,. ,.'i' I �1 'g{'/ ,// / eP. fl t:' 1h h h' ^ I . 1 ` U I At FI lI / /� l ° i -R' .^�' y \ R`r 22 1 a :, gP - 1 �', I r i /'� r 4. �l 06 X891 WD ,]♦ _ _ 1t I11 .Z !. a9 ,.4 _ _ ___ _ _ - - a �� _ / - -� . - _l ¢ - ' . .:," /: -i' _-�-.- ___ .. ___ _ _ _ _ _ ___ ___ __ _ __ ._ _____ _ _._ _ ___ ___ 1 ___ __ ___ ____ _____ __ it ,1 f. . _ \\ q0 �� O¢ tit c�?� /.z- 4..-/'o t i _.,. 1�q a 'I' «v,/ d /". �° ,. - ,,y ^�ya� " � —1 _----__ —_. .___--___ t __ ___ _ ____ _ / f t . 6' ✓ ,n' .a " �' pM1} 3 _, P ; 8 1 I 4 / • /� i si`S' ' �. ` „ 'E, fold_ -2 PPP r"� �`! 11 y� \ 4{~ I' �'I' joa/� # / - - iiil -. ' /' / q2 si-'-w {'I'IFYIp d F _ t,\ :] '/♦� PzeN i'6 1 ✓ `y6 — 1/ /%// 'i . I . i�. ' i . �J ° _ h= .. ,r 14r 1. . M1h - 1 \o° `/�{ re M1', / n. - l a l I/ 'e°°eQ •1 + 1 , �1 0� ° '/aa:ti /L.�'' 1 k / oar "� ,. - , _ _ _ i 1 :oe P� 4 P %. _ -� % ` V I t n as //✓ , .. 1 Lt �' �.,_ v� nM1,„d _ , is 1 '°5 .-V //, , oocn 1 V Ij, [1 W , / 'I a P� ',w,- n IV /l, - n !' �.4 �'\,o i" °q \ Z ', 1 /t� r P,9 / //// _ - _ I �q ® �I /Y , t,, r.,,.P, r \ 1 i 4 f r-"-/ 1 / % �• ' o .. _ /. 1, ` 4 y11 = „Y �1 ' $ - • y 1 Aa,,, 1 J W .. / , J i 1% ' H D .1 '\ C ♦`,,,21e j'�' l I I I I /I' 11 p4 < ENP4 0' r - 1 , \ �� rI " ` ; ,. o\°2 � / yT'INO SI /� / 11 I , v1' ,t4 ;\., ♦a 1 t ;, ,,\ / p / .wh1 /� noDu ., r , w0 \ _ q9 „ 2 ,A . d' ` .,2 / \ y O V :.... I \ f 1 , ./ - I ., I I l I �. 2 � �% � A 'M1 \,fi �h 9 �0• P Ft �q ( It 1, rr ,�.." \P\''P��yyOOL 1."l,.¢' t ° I OOA I P_ r ®+ •� (" - ng:e_ '`,:/' P• +I Av .f: W1° :1 _zr, '-y,,,., IgENT¢L atl¢%>' - A '1,,, /;a / I' III ��e qa¢,. y VA' V ♦ '.', W%c. ar In! Sh ' # , I / u :'P�b .r �ZPp Pa ,¢ti'• _ / .✓ ah. ° v 4. ' �a h oxc \J ..S,.wr T - , _o`, ° �y� IIHo'w (/A/ I ' d qH _ - p9 \ ♦ \ N V _ _ 1 / O +' 6 t,.". \ I. 1 # \\, \; ',i./ ,04 I SWIMMING LAGOON �' .r /,r // #�° II. ,Bq ?.It, 3� h _ -�•• _ _ ^ I ., # O - / `/`�// _ b °d v. v Al �eot .o° - - - - 'i - / / v, .. / 4 +. M1t 'F- .,.n ' ,,"Tye t ,,P t V'A._ P* •\ - - 0.Yk ./ / r, l�'r�r �/� •I `h?nq �; °4 �'t v �. "�"' A - Say A� - i. o �✓, / / r. / °b P \0 \2 7 a / �2 * / t p y s _ \ 0 P 2 `i �,r. � it 9 a I Y "1 Td \ \`t h q0 I ' / / 0iYv / `.t C t � / F / ` L 2'" V. 1 - - Y / ' # ' O I "4 / %r Y ! t b I ,r 'A, "t1 . r:r•, ♦y!\\ Aa ~D i5q' y '`4 )\ - - "I /<- BR / f `° (, : : ♦ \1\ , , 111 ` ) `02 ry I `/ 4¢", . , .. " .. I \ 4\$ f. ,a0 _ \/ .. �� _•- Ri /� 1 OB I I # , / � 2 \\ � �i r r,j/B P`P� gr .,♦ �/ ia° , �. q,. I \ ��,_ >2. �� �t v +¢b. '� - r`. - _... _ li I / 0 �. I�� �r / / \ 2y� aM1 /_-- / / �� I a. \ „b f \\ ° __ \ Ill r l a4t «ir1 g ,y'c G,v 1p �. / .� et 2"'ga4 _ ✓ ��� LI♦ ' VO" � .. .. - _ .. � 1� ®:.>,. I I /e¢'I AR�� I'r / Y,/ a •P 0 �. a�r V 20a �� "�� ,,0 - ,. - .IiPROP - _ i�«JP •,2,1 \ °t ♦b _ ® ®Jr :I I .! f' .;i,�:,i: O/ «t , ti} )r '4' I 10h �.� / V'° 5. Imo, / ` N68DADa_ .____ ._\. `9 ,GN 2 - O '+-M:, 2 \ .\ \ ,2I P / I :er �r. ✓♦ r� ., , .. _ ♦♦1 - _ _ : m . : - - - _- "- i' ! w ^, r .. .. - " ♦I ., JO .2: '. :\ :` ♦ \ • 0 7 " A .9Fi8T c. ,y +lY.. iv'!i 'a%�OY' `P� ,6P 1.1,20PM• '/,.A - f 'a A,_ rI l: ;. < 9. i�,�qq@f �� 22'� ���(�(�� + '� / 'L� 1 �� 1� qh' q a / s A#AATIi4H 7ryK'i' +\ . 1 aP . `/// iii V �, qh ///µ}{/i.^ . - - o } N � \ f \ "` w O84!TCA.,'. .A<. ' tlsFi.� \ \ / P ,� P a . Yam- a i Il -_ ° e `:,A , ! \, .•- / :\ - 06 !lr.i.'t: 1 ///�,'2r0'/ :,/ \I 7\ " - - \ ,p": '`w `\ q vt �y \ ;°� o:u:'� "`, / ,��'t', yz /;', ''o i.r%fe"/� ,l///',,' "; \ _l. - - _ a. \G , , /1" Q 4...ry �Y i°`�� �2 !' "I t iM1 /�:\`/��` �M1 J�/i I�/%Pr� _\ '�/\ I"l-I ... - / I \ Sry _ \ 9 / r a , °b i° " `GONG i F F t // �/ r+ _� _ \ ; / / - * Dom."\ / _ / k �y. - �/ :./ - , yP \ '� .� \ „q% p .' 1,e 4q P \ P2 s : b ♦J'/`'�a , 3° " \ ''� , / ! F" .r%f/,'s -1 l �30 . -. ., ' '9ci�. .\ \,\ / 'eafr.' — h /. "I \ 2q •�" �� / //, `'' _ d_6 __� 'L --- `�- -� _ ,. . I /C \ \ , A/kF rF \ ! ab 1 Me atH ;,� o \ n \ `\ `z \ \\ �s ' �� /;, , � - - _ - _� `\\4\ i` 9/<'` j ' 1 i `4 i j I l ///(/` - "1 _ �\ �2 `\,y\x {� -ri / :/off �.: 5 /_ .. �-ry 1` - .- j �- "/�1 tl - - \ .i \ 0 ,� •0 0 0 a �'1/ / :f / \ .J' tP ` G 22". \ �\ \ \ ` // � )0/ . _/' / / - :I j .I- - 60 B.- ° yrf l�� / o r C `,'\` - \ q LATE Aflg1VAL AflEA _ ___ . '\• _ '•/ / / / 6° J( y., a°q // "I qSr � aaa +' �q. „`el 1♦ / , ♦/ h I ° \ .-s/�� /// gh? 8 \ ,y!// �' // , /i "� - C ( �`Il L-- / j /,pl '"`\ \ - - _ % ' \\ `' \ `\ �:z�a y`t+/�/lj/ — --J� - .; ! / i . t�' .: 'S - I I ;, I .ha Aj - »1.}t/ . 4 ," - _.�\\\, -\\` . I I I� Pqb - _ ,2\. I, i i"' i� ,per. / ./!! ePD/P / ovPM1Pd°NF6s'' tnn \\\ sj � r % /) PaaaiyPa /O/i'lyq - \\ - ��20° o% 'x —`a— `..°?,�_ 1:a 2 .t Py'``� oh �// / - f ° '°q / ,' / / _ _ / /� :: N Y - yyl\ �/ \� N - `— I % :at CcG��� �.o�- ": f _ \ woq I / no t°o ,y' _ SD q - T4' z e - en3., uD-_-_�� ...Hr�. -- .°q a ' . "�, „N /h°, :, ., . _ , flLSn r .60� ��� ��'"� r .w 6P `i� r «¢P __ 0 0 t 1°�_ _ __ __ _ �� / t1. n° N 'i "�� 1; I W . A r '\ ' , \ r . pk .r t - * - 1 ', - - - r A - - v _ - k v .. - - . y- - ., .- . 1 - _ . I Y r - rl ' .. ' - : _ .. - r I ., r - _ S - _ - - - - 1 w_ - . - - - - , r • . - - _ _ , _ - „ - .. - .... _ - - .. .. _ _ - - _ - _ _ .,F - - , ' " ., - w .A e ,v y - - - - - _ ... - - _ - - - N532,40.0.1 �5 44j Z, tCl YJ N532,000 I 171C)OW F:Y[)AMQInPl b-wj"y mylskylsomm I Vq a BIKE TRAIL 4\0 \o - TgNANCEt\�tA RD L C� Newport Dunes MATCH LINE SITE PLAN SEE SHEET 5 COURTON &ASSOCIATES --f"' 3400 Irvine Avenue, Suite 213, Newport Beach, CA 92660 (714) 852-8010 -0 SHEET NO. 4 If I I SEE SHEET 7 - I I I I I I . ,7- I II I I II I i MATCH LINE --- ------.,--,.-.... - � - : , " ,---- --. . .... -- --,-, --- I I 6- .�, , , \-� I �,/ - - I I i I --- � . I I - � I I ,I I I I I I I �. - I I I 11 , ; -I- TN �'. ..,".. "I . -� ,,/, I ,;,) - I i : : A� I . ----, I I N531 600 , '. i - .. , : j ,�,�' �.. \\ � - -, - -.-----.,------ . - .. I ... I.-I-.1- I .. .... I ... ......... , -- ....I. - I .... . - . - I.I.. I .. ..... - I ............. . . ....... . ... 0 .. , "., -.'-: ,,, 'I'.- -� � -, I -- - . - I _ - ----+- - -- --- -- --- -- -- - - -- - - - - � - - - ! i -0 1, - , - ,.. - � - .. - I i � I / , ... - I I I ...., -ram - � " . I I I : : �� '.:.'. �.., I I I , i I.., . 1.l 1. '/ -� I , I 1�1 I . - I C � .I . I . . � . � I f i I . I I -- I - I i j ;i : 4� ..,: \\:qi-,/ � \1) I � � / . ; � ; 4q, � - � , . .- I -� i ,,� I . ; I - . ; I ! 11 .1 � V.; 1 � J. .., I. -� �� '. + I I - j I I i i �11' 11 " - 11, 1.11 I I �, I I . " . :- - " / I I " , ) ,, I U �, . I i'I I! '.;' , - �/ ... ,�, " " , 1 ,--'A . . , III .:. �. ,.� I , � �, I I . I I . i . I I ? C) ,..',111, , -� I " . , I I ---� I I + I . . . >� �li: ,/ ". . 1, �.'�, - 1/1 , � —= * �'I% , - I � � { � L e I :. . 1b + � 1i � I I , 1� / I .',,- I \0., �, - I'V I I . ; I i - i I I 1, . �, I I I I I I . . I . : , -..-..!- �, " 1, i I I I - �i � 1, :.. 9 \V1. , I - � I � I I I �-\.'- I � . I � DOCK_ . , : !I�-r�K ; . I �:: � Y5 1 . I I . I I ". I I E-- I I �.i�,, I : I - 11 �, . � �11-IIP . I I i ID i I % I '. \ 1., � F . : . � I I 11 . I I .� I. i 1 I I I � I � - I � -� * -- I �� � . I . I I I - , I.-M " . I "I /1. I.. I , i 1, " I 0 1 -1 I 'T--� - �� . , , -i'- ��'. ,-, I , ra. I . I � I I ; 11 ', i \?�. . I � �i I � I � ., \\ 11, f I - I ! I I I I - ej� -� . � . 1 � � --!�,-Wall it - , .1 I , � I " 16 '. \. t I I,- �'. I � I . I� I - . . -1 , , , \() . � Dq� * ,.. It ,- --- It I . i ... --. % t- )�' i 7�.. � I, � ,l� �,, \,51I A11 11 � i 9 ` '� �- � I � I I I � , 6;? . . I I / ,"0 ! 1 ',) \Il<� \7' 3 ,�-- , < . / -+\ 1 ;�- I _ I• I � 1-11� I / I . � . - - - , .. . : � � I I .. I , , , - : .. .., -, , l I I / , 1 , �, . 1. . ; , .. , I I . . , . . I . . I . , . l - I , � I - :�% � , I �, . . I I I ..- , , . . I ., I �-,, I I I " ,, �i , " I , . I Jg� I 1, I I - I IT' .1 : ., . , , , i i . I I I , " � //, , '. " I -1 1� , . I I I I -', , , . I I I I , I, I , I I I ... 10 V1- � \ I � x, il - I 0 sw� C K � ,-1.1 1 - I - I " 1, - ! i I \ I I I � I t . � 1� , : - , 1 16 NA-C K -.t�� I � � Iq - , . . - T , I , I I , ' �' I ' I // - - 'i, , 4�\ 1 1 I � ...." I SN " I \ , IR SH I 1� i I Hop �\ CD 4 % -'- � I - I .;,. ..* 3 op .� - - j- .. - P . I - I - - L * Im - , <5�11� I - - - � I : \\1 IUU) SWIMMING LAGOON I I I I II j I! .I� -- :1-.if%- \ / l I i -.. 11 \�0 07IC�/ .- 0I-Z'IC � *I.& II' -I ... . ". -- V1� \I DI \ m x Z� �,a\ � \ ") � W < I 4 ,I\ I 1 11 1A1,, �� , }, I D I \ 11 I F� ) . � . I I I . - � -1 � , I .0N 62\ $ U) NO. . +\OpI, ,/ \09 - 4i \ - -- - - I- - - -t- - + 00 -- .,* / I / ,% � & �1 ,1 "... ,\ - ,,\OP1. - . -1/ �\1 . 1 0,\ % � a O - I . - �, ,�, . , I , � I I 0 I 15 .1 I.- I ", , , I . \ � .. ji 4S . I " I � I 9 - - , , 1� 7* ,; i , , " .1 , , I % � 11 . I 0 I I /L 4 1 1 1 .1 "I , , I . "I 0 1 1 i , V i �, .:.-, - 1 --� I ,I' I I I I 1; , - . ----� "I I / I , � . -� . I 11 <5 . . / /--, ; 'I 0 , . . , I / Dock I , EDQ-( , A. .1 , I + \'.)' , .. . , - - 11 �l . IZ T I I 11 � I , -, " i ��--� " 1�' ..,..I'. i'll, --� I/ + , -T � 1 I . I " .. - ,e-1 .1 , z I i � . . � / / 11 : ,; "I I 1-1 \� I I - --, I � * // -1� I ", I ". W 1..� I 1 1 16 I.'.*. . + Z' ,,�— I I " � / , :1. , I , , ;4� , I . , I , : 11 ) ) I /Z \\- I I I � �11 1, , i \ . I � I ., f / . " . I / ' L I I / I / � , . I � i. .-,-- / I 11" -11r-� I I, I I .( I 'I-,' . / I � I It, \1 (, I . , '., v It, I I , ...-I — - '�� ; .1, I � ,- I , I + I , 4tA% , - - - �-- � I I I " , I , , 4 � , I'll . - � . ," , I I . ,�)1 ,:t1 � 1 Pi � �/ I I / \q�). . I,I , --,"0 > \ iq I,I , / V r " 1, I ;,. , I � il1I 1 -II ,1\C / + . ) I I I I .I I, II.II . . .. ---' I - ? /, z \." I" , I I I lI/ll N I * +� , , I 4 Ib �/ , D + . /�j I , , I r 0 1Ib �1-1 , I .� / I I . i I i r � \\- � , I ... -.11 -... .... ".�.. -1--�"/ , , : ,�l \\ , I \ (2) I i " � \ I / I 01 . * I \�) . . � * ,. ?�", , - !,% :-, t. � I — i�) I , , "I ! , , i \\�--, , I i I I - , � . :i; 'i il 1�� "I � I I I . ; / 1� 9 � I-- N , � I I 1. I "' . -.- . � I I I", I.r \- - - / .11 9- 11.1, . I - . * 1, 1. I 11 I � . �, 1:, , � .... i, \ " 7�' -, I , "i" ", , \E) � � I I , � , I I I . ....... "i"- ,�,-- ,-- I-- , . , , --�� `�-;I:--- - �', I " 1. -- -- � l' � � ; U 1( I I �� I " I \N�' ,rl 7 . -z : ,'�� . I " l-� - ::::! -.-4-- --- I I I , I , I � � I I -i i �� . . I - " , I . * I � '. * "" )r\ - I f"� / � 1� - ", ; , I / $ 1 1 1 l-- , - - t. I - , I - � -- ". , " 41 . I --- - . ,�, " , I 1 `\(�.\ I . I � .... 4k, 1 i I , . , , � - ; DiRl I 1� -,, I V .. . " � i I + " I I /: I " - -,�-,. -7 ,-,, / P1, - -�/� I ,,,,f �1-1" , , , I �\� ' \ . I i I I �, � - , � -> i I / � I\bl?) I <1 \�\ — � -- � I -) � 0 ------ ,, I I < 140 . I I I \rc)l � <� 1�1 1-\ � I 1 " i � )r - I , ,\,-� � I \rol I I , \�) � I I � , -'I., ,. I.. .1: I -.-- - I I % . I 1, .. \, . I 11 I � . 'i - 1 / i -, -11v"-- / / - 11 .... I-\�� �<\ - , J, ,; l C. I / / \ : . I � I � , I I I \It' I I , �%. I ; - ") (� - J. I . - "I \ � "I . -1� I .1 , . I �,--� , $ "I -� ; � 1/1 1�1 (- — — -- 0 � + �* C, -* - I � / � I I I � I - . ,- �\ 1� \ I � , I ", , I , I I I � "', 11 I 1. , 11 - . L I , 16 \ I . - , OOVA z 1, I ,�� � � - /I / i �/ . Q I I il I - �, ; �� � 0- < , ., \ I 1 f�- -- z I I . - �b . , I , \:`1 \ \11 I I \ ,� - I . 1A11 � -r, ss-j 'a �� (� - � "- / / I - kA -I',-) � \ � , 0-- -;-,��-,--- " 1 41 1 / - I , � . 1� , . , .1 - � - - I ]b -I- \ .l, I \^ , � "I 11 . I � � � b : - � -� \ I , I , ; I - \ oD I I * , I I It-, ''I I I . I - L - — �. I I -- '.. - -- - I - I I / ..' I 0 � I , \�� /11 . ... l//, , 110 , I -j 5�1 41 '. ,, \ . 1.-� -N � I V � � - I 1, I - / , \I- - , 1) " I I � ;,11 ... / ." \ .� ... � I-' (�� XI ii, \\ 1) . / � - - 11 �, I / " \ I - - ", " , -, . - Zf. . ,,-;�� , / �� I/ f . I , I ----- ", -1 ... I I \-\ - ,� AIP� , .,-� I -,"', -� I 1� �rl " I 1, , , , . � , , - , I � ----� -I-tI 14\!01-*!.-:,..--'..-,-� ...:I .... -I2 -. :.I." ' ..- *-�\ 1� y — �. q f , t- , I ,-,:..;l-..- I — , \P- )- -\ KbAC,*I<- / \� I,, �II I L-- 77 -, d- SHOP 11" 02I--/ " it ` P \1 1101 \,/ /\ , � I 1, .I \ \� \ �I 11z, , , I I I�' r I �- 1�1.� 114 ,1(I )11 .r4Q I / I , I 'Zll I I I i I " I'll -I I `.. , I - � /�- ,�-1-z- 11/ \ , '/ , �I ) _... ... - -- --- II J- -,\,, � , 7r \ I 1\q,,. - ) /,t c 1 / /' I I � I � -1,l\ I1"- .. �-1. --�- � . � 1 , � I�- 1 LI I I II "L 0, < �L / 1� I 3(- •+ .. II., -X- �,- ,, , "� 17/,I, ,- / \I � - " i \ , I / . ,Q✓` 0 I I � I I/ - - I,--1 x 1 ;\* I ,q ,.I- (.�. - /,. ,-- " U I" rILI �I - L 1`VI < ...". .. I- ., . 1-�. I II. ' 1.,-- I : , X - /1 /Q� �— ," I \ 11.11E 7- ;,�- z, ,/ �i . --.i - -- I ( -- �, , �-- ". .... I . I �i I/p 0 0;1T , /1 I%"' , q/" "\ - � \, I , -(-_:�7�II / '/ It<)�k" r.^ II�- 1-� 'I A j"0NI,,I - I I. , ,. 1I. � II�," V I //I 1, \/ 4y .. ..... � - ... \ ',-Ij -I 1 1 \. . \I I�I I - 70NI 1 X,/ l � ,i ., I\I II . II . I I I �III e� � 1I'`-* , // II -I * :V6 , �C� 0 t ,X"-17 \0 �) \\b �"/ y-,-, - -e;D/ —,- H2O , + --\ DO 1 a -�,7,1% I � -- -* 1 I6::g:� --) IM t1/; `,,,/ I I �I I- L I I -I I II -� I . I I - I I I I - I I .: I L I I I 1 i , b0 I � 1, " 1, 1, \ �'/ I, I ; , I ;; � 60 � . � (j6 ,(, I '�I ��o, . \ , il ,:�. ,P - I N530,800 m I N = 11111111111111111 -,-----'- - e — 9\000()'i 1 Dun port I 1- 1, , ew "� -".- 1 -- I -- � -- -- I N53-0.,4I -�00 Z,-—\ 01, I -�8 ,"/ ), lDb?. 10 t \ '�-- , / /�.x", I I 6�w I I - W I I W . I - W I � SITE PLAN - 7 COURTON & ASSOCIATES - 7- 34% Irvine Avenue, Suite 213, Newport Beach, CA 402660 (714) 8S2-8010 �ml . Mlow ; LZ,� SHEET NO. 6 V W r � J S U Uj W V3 ~\\`\'N"\ „ NATURAL HISTORY VISITORS ~ CENTER Picnic41) area pNr (pRD \ \ MpINTEN 45) o QI \ \ram' - 0 .: \•\ "v / t - t ' - " - I '- // / - 01 j, \0 2 \ , Noy + t, I � I , , B R U S H DRY / \BON Oft G Cr , M \ \ � �CC7N C 9 P BOAT SEWAGE. PUMPOUT STATION ,E '�, by 9T� P W �v.IY- � - t /C7 r` DOCK EXTENSION x r• �y 3 �r' ,r �. OFF, +2 ' I i � I t, 'I I 'I, I, I'I I !\ � ^"_.-.•-' ^ ,Y :?. w-, T- i l.> FA / f�l � I , . - 1 ` },1 I 'I „ r • -t�`� 0 z� I Il' \2,`L N�,9 �� I \k)�' ', f43 ` \.� Al .•t `,\\ ,\ / 'C, !) o �, � O BOAT WASH I. I ,V � :. �, " "';� •l..l AAA / / '�:i` � � � _._ � �' , \Q c O / \ .. , i , , , � I I , y / . I � I • I , : \ , I - , A M it 11 SI _ + \ V. 1 \ \ T \+ + \ \ ANT BRIDGE RIAN i N632,000 �.'. CONC SWIMMING LAGOON f \ ! + picnic HUMAN p0 B A WERED N O T LAUNCH D area v{ `� /7 T 4q(jN'4/�IL, \\ cy F ' �'• i:3`� • •�•• '' �- d AMA R/qr,9 11 '•��• 14 2 Ir y' I �C) I; I - ,I — J> MATCH LINE SEE SHEET 6 COURTON & ASSOCIATES 3400 mete Avenue, Suite Zia, Newport Beach, CA 92660 (774) 852-8010 Of Cv O' w N532,400