Loading...
HomeMy WebLinkAbout1131 BACKBAY_NEWPORT DUNES11111111 lill 1111111111111111111111111111111111111 *NEW FILE* 1131 Backbay P `t, Fo aN% March 10, 1992 Ms. Lorraine Halverson 326 Uista Sueste Newport Beach, CH 92660 Dear Ms. Halverson: CITY OF NEWPORT BEACH (714) 644-3000 Thank you for your letter of February 17th concerning the Dunes project. On March 9th the City Council reviewed your letter and a report from the Planning Department listing the various development entitlements and the status of each entitlement. If you have any questions after reviewing the attached report, please call either the undersigned or Mr. Bill Word on 644-3200: SincceeQrelg,,�— �J ROBERT L. WYNN City Manager RLW:kf cc: J. Hewicker Rttachment City Hall • 3300 Newport Boulevard • P.O. Box N r tti�to �q2 sr,cftmer� gtn rC f. ' IPlasr ro'L Chief j3 0 (gher 31 i 6. it I OWN. iMANIPAIIEMPIRE.. ...r.: • :. C / Imo.=..; �4.w`..f;,j ':'F ,?. .r,�./ y�l. ;M.';n fit ' .: a' - F:.. . f ' City Council Study Session March 9, 1992 Agenda Item No. C_ 4� MEMORANDUM CITY OF NEWPORT BEACH PLANNING DEPARTMENT March 2, 1992 TO: City Council FROM: W. William Ward, Senior Planner SUBJECT: Status Report for the Dunes Project As requested by the City Council at its February 24, 1992 meeting, staff has prepared the following summary, of development entitlement for the Dunes project as stipulated in the approved Settlement Agreement and subsequent amendments. Description of Entitlement 1. Recreational Vehicle Park containing 444 spaces with a 5,000 sq.ft. R.V. support center containing a convenience store, equipment rental, recreation room, restrooms/showers, laundry facilities, swimming pool and storage areas. 2. 200 additional boat slips with a pedestrian bridge. 3. Marine Amenity Facilities including a 6,000 sq.ft. clubhouse and a 3,200 sq.ft. storage building. The clubhouse includes marina offices, three recreational amenity areas including a television room, fitness center and club lounge. The storage building includes lockers, laundry facilities, vending machines and storage areas for maintenance equipment. 4. Family Inn with a maximum of 275 rooms and a maximum square footage of 500,000 sq.ft. The facility is to be constructed with features that will be attractive to families and shall include the following: a. Kitchen facilities in approximately 40 % of the units. b. A room containing recreational facilities and equipment for use by guests of the inn. Status of Cbmtruction Phase I - Completed I Phase II - Completed Phase II - Completed Phase III - Not started I Description of Entitlement Status of Construction C. No permanent audio/visual facilities or equipment are to be integrated into the design. 5. Two additional restaurants; one containing Phase III - Not started 5,000 sq.ft. of "net public area" and one containing 7,500 sq.ft. of "net public area." 6. Expansion of Anthony's Pier II restaurant; not Phase III - Not started to exceed 15,000 sq.ft. of "net public area." 7. Commercial office and retail uses not to Phase III - Not started exceed 10,000 sq.ft. 8. Two meeting rooms with a maximum occupancy Phase III - Not started of 100 persons each. Phase III - Not started 9. Headquarters Building for Newport Dunes; not to exceed 12,000 sq.ft. of gross floor area; 6,000 sq.ft. of which is to be for administrative uses. Staff will have a copy of the approved phased development plan on display at the City Council Study Session. PLANNING DEPARTMENT JAMES D. HEWICKER, Director R �. Oilliam Ward • --COFFEE-SHts . ',\ . ' � ul•I�:p"- KI ems: • . •. ', . I PARINR Rrl.A,RACVIrxz SNatl I[NRITY Ru"'WCI • [UIIaN 111 I ' PUSLICRUTROONt , ``~J'''1, ��'.,', ' `v/,• •/I •'ulwmn li �� i� Q • ' I,.•,; •• IOARD OAT[IIOUSf • WIWIMO l •1 1 • , /• pr J • A La1Na .� WINTINAMCI VIWNO ' OUTROAFO OATCIIOVSi .a , „ •RVIL NO , • � . '\ T, /.` ;• - IUQIR ROOFS • lea, �I • ' :11• .. �.. •,,••� ,1\ '.9Y/IMNINcI I-txnCaN '� I1 (UUII�q j 'L •. ;{CJ•�fl 1. ,ll II \' GMAY PRNE_- 113.1 .«__«------ .0 iW:Fmr_pIMS-/A 'qDING '. ALSTAND R. V, PARK RRTAOOIO ••'j • '.•• 'f^• •. SMA Iwr • - '• '' �•' '� RVILOIN 19- •'O ,b •1. CPITRALOATulouta `r • RUILOINa II ulAQUMAROAOr[RATM ; : • • 1• I SVILOINO K 1 + �{ � ' \ ICACII F6TROOSIf 1:/ I OViWAFO OATIIlOust ItOOIRY STORK 7 •; , A /,'Je,. ,'i-'-'-•�� CIIINft•/S 1 , , OUTROARa OATMIGUSI •`• 'n, N ,.' n, ••' .:1 :, , ` I , � •" I , _'_ ' ; �. 1 ' ' , 1 •!1' RIIILa1Na 11 • ♦ 1`I•.1.A, I I.1''., ' ,T%. Il �. •'•' 1-• • I I •. • '.I •I'; •% Q" PANAOIR'S R61IDL a o Y' ' , �`r.�-; n,, i ii,:i'n: �!,!, .. , A' ;,i•}{�i .`, .R 10 li ��•i1G'-�.�' NOIM-1 . y .. I • .( - -� _...—i i!A'i•-/•; •1'i I I •'•.` '• . CLwuauHAKRORuiwN ANIONR. Y. PA RLITROaPS .l •1•Lr I '! i ' .. I• C'`, ' r SAUNDAY A R6TROOFIS R. Y. 'ARK RTSTROOM ' I SITE '1'"I A c� NEWPORT . LINES . IiECItEA•'Z'IOl`AL VEHICLE PARK Newport Beach; California APPLICATION FOR SIGN PERMIT EXCEPTION TO SIGN ORDINANCE Newport Dunes is a 100-acre mixed -use recreational resort situated north of the intersection of Pacific Coast Highway and Jamboree Road. The property has exceptional frontage along the Newport Back Bay, but very limited frontage along major arterial highways. This has always created a particularly difficult situation for signage and access. In almost all cases, except at the section of the property which abutts Pacific Coast Highway where Sign D is located, the Irvine Company owns the land between Newport Dunes and both Pacific Coast Highway and Jamboree. In addition, the property encompasses a variety of uses and utilizes three sepa- rate entrances. The Phase I uses (RV Park, boat launch, boat storage and day beach use) all enter from Back Bay Drive, whereas the marina, restaurant, and hotel uses to be constructed in Phase II and III enter from Bayside Drive. Therefore, the signage proposed will serve not only to designate the different entrances, but also to identify these entrances as dedicated to a number of distinct businesses. Please find attached a reduced 1':100' site plan showing the location of the proposed signs and schematic designs for each sign with 1":40' scale locator maps. All signs are located on private property (i.e. behind the property line which is desig- nated on the locator maps as "PL"). All signs at ground level are "landscape monument signs", typically sand blasted, routed redwood inset into a masonry wall. All signs are externally lighted. Sign A. Located at the boat launch entrance north of the main entrance on Back Bay Drive, this entrance sign is essentially a public "reassurance" sign designating the separate entrance to the boat launch. The masonry wall was included with the landscape construction plans submitted to, and approved by, the City of Newport Beach. Sign B. This is the main entrance sign to Newport Dunes off Back Bay Drive. Again, the masonry wall was included with the landscape construction plans submitted to, and approved by, the City of Newport Beach. Sign C. Located at Back Bay Drive and J•ai4boiee.Road, this sign is the only identif�;rga­ion.aTox�g Jamboree. fY c: Sign D. This is the only "elevated" sign proposed for the property. As indicated on the plan, it replaces an existing elevated sign which is higher. Pacific Coast Highway is elevated on an embankment at this area, necessitating the elevation of the sign. Sign E. This is the main entrance sign to the hotel, marina, and restaurant facilities. It is the only identification along Pacific Coast High- way (excepting Sign D, above) and is designed to incorporate all of De Anza's/Irvine's signage needs as well. I. NEWPORT DUNES A. Family Inn - 275 rooms 1. a. 40% kitchen facilities b. recreation room including equipment c. no permanent audio/visual facilities or equipment 2. visitor - serving facility 3. Substantial',�onformance 4. Family inn - 500,000 sq.ft. gross floor area inclusive of area used for service, storage and food and beverage prep. B. New restaurant on Anthony's Pier II site and restaurant and food serving areas within or adjacent to Family Inn 1. Family Inn - Restaurant area within and adjacent to Family Inn limited to 12,500 sq.ft, net public area 2. New restaurant on Anthony's Pier II site limited to 15,000 sq.ft, maximum net public area 3. Restaurant and food serving area outside of structure which houses family inn limited to those areas to serve guests of the inn, such as a pool and cabana -area 4. Substantial portion, of restaurant space in family inn to serve patrons and guests of the family inn primarily. 5. Permitted development for restaurant uses may be reapportioned as follows: a. based on square foot basis such that there is no increase in permitted restaurant development b, reviewed and approved by County's Director of Harbors, Beaches and Parks/ERA and City Planning Director 2 c. reapportionment does not result in transfer of restaurant development to east side of swimming lagoon C. Construction of a structure or structures for commercial, office or retail tenants, subject to: 1. new structure or structures not to exceed 5000 sq.ft. of gross floor area 2, tenancy limited to those activities permitted by lease D. Construction of structure or structures to replace existing marine repair facility and coffee shop on west side of swimming lagoon 1. 7500 sq.ft. gross floor area maximum 2. 3000 sq.ft. of structure to be marine repair facility with remaining to be restaurant or retail uses. E. A meeting room with seating for 100 max. at west side of swimming lagoon F.* Bldg. 14 - structure to house Newport Dunes Headquarters 1. Structure size - 7,000 sq.ft. max. 2. 6,200 sq.ft. office and administration parking of equipment, first aid station, and storage of materials G. R.V. Park - 444 spaces; full service including electricity, water, sewer with R.V. support center containing: convenience store +3,500 sq.ft. gross floor equipment rental area * Parking to be provided for entire bldg. NBMC requirements 3 rec equipment rental area/ ±2'900 sq.ft, gross floor area meeting room and clubhouse restrooms showers:::�> ±2,100 sq.ft, gross floor area laundry facility storage area swimming pool H. 200 boat slips, pedestrian bridge and pump out station subject to the following: 1. No boat slips in mouth of lagoon or in lagoon 2. Boat slips in mouth of lagoon, 28 ft. boats max. 3. Boat slips in mouth of lagoon designed for minimal tidal flow 4. Overnight occupancy of boats moored in lagoon prohibited 5. Construction of pedestrian bridge (removable center) 6. Pump out station for boats 7. Commercial charter services located on west side of swimming lagoon subject to issuance of commercial harbor activities permit by the City II. Retain or upgrade and/or add to existing facilities or uses. A. Dry boat storage - 400 units max.; stacking of small boats; storage area covered B. Re -stripe launch ramps to 15 lanes and retain or upgrade washdown facilities C. 185 boat -trailer spaces close to boat launch area. Reserved for 4 boat launching/marine amenities and marine repair shops and beach users. D. County and corporation wild preserve existing beach and retain concessions for beach,goers - 645 parking spices available for day use s - 25% of parking sbaces to be compact E. Overnight camping permitted A. Construction to be in accordance with Newport Beach Bldg. and Zoning Ordinance. Specifically: 1. All structures sh 1' not excee 38.5 feet max. height; mechanical equip ent 38.5 feet max. nd screened from view; 3 stories max. 2. Parking 3. Signs B. Traffic Phasing Ordinance and Fairshare Ordinance 1. Fairshare and Traffic Phasing Ord. TOTAL FEES: $835,402.00 Fee payment schedule: 1_1,8q p4�a, $25,000 paid concurrently with execution of agreement 2-IS-fro P,,b. $75,000 paid prior to first building permit issuance for &Wuo any projects in Phase I (i.e. R.V. Park; Day use; Boat storage; Boat launch; marine repair facility, coffee shop; operations center) 5 c. '$7-5,000 prior to issuance of first Certificate of Occupancy for any project in Phase I d. $500 per slip paid prior to issuance of final building or harbor permit necessary to the construction of the slips based on 200 boat slips (1 @ $500 or how many slips constructed) $100,000 e. $50,000 paid prior to issuance of first building permit for construction of restaurant on Anthony's Pier II site £. $100,000 paid prior to first buildi`� permit for family inn g. $410,402 paid prior to first C of 0 for family inn 4. Fees to be paid by company or sublessee 5. County, City and Company shall meet and confer on circulation system improvements. C. Construct an interpretive center, located near the northeast corner of property D. Construct launching area for human -powered and small sail craft E. Construct a bike trail and bike racks, subject to County's Director of Environmental management Agency and the City Engineer F. Transient occupancy taxes will be imposed on users of family inn and R.V. Park and paid to the City G. Any permits and fees or taxes for any use of the property shall be complied with and all conditions imposed upon the issuance of the permit H. Uses not permitted: 6 1. Skateboard courses 2. Fireworks displays - as approved by City Fire Dept. 3. Small animal or reptile zoo 4. Loudspeakers other than that used by lifeguards 5. Amplified music except in family inn or other structure. r i Must not exceed 55 dBn I. Grading and Building permits conditions: 1. Designation of specified haul routes 2. Restrictions on hours of activity OK 7- &013. Installation of erosion control facilities T3 J. Final Design: 1. Lighting system 2. Water -saving devices 3. Grease traps in all restaurant facilities 4. Title 24 requirements 5. Access and fire suppression systems 6. Landscape plan IV. City provided services e.g. police, fire V. Agreement VI. Future development of site VII. Coastal Commission and State Lands Commission approval required VIII.Agreement IX. Agreement X. Provisions of agreement are binding X1. No modification or amendment to agreement 9 NEWPORT DUNES REDEVELOPMENT PHASES II AND III PARKING COUNTS $3: MOST "PRACTICAL" CASE 0 /i1 � 3 �33 ,g 75 rooms with pertinent .25 spaces / room �500 4. Retail:~ . Marina: Ple- 342 slips @ .75 spaces / slip (88 slips in mouth of lagoon have overnight restriction prohibiting use. Therefore, parking requirement should be mitigated at night during peak hotel and restaurant use) Restaurant: 1 ,000 sf @ 1 space/50 sf ( er City code guidelines) Hotel: facilities374 7r � rrn� �3t c 5,000 sf @ 1 space / 250 sf TOTAL AVAILABLE PARKING (Per Civil Engineer) PARKING DEFICIENCY 300 7� 20 951 911 40 Land Use EAST SIDE Marina Business Quality Restaurant Park Commercial Center Beach Day Use Dry Boat Storage Meeting Room WEST SIDE Marina Anthony's Pier 2 Family Inn Restaurant Marina Business I Meeting Room 23 jma'W6 ?? - 4pe�r_e- Parking Requirements Size City Coastal Comm. Required # of I Requirements Requirements Parking Spaces -5,000 s.f. 1/250 s.f 4,000 s.f. public area 1/40 s.f. 2`01DO 5•k (1) 1/250 s.f 6,000 s.f. public area 13.2 acres 800 350 units --- 100 seats 1/5 seats 1/250 s.f. 20 1/50 s.f. 100 1/500 s.f. 1/2.8 seats TOTAL EAST SIDE 48t46 800 263n& 36 1267 t46 430 slips .75/slip .75/slip 323 5870 s.f. 1/40 s.f. 1/50 s.f. 160 2) 275 rooms 1/2 rooms 1/3 rooms 138 -� 7500 s.f. 1/40 s.f. 1/50 s.f. 188 ✓ - 5,000 s.f. 1/250 s.f. 1/250 s.f. 20 100 seats 1/5 seats 1/2.8 seats 36 ✓ TOTAL WEST SIDE 865"-� TOTAL PARKING SPACES REQUIRED 2132 t-46 (1) The actual building will contain 6,000 s.f. of administrative area and 6,000 s.f. of storage. Patrons of the Commercial Center will also have parking allocated to their use in nther areas of the nark nnce the registration process and �EWPpCITY OF NEWPORT BEACH OFFICE OF THE CITY ATTORNEY V S P.O. BOX 1768, NEWPORT BEACH, CA 92659-1768 4 (714) 644-3131 it C741 FO EL December 21, 1990 Mr. Robert Fisher, Director of Dept. of Harbors, Beaches and Parks Environmental Management Agency County of Orange P.O. Box 4048 Santa Ana, CA 92702-4048 Re: Newport Dunes General Planning Compliance Dear Bob: This letter will confirm that the proposed Phase II development plan submitted by Newport Dunes is in conformance with the Newport Beach General Plan and the Amended Settlement Agreement. Newport Dunes' staff has been extremely cooperative in all phases of their re -development and they have complied with both the spirit and intent of the Settlement Agreement. RHB:kmc Mr. Jim Hewicker kmc/dunes.ltr Aoberetrulyyours,t H. Burnham City Attorney 3300 Newport Boulevard, Newport Beach December 10, 1990 Mr. Jim Hewlicker Planning Director CITY OF NEWPORT BEACH 3300 Newport Blvd. Newport Beach, CA 92663 RE: PHASE II SETTLEMENT AGREEMENT COMPLIANCE Dear Jim: This letter is to follow up the conversation I had with Genia Garcia concerning the Marina Center plans submitted as part of Phase II of our redevelopment. The plans are in compliance with the restrictions set forth in the First Amendment to Amended Newport Dunes Settlement Agreement, which specifically addresses this portion of the development. First, the Marina Center complex as proposed in our submitted construction documents substantially conforms to the previously approved conceptual plans. As stipulated, the Clubhouse building is two stories and the Storage building is one story. Additionally, the pool, courtyard, and related areas have been sized, designed, and landscaped in substantial conformance with the preliminary landscape technical plan on file with the City. The architectural theme of the Marina Center is also consistent with the mediterranean style of the existing Phase I improvements. Second, the Clubhouse building has been designed below the northerly prolongation of the site line drawn from a point five feet above Pacific Coast Highway to the top of the north side of the proposed Family Inn. This is shown on the revised elevation sheets included in the architectural drawings. Third, as agreed upon, the Marina Center shall be available only to tenants of the Marina and their guests. Access to this facility and, indeed, the entirety of the Phase II improvements, will be controlled by means of a card access system. Cards will be distributed to Marina tenants only and will allow them access past the front entrance gates to the parking areas as well as all other' areas of the Marina. There will be a security gate at the top of each gangway which may be opened only by means of the card reader; there will also be card readers at the Clubhouse building, pool areas, Storage building, laundry room, and both Marina restroom buildings. 1131 Back Bay Drive • Newport Beach, California 92660 • (714) 729-DUNE Page 2 Fourth, Marina tenants are prohibited under their existing rental agreements ,from undertaking or otherwise pursuing commercial activities from on the Marina premises. Fifth, the landscaping at the Marina Center has been designed so as to be able to be maintained at a height at least five feet below the highest point of the Clubhouse building. Trees in this area consist exclusively of Queen palms and Harpephyllum, a small to mid -size tree with an estimated adult height of 20 feet. I appreciate this chance to clarify our plans. If I can answer any additional questions or provide any supplemental information to assist you in your evaluation of our project, please do not hesitate to call me either at my office in San Diego at (619) 488- 0551 or at Newport Dunes at (714) 729-3863. We look forward to providing the finest marina facility in Newport Harbor by the summer of next year. Robert H. Glea on AssistantQVIed President and Project Manager RHG:mj0 cc: Genia Garcia, Planning Department, City of Newport Beach David Cherashore, Newport Dunes STATE OF CALIFORNIA—THE RESOURCES AGENCY GEORGE DEUKMEIIAN, Go"mor CALIFORNIA COASTAL COMMISSION SOUTH COAST AREA d< 245 WEST BROADWAY, SUITE 380 j LONG BEACH, CA 90802 (213) 590-5071 AMENDMENT TO PERMIT Date: July 23, 1990 Permit Number 5-83-962 issued to Newport Ounes Partnership for: Redevelopment of an addition to the 72 a includes a 275 room family inn, 320 slip marin boat storage, 10 boat launch ramps and a marin previous amendments increased the number of R. marina business buildings, relocated a 5,000 s stacked dry boat storage with surface storage, and maintenance buildings, modified Anthony's access program and allowed for dredging of the slips. cre Newport Dunes Park. It a, 310 unit R.V. park, 300 unit a business building. Two V. spaces, deleted one of the q.ft. restaurant, replaced relocated the opertion center Restaurant, implemented a public lagoon for additional marina at: 1131 Rack Ray Drive, Newport Beach. has been amended to include the following changes: Demolition of two existing office buildings originally approved for renovation and construction of two replacement buildings (6,100 and 3,500 sq.ft.) to include marina office and boat —user support facilities. This amendment was determined by the Fxecutive Director to he immaterial, was duly noticed, and no objections were received. This amendment will become effective upon return of a signed copy of this form to the Commission Area office. Please note that the original permit conditions are still in effect. Sincerely, Peter M. Douglas Executive Director By: Title: Staff Analyst ACKNOWLEDGMENT I have read and understand the above amendment and agree to be bound by the remaining conditions of permit number 5-83— Date . go Signature Z 5631O v August 2, 1990 Ms. Genia Kaznocha CITY OF NEWPORT BEACH Planning Department 3300 Newport Blvd. Newport Beach, CA 92663 RE: COASTAL DEVELOPMENT PERMIT AMENDMENT-NEWPORT DUNES Dear Genia: Enclosed please find a copy of the recently -granted third amendment to our Coastal Development Permit (#5-83-962, as amended). This covers the construction of our proposed two -building Marina Center that was the subject of an Approval in Concept from the City. I expect to have construction documents for the new Marina Center ready for plan check submittal sometime around September 1, 1990. I will contact you thereafter to discuss the processing of same. If you have any questions in the meantime, please feel free to call me at (619) 488-0551 or onsite at N_e_uort Dunes at (714) 729-3863. Rolber�E H. Assistant RHG:mjo enclosure RECEIVED BY PLANNING DEPARTMENT CITY OF NEWPORT BEACH AM AUG 61990 PM 718191101DII2111213141516 1131 Back Bay Drive • Newport Beach, California 92660 • (714) 729-DUNE F-9(a) U • CITY OF NEWPORT BEACH OFFICE OF THE CITY ATTORNEY MEMORANDUM June 5, 1990 TO: Mayor and Members of the City Council FROM: Robert H. Burnham SUBJ: Newport Dunes Settlement Agreement Request for Amendment to Construct Marine Amenity Facilities •The Newport Dunes Settlement Agreement authorizes renovation of the existing marina and the construction of 200 additional slips, some of which are attached to the pedestrian bridge to be built across the mouth of the swimming lagoon. Approximately 430 slips will be available to the public upon completion of this phase of the redevelopment project. Newport Dunes is asking for permission to demolish existing marina office buildings and replace them with two structures known as the Marina Center. The Marina Center would consist of a 6,000 square foot clubhouse and a 3,200 square foot storage building. The proposed clubhouse includes space for Marina office personnel and "three distinct recreational amenity areas." The amenity areas include a television room, fitness center and club lounge. The storage building consists of large lockers, laundry facilities, vending machines and a storage area for Marina maintenance equipment. (A complete description of the Marina Center uses is attached as Exhibit A.) The Planning Department, Marine Department and this office have reviewed, and generally support, the Newport Dunes request. •However, we recommend the City Council approve the proposal subject to certain conditions that will ensure the project does not increase traffic, increase the demand for parking, or reduce bay views from Pacific Coast Highway. The conditions, and the rationale for their imposition, can be summarized as follows: tia - 2 - • 1. FLOOR AREA LIMITS The clubhouse and storage and building should be limited to the size proposed by Newport Dunes. As proposed, the facilities are too small to generate additional traffic or parking demand. Specific limits on the size of the fitness center will ensure no expansion of that use. 2. USE RESTRICTIONS Use of the facilities should be limited to Marina tenants and their guests, with the City reserving the right to require Newport Dunes to prohibit, or limit the number of, guests. The limited size of the facilities provide the best protection against excessive use, but the City should reserve the right to control the number of persons permitted access to the clubhouse and storage area. HEIGHT LIMIT As currently proposed, the Marina Center would •slightly obstruct bay views from the highway and Promontory Point. The height of the Marina Center should be reduced to eliminate any view impact beyond that which results from the Family Inn. (See Newport Dunes Site Plan attached as Exhibit B.) 4. NO CHARTER ACTIVITIES The provision of amenities for Marina tenants could encourage some boat owners to conduct charter activities from the location. The Newport Dunes Settlement Agreement currently prohibits charter activities unless a permit has been issued by the appropriate licensing department. To ensure no additional traffic or parking demand, staff proposes to prohibit any charter activity unless authorized by an amendment to the Settlement Agreement. RECOMMENDATION• It is recommended that the City Council authorize the Mayor and City Clerk to execute an amendment to the Newport Dunes •Settlement Agreement authorizing construction of marine amenity facilities subject to the following conditions: - 3 - 1. The gross floor area of the marina clubhouse shall • not exceed 6,000 square feet and the gross floor area of the storage building shall not exceed 3,200 square feet. All structures shall substantially conform to approved conceptual plans. • • 2. The fitness room within the clubhouse shall contain no more than 400 square feet and all exercise equipment shall be located within the fitness room. 3. The clubhouse shall contain no more than two stories and the storage building shall be limited to one story. The clubhouse shall be constructed at or below the northerly prolongation of a sight line drawn from a point five feet above Pacific Coast Highway (along the section shown on the revised schematic sight plan) to the top of the north side of the Family Inn. 4. The clubhouse and storage building shall be available only to tenants of the marina and their guests and access shall be controlled through a security system approved by the Planning Director. City reserves the right to impose other conditions on, or prohibit, guest access. ~5 The architectural theme of the Marina Center shall be consistent with the mediterranean style of existing Phase I improvements. v6. The pool, courtyard and related areas shall be sized, designed, and landscaped in substantial conformance with the "preliminary landscape technical plan" and all landscaping shall be maintained at a height at least five feet below the highest point of the clubhouse. 1,,7: The written agreement between Newport Dunes and Marina tenants shall prohibit boat charters, leases or other commercial activity and Newport Dunes shall strictly enforce the prohibition unless and until charter activities are permitted pursuant to an amendment of the Settlement Agreement. RHB:jg Attachments 17 Robert H. Burnham City Attorney 1 NiEFII I NJ i1tr NEWPORT DUNES REDEVELOPMENT PHASE IIA - SUPPLEMENT MARINA CENTER DESCRIPTION OF USES AND IMPROVEMENTS MAY, 1990 The County of Orange has approved plans for Phase IIA of the Newport Dunes redevelopment project - the replacement and expansion of the facilities at the Newport Dunes Marina. These plans include the complete replacement of all waterside improvements, all landside sitework and utility distribution systems, and two restroom buildings. They also call for the renovation of the existing marina office and auxiliary office buildings to bring them into architectural conformity with the balance of the project. Construction of this phase of the project is scheduled to begin in September, 1990. (Please see the Approved Schematic Site Plan which has been attached for your reference.) After evaluating the operational demands of our Marine Department, surveying current tenants of the Marina, visiting other marinas from Newport Harbor to San Diego, and performing informal market research, 1131 Back Bay Drive • Newport Beach, California 92660 • (714) 729-DUNE II 1 Marina Center Uses & Improvements Page 2 Newport Dunes now wishes to propose an alternative redevelopment scheme as a supplement to our approved original submittal. This new plan would involve the demolition of the existing office buildings and their replacement with a two -building Marina Center. (Please see the Revised Schematic Site Plan.) With the idea of creating a first-class Resort Marina, we have identified several needs that were not contemplated in the original scope of the project, including additional office space, storage facilities (particularly bicycle storage), and, most importantly, resort -type amenities for our tenants. The Marina Center being proposed to meet these needs will be centrally situated, in approximately the same location as the existing office buildings. It will consist of two buildings surrounding a central courtyard and connected by a trellis -covered colonnade. A two-story building on the west side will house offices and as well as many guest amenities, including clubhouse facilities and a swimming pool and spa, while a one-story building located across the courtyard to the east will provide space for storage lockers. (Please consult the attached floorplans for a more detailed understanding of these improvements.) Marina Center Uses & Improvements Page 3 Upon entering the 6,000 square foot Office/Clubhouse Building, guests will encounter a lobby area and front desk similar to that at the Recreational Vehicle Resort Operations Building located in Phase I. Behind this area will be a Dockmaster's office (which, because of its location, will have visibility of the entire Marina), an assistant Dockmaster's office, and a back office area for storage and accounting. This will accommodate the five people anticipated to be necessary to properly staff the expanded Marine Department. To the left of the main entrance are restroom facilities, an area for pay telephones and a drinking fountain, and stairway and elevator access to the second floor. The stairway to the second floor is housed in a tower structure which serves as the architectural focal point of the Marina Center (please see the attached elevations). After ascending the stairs, guests will enter a foyer area which will allow access to three distinct recreational amenity areas. Directly ahead is a Television Lounge with big -screen television, couches and chairs for watching sporting events, rental movies, and other entertainment. Located to the right of the foyer and directly overlooking the courtyard is a Fitness Center which will feature a variety of work-out equipment which might include nautilus -type Marina Center Uses & Improvements Page 4 weight machines, lifecycles, or rowing machines. The largest area, overlooking the pool, is the Club Lounge. This facility will feature a complete kitchen with buffet counter, card tables, and lounge seating. The pool area is located directly to the west of the Office/Clubhouse Building. It will feature a swimming pool, spa, and patio area with furniture such as lounge chairs and tables. This area is accessible either through the lobby of the Office Building or by means of a staircase descending from a second floor balcony running outside the Fitness Center and Club Lounge. Across the courtyard from this facility will be our Storage Building. The majority of this 3,200 square foot structure will be interior space for storage lockers. These lockers are proposed to be larger than those to be built around the perimeter of the restroom buildings (there will be a total of 60 of these two feet square by eight feet high lockers). When surveyed, a majority of our existing tenants said they would rent a storage locker if more were available and most requested that they be larger than those currently available (which are two feet square). Marina Center Uses & Improvements Page 5 Measuring four feet square by eight feet high, the new lockers will also facilitate the storage of bicycles, which was a major concern among tenants. With about 100 large lockers in addition to the 60 standard lockers• already proposed, we will offer approximately 40 percent of ,our tenants with storage capability. Also located in the Storage Building, with independent exterior access, will be an area for washing machines and dryers, vending machines, and an ice machine. On the eastern side of the building will be a storage area for the Marina maintenance and janitorial staffs and electric carts. All facilities will be open to Marina tenants and their guests during regular office hours and available at other times through the same security access system that will be in place at the main entrance gate at Bayside Drive and the gangway gates to each headwalk of slips. The architectural theme of the Marina Center will be consistent with the Mediterranean Village style of both the existing Phase I improvements and the previously -approved restroom buildings in Phase II. The buildings will be of block construction with Marina Center Uses & Improvements Page 6 a stucco finish and earth -tone clay tile roofs to match the existing buildings. All detailing and interior finishes will also be designed to fit into the unified project. Landscaping will be similarly consistent and will feature the promenade palms continuing parallel with the Pedestrian Promenade through the complex and accent palms running vertically through the entrance to the Center and the courtyard area. Canopy trees, shrubs, and ground cover will all be identical to other areas of the Resort. Pedestrian circulation will be enhanced through this supplemental plan by maintaining the lateral waterfront access of the Pedestrian Promenade and by improving the vertical access offered through the courtyard and colonnade. This courtyard, with its central flagpole and fountain, will also serve as a meeting/congregating area for marina tenants and the public alike. With the exception of the small area of the site utilized for the Marina Center, all other elements of the approved Phase IIA plans will remain unchanged. Marina Center Uses & Improvements Page 7 This includes all other architectural, landscape architectural, civil engineering, and marina plans and specifications. If approvals are obtained in an expeditious fashion, construction could start on the Marina Center just after the balance of Phase IIA construction commences, currently scheduled for September, 1990. Provided that we meet this goal, the facility would be open by Memorial Day, 1991, when it is projected that the entire Marina facility will be complete and operational. Newport Dunes believes that the proposed Marina Center will create the overall resort atmosphere at the Marina that is so evident elsewhere at Newport Dunes. We are convinced that by constructing these elements, we will offer our tenants what will unquestionably be the finest Marina facility in Orange County. CITY OF NEWPORT BEACH OFFICE OF THE CITY ATTORNEY P.O. BOX 1768, NEWPORT BEACH, CA 92659-1768 Mr. David L. Cherashore Newport Dunes 1131 Back Bay Newport Beach, (714) 644-3131 February 27, 1990 Drive California 92660 Re: Newport Dunes Water Quality Study Dear David: The City Council approved the Newport Dunes Water Quality Study on February 26, 1990. Council approval was subject to written confirmation from Newport Dunes of your commitment to regularly remove surface debris trapped in and around the improvements constructed at the mouth of the swimming lagoon. Please forward written confirmation to this office with copies to the Planning Department and Marine Department. Ver truly yours, kAt H. Burnham torney RHB:jg cc: Dana Aslami, Planning Department Jim Hewicker, Planning Director Tony Melum, Marine Department RED EN'r-D 8Y PLANNING DEPARTMENT CITY OF NEWPORT BEACH FEB 28 1990 AM PM 7�8�9ilgill�12i1�2�3�4�516 3300 Newport Boulevard, Newport Beach CITY OF NEWPORT BEACH MINUTES co November 13, 1989 ion No. 259-106 - from the Consent (b) Application No. 150� Removed from the Consen Calendar. (c) Application No. 16-101 by Newpdrt-bones to rev se the _ oc s aywar o t e arin_a Dunes dock complexat 101 North Bayside Drive. (Report from the Marine Department) 7. BUDGET AMENDMENTS - For approval: None. G. ITEMS REMOVED FROM THE CONSENT CALENDAR: 1. NO The Ci agenda from the Tidelands Affairs ee recommending approval of PERMIT APPLICATION NO. 259-1 for tial float bayward of 1 Collins and HARBOR PERMIT APPLICATION -106 for residential float of 106 South Bay front. response from the Clerk advised that after the s printed, a letter was from Donna R. Bashaw, Attorney (ng Wallace Hunt, containing alid objections to the report Tidelands Affairs Committee. Council MembeeLr Hart, Member of the Tidelands Affairs Committee, advised that the Committee has met numerous times regarding\he subject permit and recommend that the permit is approved, it be cpnditioned as follows: 1. Harbor P rmit No. 259-1 for the float bayward of #1 Collins Island: Only the baywardmost�20 feet of the easterly si a tie shall be available fo vessel berthing. Any vessel be thed there must maintain 16 fe t between the vessel berthed here and the float at 106 Sough Bay Front. 2, Harbor Permit No.V59-106 for the float bayward cf 106 South Bay Front: Any vessel berthed on the easterly side tie shall not extend beyond the end of the float more than t o feet (2'). X Volume 43 - Page 464 16-101' 259-1 259- CITY OF NEWPORT BEACH MINUTES c. \�NA\ November 13, 1989 (a) One Refuse Worker II, Refuse Division. (f) One Administrative Clerk, Planning Department. 9. JJTAFF AND COMMISSION REPORTS - For ouncil information and filing: Report from Utilities Director concerning 1989-90 UNITED WAY CAMPAIGN RESULTS. 10. PUBL NEAG SCHEDULING: None. 11. Removed RIN rom the Consent Calendar. Way 12, SAN JOAQ N HILLS ROAD SUBDRAIN AND SJoaquin SURFAC E D N RECONSTRUCTION, CORONA DEL His Rd MAR STATE EACH ADDITIONAL PARKING Sbdrn/Cd STALLS (CO RACT N0. 2585) - Approve the Bch Adtl plans ands cifications; and authorize Pkg Stls the City Cle k to advertise for bids to C-2585 be opened at Xitoo a.m. on December 1, (38) 1989. (Repor from Public Works 13. STORM DRAIN IMP VEMENT PROGRAM Storm Drn (CONTRACT NO. 27 ) - Approve the plans Imprm Prg and specification ;and authorize the C-2716 City Clerk to adve rise for bids to be (38) opened at 11:00 a. on November 301 1989. (Report from ublic Works Department) 14. Removed from the Cons t Calendar. 15. RICHARD RIVETT PERMIT PLICATION - If Permit/ desired, approve applic ion to Drvwy construct a new driveway n Cryatal (65) Avenue for 301 East Bay F ont, Balboa Island, subject to decrea ng the Width of an existing curb cut on alboa to 10 feet. (Report from public otks Department) 16. HARBOR PERMIT APPLICATIONS - hold Harbor staffs recommendation to appr ve the Permits following applications, subjec to (51) conditions listed in the staff ports: (a) Application No. 259-1 i Removed from the Consen Calendar. Volume 43 - Page 463 Agenda Item N0.16 (c) • CITY OF NEWPORT BEACH Marine Department November 13, 1989 TO; MAYOR AND CITY COUNCIL FROM: Marine Department SUBJECT: HARBOR PERMIT APPLICATION 16-101 BY NEWPORT DUNES TO REVISE THE DOCKS BAYWARD OF THE MARINA DUNES COMPLEX AT 101 NORTH BAYSIDE DRIVE Recommendation: If desired, approve the application, subject to the following conditions: 1. Approval of Army Corps of Engineers 2. Approval of California Coastal Commission • 3. Approval of County of Orange 4. Approval of plans and specifications by City Public Works Department 5. Approval of City of Newport Beach Fire Department 6. That the applicant meet all those conditions listed in the Amended Settlement Agreement of 12/9/88 between the City of Newport Beach and the County of Orange, as pertains to Water Site Facilities. Discussion• THis application is before the City Council as required by Section 5.C.4. of the Harbor Permit Policies, which states: 5.C.4. "Prior approval of the City Council will be required before issuing a permit for shore -connected structures when (4) Approved Bulkhead Lines, Pierhead Lines or setback lines do not exist." • As part of the redevelopment of Newport Dunes, the applicant is proposing a revision of the existing docks bayward of 101 North Bayside, known as Marina Dunes. The revision consists of rebuilding the existing slips. and extending them all further bayward. In addition to the revision to the slips, the applicant is proposing a small pedestrian bridge joining a existing concrete groin and bulkhead wall to an existing concrete slab, thereby enhancing public access to views of the Upper Bay and the revised r- • • 0 marina. The proposed revisions have been initially approved in concept by the County of Orange and the City of Newport Beach through a settlement agreement reached by those agencies in conjunction with the redevelopment project as a whole. The Marine Department feels that the conditions listed as part of that agreement will address any additional concerns the City may have with regard to the revisions of the existing docks and the pedestrian bridge. Tony Mel'um Tidelands Administrator Cl T Y aw r1?OPOSL-'D NLW /JOCKS DOCKS 3 G X/ST/NG l3UL/�/--/L/-J,C7 EXIST/NG 60 T TOM © 02G--7PO D !307-7-onir Q 14 "� coMCRE Te 1-;:'1C./A/G-M So' GIW6WI4Y t 7t0 70 ZIPPZ.,e I'luxlPO27 goy CN/1�/NG L - 2no G W 0 1\ 'G rdLrI e N � ti hf4 ryy f4,�r iO A Q/r,rr VICINITY SKETCH Nlwlrer DAY CALIIORMA jfrr Soundnys orr eaoreesed /n /irf and dono/e dip/ns be/ow Mean Lower Gow WaAr•r. Mora,um ronye o! /ide approx/mo Vrlr /O 4*V.. Norbor likes, Ore ealob/rS/Ied /k t/A;S.aeClio„ oFNewperf Ao)a W-MM ! m SI=CT/ON_f 7 3 Ann.... a. .rK I/e,iw IV,-rwpo2T DuNI_S' I//,/ U/-pLz^g All- m1poRJ'awy __I roAR PROPOSED: PEDESTRIAN BRIDGE PURPOSE: TO ENHANCE PUBLIC ACCESS, Ex/sr. I3GK'd 0 r-x/sr. &I-k'o DATUM: KIM ADJACENT PROPERTY OWNERS DEPT. OF FISH &GAME IRVINE COMPANY PROJECT S/TE 0 rear)" • � Q r N Iy �'r /lIr• A � f'� N VICINITY SKETCH woof ► a «r N•w►ORr AAV CAL VOANIA Jrrrr Soundngs or• •xeoreased en rrro and d•Aolt drplas below Meorf Lower Cow Woolen Morr.wtnw rdnge Of h0ld oppruA/mololy M 400 llorbor /rye! ore esloblrgMd w /A;s , seer•1bit dr vewrrol Dor p20PaSG-'D B,p/GGL _� Ex�5r. SLAG CX/ST- - _,�...�-•--- U COA1G P/L1�UG l3DTTD�V) G-"X/5T. BbTTDM 11 , 30 PZ-i1CTR4� 1ay. ELL- ti/1T/O/�l -A APPLICANTS: COUNTY 01; ORANGE & NEWPORT DUNES 993 W. PASSION BAY DRIVE SAN DIEGO, CA. e6MC- I IN: UPPER NWPORT BAY. AT: NBVPORT BEACH COUNTY OF: ORANGE, 01. SHEET 1 OF I State of California, Governor.George Deukmejian California doa South Coast IDi P.O. Box 14 0 Long Beach, )CA (213) 590-5071 Commission t Office 90801 i APPROVAL IN CONCEPT RECEWED NOVO 91989 CALIFORNIA COASTAL COMMISSION SOUTH COAST DISTRICT I APPROVAL IN CONCEPT BY THE C=/COUNTY OF Orange as requiredifor permit application to the California Coastal Commission. South CoastlRegion pursuant to California Administrative Code, Section' 23052. COMPLETE Description of Proposed Development:' Maintenance dredging of 50,000 C.Y. over 817,300 $.IF. area within the Newport Dunes Marina and restoration:of an intertidal zone on adjacent ShGllmaker Island in Upper Newport Bay Property',Address: 1131 Back Bay Drive Newport Beach, Orange County Legal Description: Not AD13licable , Zone: County .Tidelands Applicant($ ) i: Newport Dunes Partnership and County of Orange, EMA/Harbors, Beaches and Parks Applicant's Mailing Address: 998 W. Mission Bay Dr., San Diego, CA and 400 Civic Center Drive West, Santa Ana, CA respectively. Applicant's Telephone Number:(619) 488-0551 I I have reviewed the plans for the foregoing development including: I 1. The general site plan, including any roads and public access to the shoreline. 2. The grading plan, if any. 3'. The general uses and intensity of use proposed for each part of the area covered in the application. and find, They. comply with the current adopted Not'Applicable City or County General Plan, Zoning Ordinance, Subdivision Ordinance, and any applicable specific or precise plans, or Thatla variance or exception has been approved and is final. A copy of any variance, exception, conditional use permit,, or other issued permit is attached together with all conditions of approval and all approved plans including approved tentative tract maps. On the basis of this finding, these plans are approved in concept and Should this City or County adopt an ordinance deleting, amending, or adding to the Zoning Ordinance or other regulations in any manner that would affe5t the use of the property or the design of a project location thereon, this approval in concept shall become null and void as of the effective date'of this said ordinance. i In accordance with the California Environmental Quality Act of 1970, and State end local guidelines adopted thereunder, this development: X Has been determined to be ministerial or categorically exempt. re: creation of intertidal zone on Shellmaker Island. Has received a final Exemption Declaration for final Negative Declaration (copy attached). (Maint1 enance dredging of 50,000 C.Y. within Newport Dunes Marina) -x--Previoi:sly addressed in final Environmental Impact Report 230. This concept approval in no way excuses the applicant from complying with all applicable policies, ordinances, codes, and regulations of this City or County. THE APPROVAL IN CONCEPT STAMP MUST BE AFFIXED ON ALL SUBMITTED PLANS, THIS REQUIREMENT WILL BE IN ADDITION TO THE APPROVAL IN CONCEPT FORM THAT IS NOW REQUIRED. I hereby certify that all information contained in this approval in concept is,correct and that all discretionary approvals legally required of this City or County prior to issuance of a building permit have been given and are final. The development is not subject to rejection in principal by this City or County unless a substantial change in it is proposed. p Director, Harbors, Beaches and Parks By: Date: I ( `1- 91 Attachments: 1. General Site Plans 2. 3. a. `J V vIY W Y of 3yN• RYQ�M3N •,,�..>,• ...� E r I th v •� C]p Q 3J :J OCT 04 1989 / CALIFORNIA COASTAL COMMISSIO SOUTH COAST DISTRI T $ CITY OF NEWPORT BEACH PLANNING DEPARTMENT November 7, 1989 TO: City Attorney FROM:'" Planning Director SUBJECT: Parkine for Phases II and III of the Newport Dunes Redevelopment Project Both Rich Edmonston and I have reviewed the parking study dated September 5, 1989, which was prepared by Weston Pringle & Assoc. for Phases II and III of the Newport Dunes Redevelopment Plan. The study concludes that sufficient parking will be provided during each phase of the redevelopment to adequately handle individual and combined peak parking demands of the component parts of the project as indicated below. USE Marina Restaurant Inm Parking Provided PROJECT PEAK PHASE II PHASE III 169 169 300 300 _ 322 469 791 550 939 Please take whatever steps are necessary to process the parking study through the City Council. JDH/kk DUNES1.107 Attachments CC: Robert Gleason, Newport Dunes Rich Edmonston, Traffic Engineer Dana Aslami, Associate Planner November 2, 1989 z O VO Mr. Jim Hewicker Planning Director City of Newport Beach �. P.O. Box 1768 Newport Beach, CA 92658-8915 Re: Parking Study Dear Mr. Hewicker: Per our conversation yesterday with Bob Burnham, I am forwarding a copy of a parking study prepared for Phases II and III of the Newport Dunes Redevelopment Project. It was prepared at our request by Weston Pringle & Associates and reflects their opinion as to the adequacy of parking proposed for the marina, restaurant, and hotel uses in the next two phases. A total of 939 parking spaces are available in Phases II and III. This study concludes that an estimated 791 spaces would be necessary for the project peak parking. Approximately 550 spaces are included in the Phase II portion of the improvements, plans for which are currently being reviewed by the Planning, Building, and Public Works Departments. I sent a copy of this study to Dana Aslami and Rich Edmonston in mid -September for their review. I understand that they have both concurred with its findings. Please review this material at your earliest convenience. As we discussed, if you support the conclusions contained therein, Bob Burnham will then 1131 Back Bay Drive • Newport Beach, California 92660 • (714) 729-DUNE Mr. Jim Hewicker November 2, 1989 Page Two present the study to the approval. If you have any please feel free to call me. 4 rely, Rober*ce on AssisPresident RHG:ma Enc. City Council for their questions or comments, cc: Bob Burnham, City of Newport Beach Dana Aslami, City of Newport Beach David L. Cherashore, Newport Dunes Ai Weston Pringle & Associates TRAI•PIC & TRANSPOWrACION ENGINEERING September 5, 1989 Mr. Robert Gleason Newport Dunes 998 W. Mission Bay Drive San Diego, CA 92109 Dear Mr. Gleason: This letter summarizes our review of parking factors re and III of the Newport Dunes Redevelopment Plan. The review was based upon information provided by you, field studies by our staff and standard reference material. PROJECT DESCRIPTION, The Newport Dunes Aquatic Park is, being redeveloped in three phases. Phase I includes the public beach, day use parking, dry boat storage, boat launch, recreational vehicle park and marina. Work on this phase is currently nearing completion. Under Phase II, the existing marina will be renovated and expanded form 230 to 430 slips. In addition, a new restaurant will be built with a total public area not to exceed 15,000 square feet. Phase III would include a 275 room family inn with restaurant, cocktail lounge, coffee shop, pool lounge, small meeting rooms, recreation room and retail space. It is proposed that approximately 50 percent of the guest rooms will have kitchen facilities. Parking for 939 vehicles is available for Phase II and III uses. EXISTING CONDITIONS At present, a 230 slip marina is in operation and parking is provided for this site. This provides a model to survey and utilize to estimate future parking needs for this use. Records have been kept by the operators of parking demands and these data from May 15 to July 15, 1989, 2651, East Chapman Avenue *,Suite 110 ejulterton, California 92631 • (714) 871.2931 -2- were reviewed. Review of these data indicated all spaces occupied on July 4 with 105 parked vehicles at 4:00 PM on Sunday June 25, 1989, being the second peak. These data also indicate peak demands during the afternoon with reduced demands during other periods. In order to validate these data, observations were made by Weston Pringle and Associates staff on a weekend and weekday. The results of these surveys are summarized in Table 1. Review of Table 1 indicates that Sunday had the highest observed parking demand with the peak occurring at 2:00 PM when 132 parked vehicles were observed. This peak represents a ratio of 0.57 parked spaces per slip. It can also be seen from Table 1 that morning and evening parking demands are approximately 69 percent of the peak demand. ANALYSIS Determination of parking needs for multi use projects must consider both the potential of joint usage and differing times of peak demands. In this case, marina tenants could visit restaurants, inn guests could patronize the free standing restaurant, RV park guests could patronize restaurants and shops, and similar cross uses. In addition, non -guest room facilities within hotels do not have the same parking requirements as do similar uses that are free standing. Marina The field studies indicate that the existing marina had a peak demand of 0.57 parked vehicles per slip on a Sunday afternoon with the morning •and evening demands being 69 percent of the peak. While the peak demand on July 4th exceeded this observed peak, it is not reasonable to design for a peak that may occur only two or three times per year. (This is similar to not providing for the peak Christmas shopping. demand at a shopping center.) If the 0.57 spaces per slip ratio is applied to the marina, the need for 245 spaces to serve 430 slips is determined. This would be the daytime peak demand with the demand reduced to 169 spaces during evening and morning periods. -3- Table 1 PARKING SURVEY SUMMARY Newport Dunes PARKED VEHICLES/PERCENT OCCUPANCY(') Saturday Sunday Thursday TIME 7 29 89 7 30 89 8 3 89 8:00 AM' 72/40 90/50 27/15 10:00 AM 81/45 91/51 31/17 Noon 92/51 100/56 34/19 2:00 PM 99/55 132/74 40/22 4:00 PM 97/54 112/63 34/19 6:00 PM 88/49 87/49 42/23 8:00 PM 81/45 48/27 44/25 f (1) Based upon 179 spaces -4- Restaurant The City of Newport Beach requires one space per 40 square feet of public area for restaurants. Provisions are also included to require parking ratios from one space per 30 to one space per 50 square feet of net public area. Since there is a good opportunity for the restaurant to be patronized by marina users, hotel guests and RV park guests, the lower ratio of one space per 50 square feet would be applicable in this case. This ratio would equate to a need for 300 parking spaces for the restaurant. Inn Facilities such as inns, hotels and motels are each relatively unique and generalized parking ratios may or may not apply. Parking ratios for these facilities are generally based upon the number of guest rooms and include needs for ancillary uses. The wide range of parking ratios that can occur at hotels is illustrated by the listing of various survey results in Table 2. The types of facilities listed in Table 2 are varying with some being generally business types and others being destination resort type. Based upon the description of the proposed inn, it is felt that the Del Corondado, La Costa and Newporter best represent the planned facility. Of the three, the Del Coronado would best represent the concept for the subject project. The ratio for the Del Coronado is also near the average ratio.of the three hotels of 1.17 spaces per room. This average rate is recommended for the subject hotel resulting in a need for 322 parking spaces. Combined Parking Needs The preceding paragraphs have examined parking needs for each of the three principal uses. Table 2 summarizes the projected parking needs for each use. The peak demand for each use individually is listed and totals f I -5- Table 2 HOTEL PARKING RATIOS Newport Dunes HOTEL LOCATION PARKING RATIO") Marriott(2) Newport Center 0.86 Sheraton(3) Newport Beach 0.99 Four Seasons(4) Houston 0.43 Del Coronado(5) Coronado 1.16 La Costa(5) Carlsbad 1.39 Newporter(6) Newport Beach 0.96 (1) Parked Vehicles/Room (2) "Newport Beach Marriott Hotel Parking Study", Weston Pringle & Associates, July 20,1989. (3) "Sheraton Hotel Traffic & Parking Study", Weston Pringle & Associates, 1982. (4) "Four Seasons Hotel Traffic & Parking Study", Weston Pringle & Associates, 1983. (5) "Resort Hotel Traffic Study", Austin -Foust Associates, Inc., 1986. (6) "Newporter Resort Traffic and Parking Study", Weston Pringle & Associates, 1989. a S -6- 867 spaces. Due to the characteristics of each use, all peaks would not occur simultaneously. As indicated in the discussion of the marina parking, the demand for this use is projected to be 169 spaces during the evening. This evening period is when the restaurant and hotel would be expected to be near peak. This scenario is also listed in Table 3 and indicates a total parking demand of 791 which could be accommodated by the 939 space supply. Studies such as the Urban Land Institute's "Shared Parking" have indicated that hotel peak demands typically occur after 9:00 PM and before 7:00 AM. This would indicate a further reduced demand during peak restaurant periods. The proposed i,nn could be expected to exhibit these characteristics due to the attractiveness of the area such as Disneyland, Knotts, other restaurants and general tourist facilities. While this has not been quantified or applied, it does support the adequacy of the supply to serve the proposed uses. It should also be noted that no reduction in demands have been assumed for cross over users such as marina tenants or RV guests eating at the restaurants or hotel guests eating at the free standing restaurant. These conditions provide a safe margin for the parking adequacy. SUMMARY This study has reviewed parking needs for Phases II and III of the Newport Dunes Redevelopment Plan. Existing conditions were examined to quantify, marina parking characteristics. Previous studies were reviewed to determine parking factors for the restaurant and inn uses. On a individual basis the theoretical demand does not exceed the supply. The differing peaking characteristics result in a further increased supply of parking space. An estimated peak demand of 791.spaces was developed which can be accommodated by the 939 space supply. This estimate did not consider multi stop visits or the fact that hotel and restaurant parking peaks are not coincident. On this basis, 1t is concluded that the proposed parking supply will be adequate to accommodate the planned uses. 4 -7- LAND USE Marina Restaurant Inn 0 Table 3 PARKING DEMANDS .QUANTITY 430 Slips 15,000 SF 275 Rooms TOTALS 0 t RATIO 0.59 1/50 1.17 INDIVIDUAL USES PROJECT PEAK DEMANDS PEAK 245 169 300 300 322 867 322 791 -8- We trust that this study will be of assistance to you in the development of this project. If you have any questions or require additional information, please call us. Respectfully submitted, WESTON PRINGLE 6 ASSOCIATES �k�lli Weston S. Pringle, P.E. Registered Professional Engineer State of California Numbers C16828 6 TR565 WSP:hld f891130 cc. Mr. David N I I 1P i H [] HtS November 2, 1989 Mr. Jim Hewicker Planning Director City of Newport Beach P.O. Box 1768 Newport Beach, CA 92658-Z915 Re: Parking Study Dear Mr. Hewicker: Per our conversation yesterday with Bob Burnham, I am forwarding a copy of a parking study prepared for Phases II and III of the Newport Dunes Redevelopment Project. It was prepared at our request by Weston Pringle & Associates and reflects their opinion as to the adequacy of parking proposed for the marina, restaurant, and hotel uses in the next two phases. A total of 939 parking spaces are available in Phases II and III. This study concludes that an estimated 791 spaces would be necessary for the project peak parking. Approximately 550 spaces are included in the Phase II portion of the improvements, plans for which are currently being reviewed by the Planning, Building, and Public Works Departments. I sent a copy of this study to Dana Aslami and Rich Edmonston in mid -September for their review. I understand that they have both concurred with its findings. Please review this material at your earliest convenience. As we discussed, if you support the conclusions contained therein, Bob Burnham will then 1131 Back Bay Drive • Newport Beach, California 92660 - (714) 729•DUNE Mr. Jim Hewicker November 2, 1989 Page Two present the study to the approval. If you have any please feel free to call me. S' rely, Robert G1 as on Assista ce President RHG:ma Enc. City Council for their questions or comments, cc: Bob Burnham, City of Newport Beach Dana Aslami, City of Newport Beach ✓ David L. Cherashore, Newport Dunes (�EWPORT DUNES 1131 BACK BAY • NEWPORT BEACH, CALIF. 92660 PACIFIC COAST HIGHWAY OFF JAMBOREE ROAD (7141 644.0510 September 13, 1989 Ms. Dana Aslami Planning Department CITY OF NEWPORT BEACH 3300 Newport Boulevard Newport Beach, California 92658-8915 Dear Dana: I have tried reaching you several times by telephone over the last week, but have not been successful. Therefore, I am submitting for your review the enclosed parking study for Phases II and III of the Newport Dunes Redevelopment Project. It was prepared at our request by Weston Pringle & Associates and reflects their opinion as to the adequacy of parking proposed for the marina, restaurant, and hotel uses in the next two phases. By copy of this letter I am also sending a copy to Rich Edmonston for his review. A total of 939 parking spaces are available in Phase II and III. This parking study concludes that an estimated 791 spaces would be necessary for project peak parking. Approximately 550 spaces are included in the Phase II portion of the improvements. In the time it has taken us to prepare this study, construction documents have been prepared for the marina, marina restrooms, and sitework portions of Phase II. In the interest of reaching our goal of a November construction start, these plans will be submitted to the Building Department for plan check by the end of the week (restaurant plans will be submitted at a later date). I realize that this presupposes your concurrence with the enclosed parking study, but we feel confident that the plans provide adequate parking for the uses contemplated. If you or Mr. Edmonston have any questions concerning this study or need any additional information, please feel free to call either myself or Wes Pringle. I look forward to your comments. S' ely Ro ert Gl ason Assist ect Manager RG:tw cc: Rich Edmonston, Traffic Engineer, CNB Wes Pringle, Weston Pringle & Associates David L. Cherashore, Newport Dunes TRAILER PARK • BOAT SLIPS • LAUNCHING RAMP • MARINE SERVICE • PICNIC AREAS • SWIMMING jW (A)' •wuu, p �' i LgL,�lA1 Weston Pringle & Associates TRAFFIC & TRANSPORTATION September 5, 1989 Mr. Robert Gleason Newport Dunes 998 W. Mission Bay Drive San Diego, CA 92109 Dear Mr. Gleason: This letter summarizes our review of parking factors related to Phases II and III of the Newport Dunes Redevelopment Plan. The review was based upon information provided by you, field studies by our staff and standard reference material. PROJECT DESCRIPTION The Newport Dunes Aquatic Park is being redeveloped in three phases. Phase I includes the public beach, day use parking, dry boat storage, boat launch, recreational vehicle park and marina. Work on this phase is currently nearing completion. Under Phase II, the existing marina will be renovated and expanded form 230 to 430 slips. In addition, a new restaurant will be built with a total public area not to exceed 15,000 square feet. Phase III would include a 275 room family inn with restaurant, cocktail lounge, coffee shop, pool lounge, small meeting rooms, recreation room and retail space. It is proposed that approximately 50 percent of the guest rooms will have kitchen facilities. Parking for 939 vehicles is available for Phase II and III uses. EXISTING CONDITIONS At present, a 230 slip marina is in operation and parking is.provided for this site. This provides a model to survey and utilize to estimate future parking needs for this use. Records have been kept by the operators of parking demands and these data from May 15 to July 15, 1989, 2651 East Chapman Avenue 9 Suite 110 a Fullerton, California 92631 a (714) 871-2931 -2- were reviewed. Review of these data indicated all spaces occupied on July 4 with 105 parked vehicles at 4:00 PM on Sunday June 25, 1989, being the second peak. These data also indicate peak demands during the afternoon with reduced demands during other periods. In order to validate these data, observations were made by Weston Pringle and Associates staff on a weekend and weekday. The results of these surveys are summarized in Table 1. Review of Table 1 indicates that Sunday had the highest observed parking demand with the peak occurring at 2:00 PM when 132 parked vehicles were observed. This peak represents a ratio of 0.57 parked spaces per slip. It can also be seen from Table 1 that morning and evening parking demands are approximately 69 percent of the peak demand. ANALYSIS Determination of parking needs for multi use projects must consider both the potential of joint usage and differing times of peak demands. In this case, marina tenants could visit restaurants, inn guests could patronize the free standing restaurant, RV park guests could patronize restaurants and shops, and similar cross uses. In addition, non -guest room facilities within hotels do not have the same parking requirements as do similar uses that are free standing. _Mai The field studies indicate that the existing marina had a peak demand of 0.57 parked vehicles per slip on a Sunday afternoon with the morning -and evening demands being 69 percent of the peak, While the peak demand on July 4th exceeded this observed peak, it is not reasonable to design for a peak that may occur only two or three times per year. '(This is similar to not providing for the peak Christmas shopping. demand at a shopping center.) If the 0.57_spaces per slip ratio is applied to the marina, the need for 245 s aces to serveC430 slips is determined. This would be the daytime peak demand with the demand reduced to 169 spaces during evening and morning periods. -3- Table 1 PARKING SURVEY SUMMARY Newport Dunes PARKED VEHICLES/PERCENT OCCUPANCY(') Saturday Sunday Thursday TIME 7 29 89 7 30 89 8 3 89 8:00,AM 72/40 90/50 27/15 10:00 AM 81/45 91/51 31/17 Noon 92/51 100/56 34/19 2:00 PM 99/55 132/74 40/22 4:00 PM 97/54 112/63 34/19 6:00 PM 88/49 87/49 42/23 8:00 PM 81/45 48/27 44/25 (1) Based upon 179 spaces -4- i Restaurant The City of Newport Beach requires one space per 40 square feet of public area for restaurants. Provisions are also included to require parking ratios from one space per 30 to one space per 50 square feet of net public area. Since there is a good opportunity for the restaurant to be patronized by marina users, hotel guests and RV park guests, the lower ratio of ,one 'apace per"50-square feet would be applicable in this case. This ratio would equate to a need for"-3� 00 Apapaces for the restaurant. (Noon p J Facilities such as inns, hotels and motels are each relatively unique and generalized parking ratios may or may not apply. Parking ratios for these facilities are generally based upon the number of guest rooms and include needs for ancillary uses. The wide range of parking ratios that can occur at hotels is illustrated by the listing of various survey results in Table 2. The types of facilities listed in Table 2 are varying with some being generally business types and others being destination resort type. Based upon the description of the proposed inn, it is felt that the Del Corondado, La Costa and Newporter best represent the planned facility. Of the three, the Del Coronado would best represent the concept for the subject project. The ratio for the Del Coronado is also near the average ratio of the three hotels of Q7 s ages p_er room. This average rate is recommended for the subject hotel resulting in a need for 322 pa—rrki`ng] r spaces. j —__. Combined Parking Needs The preceding paragraphs have examined parking needs for each of the three principal uses. Table 2 summarizes the projected parking needs for each use. The peak demand for each use individually is listed and totals 0 -5- Table 2 HOTEL PARKING RATIOS Newport Dunes HOTEL LOCATION PARKING RATIO(') Marriott(2) Newport Center 0.86 Sheraton(3) Newport Beach 0.99 Four Seasons(4) Houston 0.43 Del Coronado(5) Coronado 1.16 La Costa(5) Carlsbad 1.39 Newporter(6) Newport Beach 0.96 (1) Parked Vehicles/Room (2) "Newport Beach Marriott Hotel Parking Study", Weston Pringle & Associates, July 20,1989. (3) "Sheraton Hotel Traffic & Parking Study", Weston Pringle & Associates, 1982. (4) "Four Seasons Hotel Traffic & Parking Study", Weston Pringle & Associates, 1983. (5) "Resort Hotel Traffic Study", Austin -Foust Associates, Inc., 1986. (6) "Newporter Resort Traffic and Parking Study", Weston Pringle & Associates, 1989. 0 u 867 spaces. Due to the characteristics of each use, all peaks would not occur simultaneously. As indicated in the discussion of the marina parking, the demand for this use is projected to be 169 spaces during the evening. This evening period is when the restaurant and hotel would be expected to be near peak. This scenario is also listed in Table 3 and indicates a total parking demand of 791 which could be accommodated by the 939 space supply. Studies such as the Urban Land Institute's "Shared Parking" have indicated that hotel peak demands typically occur after 9:00 PM and before 7:00 AM. This would indicate a further reduced demand during peak restaurant periods. The proposed inn could be expected to exhibit these characteristics due to the attractiveness of the area such as Disneyland, Knotts, other restaurants and general tourist facilities. While this has not been quantified or applied, it does support the adequacy of the supply to serve the proposed uses. It should also be noted that no reduction in demands have been assumed for cross over users such as marina tenants or RV guests eating at the restaurants or hotel guests eating at the free standing restaurant. These conditions provide a safe margin for the parking adequacy. SUMMARY This study has reviewed parking needs for Phases II and III of the Newport Dunes Redevelopment Plan. Existing conditions were examined to quantify marina parking characteristics. Previous studies were reviewed to determine parking factors for the restaurant and inn ,uses. On a individual basis the theoretical demand does not exceed the supply. The differing peaking characteristics result in a further increased supply of parking space. An estimated peak demand of 791 spaces was developed which can be accommodated by the 939 space supply. This estimate did not consider multi stop visits or the fact that hotel and restaurant parking peaks are not coincident. On this basis, it is concluded that the proposed parking supply will be adequate to accommodate the planned uses. -7- Table 3 PARKING DEMANDS LAND USE Q Marina 4, Restaurant 1 Inn 2; t -8- We trust that this study will be of assistance to you in the development of this project. If you have any questions or require additional information, please call us. Respectfully submitted, WESTON PRINGLE & ASSOCIATES �k�� I i Weston S. Pringle, P.E. Registered Professional Engineer State of California Numbers C16828 & TR565 WSP:hld #891130 cc. Mr. David Neish " CITY OF NEWPORT BEACH MINUTES \LLZ\\00 00AIL ,A NO August 14, 1989 (j) Joan Williams alleging damage to mobile home at 300 E. Coast Highway \refe Space #270, as a result of acific Coast Highway Widening in une/July, 1989. 7.S AND COMPLAINTS - For denial and mation of the City Clerk's al to the claims adjuster: None. 8. REQUEST T APPROVE/FILL PERSONNEL VACANCIES: (Report from the City Manager) (a) Approve a Police Records - Specialis Police Department. (b) Approve one olice Recruit, Administrati Division. (c) Approve one Rec eation Coordinator, Recreation Divis on,. (d) Approve one Utilit es Specialist II, Water Division. (e) Approve two Personnel Clerks, Personnel Department. (f) Approve one Equipment Op ator I (Concrete Crew), Field Ma tenance Division. (g) Approve one Equipment Mechani I, Equipment Maintenance Division (h) Approve one Groundsworker I, Par s Beaches and Recreation Department (i) Approve one Newport Center Library Manager, Library Department. (j) Approve one Reference Librarian, 9. STAFF AND COMMISSION REPORTS - For Council information and approval: (a) Report from the City Attorney recommending APPROVAL OF_OFF-SITE SIGNS IN CONJUNCTION WITH - REDEVELOPMENT OF NEWPORT DUNES. Volume 43 - Page 329 Williams (66) Dunes CITY OF NEWPORT BEACH MINUTES r � \�PN August 14, 1989 (b) Report from Public Works Department Cncl Plcy recommending ADOPTION OF REVISIONS L-6 TO COUNCIL POLICY L-6, "PRIVATE (69) ENCROACHMENTS IN PUBLIC RIGHTS -OF -WAYS. c) Report from the Planning Department Planning regarding acceptance of a Negative (68) Declaration with supporting initial study for the proposed surcharge grading of the NEWPORT NORTH SITE- (d) ELECTION OF OFFICERS for the Fiscal ear 1989/90, for the following arch/Commissions: (1) Library Board of Trustees jUbT report naming: Charles Bd Sword, Chairman; Jean (50) Kiger, Vice Chairman; \ Karen Evarts, Secretary. Planning Department rian report naming: Gary W. Cmsn Pomeroy, Chairman; Harry (68) 0. Merrill, Vice Chairman; Janice A. 'Uebay, Secretary. 10. PUBLIC HEARING SQHEDULING: August 28, 1989 - (a) (Refer to F-1() - Proposed Ordinance regar ing Granny Units. September 11, 1989 - (b) (Refer to agenda i em F-�2(b) - Intention of City vacate portion of Back Bay Drive. (c) "Notice of e PW otcsan(74}construction urb on the easterly aide o BROAD STREET BETWEEN WESTMIN ER AND BOLSA AVENUES, under th procedure of Chapter 27 of the Imp ovement Act of 1911. (Report fro Public Works Department) (d) Removed from the Consent Ca endar. 11. BALBOA PENINSULA SEAWALL, ISLAND AVENUE TO ADAMS STREET (CONTRACT NO. 2662), - Accept work; and authorize the City Clerk to file a Notice of Completion and release the bonds 35 days after the Volume 43 - Page 330 boa la SWall Av/Adams L (38) F-9(a) CITY OF NEWPORT BEACH • OFFICE OF THE CITY ATTORNEY MEMORANDUM August 8, 1989 TO: Mayor and Members of the City Council FROM: Robert H. Burnham SUBU: Newport Dunes Directional/Monument Signs Newport Dunes is currently being redeveloped pursuant to the provisions of a 1983 Settlement Agreement. The Settlement Agreement imposes limits on the intensity of development and the •height of structures, but is silent with respect to signs, landscaping and other site amenities. Newport Dunes has proposed the construction of four new directional/monument signs and modification of the large pole sign presently on site. Diagrams depicting the sign and their proposed location are attached to this memo. • • Newport Dunes is designated as Recreational and Environmental Open Space but has not been precisely zoned (U District). The Zoning Code does not specify the size or type of signs permitted in an unclassified district. Ordinarily, the property owner would be asked to file an application for a sign exception permit. However, the Settlement Agreement was the product of litigation initiated by the Council and decisions as to the size and location of signs should also be made by the Council. Staff has reviewed the proposed signs and the standards typically used to evaluate the proper size and location of monument and directional signs. Based upon these criteria, Sign A and Sign C are acceptable. Sign B and Sign E should be reduced in height by one foot and two feet respectively, maintain an area no larger than two hundred square feet, and/or set back to maintain adequate sight distance. The existing pole sign, while legal non -conforming, should be removed. The proposed signs represent the only ones that would be permitted on the perimeter of the Newport Dunes parcel. However, Newport Dunes may request limited additional signing at entry gates and in the interior of the project. Staff will submit the interior signage plan to the Council upon receipt. - 2 - RECOMMENDATION• It is recommended that the City Council authorize construction • and installation of the following signs at the location specified: 1. An externally lit boat launch entry sign, four feet high and ten feet wide, to be installed at the northwest corner of Back Bay Drive and the Marina entry. 2. An externally lit project entry sign no more than four feet high nor more than twelve feet wide to be installed at the northwest corner of the intersection of Back Bay Drive and the main project entry road. 3. An externally lit sign, identifying the project and available activities, no more than four feet high or ten feet wide to be installed at the southwest corner of the intersection of yJ)amboree Road and Back Bay Drive. 4. Two externally lit directional signs identifying the site o the resort hotel and marina, no more than four feet high or site feet wide, to be installed at the northeast and •northwest corners of the intersection of Bayside Drive and Pacific Coast Highway. #W C This approval is subject to the following conditions: 1. The signs shall be installed such that there is no impact on required sight distance lines along public or private streets. 2. The precise location, size, design and wording of each sign shall be subject to the approval of the Traffic Engineer and the Planning Director. 3. Newport Dunes shall obtain the consent of the property owner prior to installing any off -site sign. 4. The large pole sign currently on -site shall be removed within six (6) months after the installation of sign(s) at PCH/Bayside or Jamboree/Back Bay Drive whichever occurs first. RHB:jg w • v Z W Q Z Q SIGN BACK BAY DRIVE LOCATION MAP r 1 "=40' • D U DIS� LAUNCH I I i A, EXTERNALLY LIT BOAT LAUNCH ENTRY SIGN NOT TO SCALE I t • WORNUFS ARuAna PARK 12'-0" M Q ENTRY SIGN NOT TO SCALE LOCATION MAP 1'=40' iY\ • IV • i -CAMiPIN6 1 M^iq CIS U SWIMMING C , EXTERNALLY LIT STUCCO SIGN NOT TO SCALE T ai LOCATION MAP 1"=40' i o, • • EXISTING PROPOSED • • D .. POLE SIGN NOT TO SCALE r •i T • li PORT Duft5 RESORT 41071, R / MUR CIA E , EXTERNALLY LIT STUCCO SIGN NOT TO SCALE LOCATION MAP i`=40' .. , CNi 4 M � a� �►�^l�;7�:1:1 �►:[y C l PLANNING DEPARTMENT August 3, 1989 TO: City Attorney FROM: Planning Director SUBJECT: NEWPORT DUNES SIGNS Following are my comments regarding the sign proposal. Traditionally we have not allowed monument signs higher than four feet and larger than 200 sq.ft. in area. In addition, signs larger than 150 sq.ft. have been required to set back a minimum of 20 feet from any street side property line. Given this criteria: 1. Sign "A" is OK. 2. Sign "B" should be reduced in height by one foot. In addition the wall face should be located in such a way that it is no closer than 20 feet to any street or entry. 3. Sign "C" is OK. 4. Sign "E" should be reduced in height by 2 feet, reduced in area by 10 sq.ft., and moved back from the intersection so as to maintain a 20 foot clearance. With respect to the pole sign "E," it should be eliminated in lieu of the ground signs noted above. JDH/kk JDH/NPTDUNES.803 ,4 �u z z W Z M a BACK BAY DRIVE LOCATION MAP , 1'=40' P, -F —r ' II ILA A, EXTERNALLY LIT BOAT LAUNCH ENTRY SIGN NOT TO SCALE ., 5 1 I •1 r 1 ' t Jj LIDCATION MAP 1'=40' j B , EXTERNALLY LIT PROTE( i ENTRY s &N NOT To SCA1 E SGN,-- j tlT( .i. ••;—t�'il•li� I,�.4ctl: is �. e{•prlMif{Es JAMBOREE ROAD MR LOCATION MAP 1'=40 C . EXTERNALLY LIT STUCCO SIGN NOT TO SCALE EXISTING PROPOSED Do, POLE SIGN NOT TO SCALE w Q LPL PL' 0SIGN} m PACIFIC COAST HWY. LOCATION MAP 1"=40' �1�k Ll PC-fll [ [Ullll .11 ill-lir r1I��r- 4 E , EXTERNALLY LIT STUCCO SIGN NOT TO SCALE U _ jAll J RDER OF cl, 'SECURITY PACIFIC NATIONAL BANK" 16-4 San Diego Main Office, 1220 12003rd Avenue, San Diego,. Cell1, 9216/ - 3305 s. CHECK DATE CHECK NUMBER 4RS.AND NO CENTS ;* 75,000..00 AMOUNT ER oioAFTnJ VOID AFTER 90 DAYS r''� I. ,11,;1 ,. �., ,:f di §' • „�^r!„ i• ;yi j ,�t„ 't'•' ., ,'i'4 ;L!' (t'• ,'V, '�' • •,i"'�"� 1��.N,,Y:L 4t(1a 11' t Ih„1,�'rf ,I": e..;! r {, '`,,:i'f'. bi", 'i'%4•� i am ti�i�k' il,� t, 1 '�'. 4N .+ i'0:�i�" y, ,1nl 44ia"' �; S•... C., P(j�ll"Mb;•, 1+ Inl A,1' � {iti'.^:L/, �. ,i'Y1.I;�I ;, �U (1 �,' 1�,RRi'lf�O ��l� .: ;' '•' ,�.;: ti" . , ,q, „y'. ,{•'j' ., ,,, ,,w.t.., _ i,,',•n. ti. , ,.1• ,,�i:j,''! ,i., l+il, ,,f:.":. •t;l:'r.,..",�, •'y • as: . y, a, I • .. ,.. ,V, , i '' , ,, JF''89� 29. FOR DEPOUONLY ''jOGI3OISS'J'•: ": 'r'y •, •�: TREASURERE R CITY OF O+r�!�R,1 : •. _I MI. NEWPORT BEACH CALIF. 026.063531, T`i :v- , �.'a..' 'i ;;`i�' .({ c n!£i1C1O001; ?1111 "hit— e + c; ; • t y�i 'k a f ' , •�1,� �, �,1 i-� ..'J J J: , T•+ ' - "_ : i,! a - • BANKRE.4'' •. " FOR DEPOSIT ONLY _ PAY ANY .�, n v — ' ` * < i i t'<j,: .., . w:, : .. TREASURER 1 C MNAT'C LANK t;':`�,"' CITY .OF (LO$AFIOELES, CALIF.'3:?�:'d ".'•, %•'1•=�"r." ""'?S.=?�.'' NEWPORT (BEACH; CALIF,i 026.0635313 , 1' ... ~'F ril .�a �'�C:49:;Y �^+'., t},i 55T{'?{ [!F_i1�1.[i<,�, �t lJ q�'!# y,}Fti, yi ��,x �ilJ°ii • - _:; /r,,^ '•r:',N..«,'•I'/r •',i-Ty� � „ :C�, 12 ..,iti..• -rry.,t„ 'S' LjrJ1,°9 , fF:•�, ,, i �q: ,I'1,� „[IL;, �dflp"`'I;i`r'.f� ''`xiJ 7ui :i A,j,,. },h, f.', i�•}••:,�%": _Yr'h�i tirf�, ••d4 •?f.�i'�V7;] JAi'e,.,. 89 05 ' ! :: --: :I,, i, '`i'JAN 43 7 89 i 11, ,y I , •�®��YI`�i, • —,. _ .r 1, ..�.� ._ .,y� I I J >�,.I • LL.i� 4'•, A. , '' I '• ,• FOR DEMORIT'ONL'Y''I I S §' TREASURER CITY OF NCWPORT BEACH, CALIF, 026.063531 _ �b RECEIPT The City Attorneys Office received a check in the sum of $75,000 from David Cherashore/Newport Dunes for TPO Fair Share Fees for grading and building permits. Dated: February 15, 1989 NEWPORT DUNES CA 92660 CITY OF nWPORT BEACH City Attorney g , • s-' STATE OF CALIFORNIA—THE RESOURCES AGENCY JL:wr GEORGE DEUKMEJIAN, Gommor CALIR)RNIA COASTAL COMMISSION SOUTH COA'..1;AREA s 245 WEST BROA_DWAY, SUITE 380 LONG BEACH, CA 90802 (213) 590-5077 COASTAL DEVELOPMENT PERMIT EXTENSION Date: 6/20/89 Re: Extension Request for Permit No. 5-83-962 Original Permit Expiration Date: Januray 25, 1986 Extended Permit Expiration Date: January 25, 1990 Dear: Newport Dunes Inc. The Executive Director has determined that there are no changed circumstances affecting the conformity of the subject development with the California Coastal Act. No objections to this determination have been received at the Commission office. Therefore, the Executive Director grants an extension of the subject permit, subject to the same conditions approved by the Commission, to expire on the Extended Permit Expiration Date indicated above. PETER M. DOUGLAS Executive Director Title: t ff Analyst 0639D CALIFORNIA—THE RESOURCES AGENCY JL:wr GEORGE DEUKMEJIAN, Gonmor CAUFORNIA COASTAL COMMISSION SOUTH COAST AREA 245 WEST ROADWAY, SUITE NO E� s } LONG !EACH, CA 90802 (t% Apri 1 11, 1989 (213) 590.5071 NOTICE OF EXTENSION REOUEST FOR COASTAL DEVELOPMENT PERMIT Notice is hereby given that Newport Dunes Inc. has applied for a one year extension of Permit No. granted by the California Coastal Commission on for: Redevelop and add to a 72 acre Newport Dunes Park. It includes a 275 room family Inn, 430 Slip Marina, 310 unit R.V. Park, 300 unit boat storage, 10 boat launching ramp and Marina business building. at: 1131 Back Bay Drive, Newport Beach. Pursuant to Section 13169 of the Commission Regulations the Executive Director has determined that there are no changed circumstances affecting the proposed development's consistency with the Coastal Act. The Commission Regulations state that "if no objection is received at the Commission office within ten (10) working days of publishing notice, this determination of consistency shall be conclusive... and the Executive Director shall issue the extension." If an objection is received, the extension application shall be reported to the Commission for possible hearing. Persons wishing to object application should contact address or phone number. 9603A or having questions concerning this extension the district office of the Commission at the above PETER M. DOUGLAS Executive Director By: Title: S aff Anal st 0 STATE OF CALI•:ORNIA—THE RESOURCES AGENCY GEORGE DEUKMEIIAN, Gommor CALIFOI?PIIA COASTAL COMMISSION SOUTH COAST AREA 245 WEST BROADWAY, SUITE 380 LONG BEACH, CA 90802 (213) 5M5071 AMENDMENT TO COASTAL DEVELOPMENT PERMIT rs Date February 15, 1989 Permit Number 5-83-962A issued to Orange County and Newport Dunes DESCRIPTION OF PROJECT PREVIOUSLY APPROVED: Redevelopment of and addition to a 72 ac. Newport Dunes Park. It includes a 275 room family inn, 320 slip marina, 310 unit R.V. park, 300 unit boat storage, 10 boat launch ramps and a marina business building. DESCRIPTION OF AMENDMENT: Amend the previously approved permit to increase the RV park by 134 units, delete the 5,000 sq. ft. marina business building, relocate the 5,000 sq. ft. restaurant use to the west side of the lagoon, replace the stacked dry boat storage with at grade storage, relocate the operation center and maintenance building, rebuild the Anthony's restaurant to 15,000 sq. ft. in public area, implement an access management and sign plan, and reconstruct the existing marine repair and coffee shop. PROJECT LOCATION: 1131 Back Bay Dr., Newport Beach APN 440-132-9, 31, 32 This amendment will become effective upon return of a signed copy of this form to the Commission office. Please note that the original permit conditions unaffected by this amendment are still in effect. PETER M. DOUGLAS Executive Director By: Title: Staff Analyst ACKNOWLEDGMENT I have read and understand the above amendment and agree to be bound by the conditio s as amended of Permit No. 5-83-9 2A Date 2 Signature�� d • 5-83-962A Page 2 STANDARD CONDITIONS: 1. Notice of Receipt and Acknowledgment . The permit is not valid and development shall not commence until a copy of the permit, signed by the permittee or authorized agent, acknowledging receipt of the permit and acceptance of the terms and conditions, is returned to the Commission office. 2. Expiration. If development has not commenced, the permit will expire two years from the date on which the Commission voted on the application. Development shall be pursued in a diligent manner and completed in a reasonable period of time. Application for extension of the permit must be made prior to the expiration date. 3. Compliance. All development must occur in strict compliance with the proposal as set forth below. Any deviation from the approved plans must be reviewed and approved by the staff and may require Commission approval. Interpretation. Any questions of intent or interpretation of any condition will be resolved by the Executive Director or the Commission. Inspections. The Commission staff shall be allowed to inspect the site and the development during construction, subject to 24-hour advance notice. Assignment. The permit may be assigned to any qualified person, provided assignee files with the Commission an affidavit accepting all terms and conditions of the permit. Terms and Conditions Run with the Land. These terms and conditions shall be perpetual, and it is the intention of the Commission and the permittee to bind all future owners and possessors of the subject property to the terms and conditions. SPECIAL CONDITIONS. Public Access (a) Prior to the issuance of the Coastal Development Permit, the applicant shall submit revised plans for the review and approval of the Executive Director which clearly delineate a minimum 8 foot wide public pedestrian walkway along the waters edge around the proposed reconstruction of Anthony's Restaurant. The width, location, and siting of walls shall be consistent with special condition #1 from 5-83-962 (Exhibit #2). As part of the access management and sign plan, the plans must incorporate access signs at the day use beach parking entrance, the eastern entrance to the pedestrian bridge, and at the south eastern entrance of the walkway around Anthony's restaurant. The signs must indicate that the walkway is open to the public and the hours of operation, as well as diagram the walkway around the lagoon and all vertical access points. 5-83-962A Page 3 (b). The applicant shall endeavor in good faith to obtain from the City of Newport Beach authorization to erect a Coastal Access sign sited at Orange County Transportation District bus stop located near the intersection of Jamboree Rd. and Backbay Dr.. Upon the granting of such authorization, the applicant shall submit for the review and approval of the Executive Director, plans which show the location of the sign at Jamboree and Back Bay Drive.. The sign shall be mounted on a post, 24" by 3611, and utilize the standard coastal access logo design employed by the Coastal Conservancy, and shall include a diagram mapping the pedestrian route from the bus stop to the Newport Dunes beach area, and the hours of operation. 2. Parking Prior to the issuance of the Coastal Development Permit, the applicants shall submit a parking plan for the review and approval of the Executive Director which shows the designated parking areas for: 1. Day Use/Boat Trailer 1,011 spaces 2. Marina 327 spaces 3. Anthony's Restaurant 283 spaces 4. Marina Business 20 spaces 5. Family Inn 404 spaces All designated parking will be sited in reference to the facility that is being served within the distance limitations specified in the City of Newport Beach parking codes. A • RECEIPT The City Attorney's Office received a check in the sum of $75,000 from David Cherashore/Newport Dunes for TPO Fair Share Fees for grading and building permits. Dated: February 15, 1989 CITZOF RTBEACH r By./`- City Attorney IMPORT DUNES NEWPORCK T BEACH, CA 92660 COURTON & ASSOCIATES, INC. 1400 Guali st,Sulte145, Newport Beach, CA 92660(714)752.5712. 121 South Main Street, Lake Elsinore, CA 92330(714) 674.8691 January 31, 1989 Mr. Bob Burnham City Attorney City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92663 SUBJECT: State Lands Commission Review of Newport Dunes Concept Dear Bob: The enclosed State Lands Commission minutes indicate the completion of the review of the Newport Dunes project and the approval of the expenditure of Tidelands revenues for construction. This review was conducted as a requirement of the Settlement Agreement. Please contact me if you have any questions. Very truly yours, COURTON & ASSOCIATES, INC. a Lawrence H. Buxton President LHB:pmd Enclosure cc: Bill Luttrell David Cherashore Manny Evalle Environmental Research • Engineering, • Planning • Governmental Relations MINUTE ITEM ,, This Calendnr Item No. was approved as Minute Item No.by the State Lands Commission by a vote of � to d at its �3 jw(o meeting. 70 S 37 CALENDAR ITEM 29 03/27/86 G 09-00 Horn J. Sekelsky CONSIDERATION OF EXPENDITURE OF $1.5 MILLION OF TIDELANDS REVENUES (PLUS INTEREST) FOR NEWPORT DUNES PROJECT BY COUNTY OF ORANGE GRANTEE/TRUSTEE: BACKGROUND: County of Orange Environmental Management Agency Attn: H. J. Krizan, Director EMA Parks and Recreation P. 0.' Box 4048 Santa Ana,_Callfornia 92702 I I. 6' Newport Dunes is a privately' operated recreational complex including a swimming and beach recreation lagoon, small boat marina, launch ramp, and various retail commercial facilities and restaurants. The development is located on tidelands originally granted to the County of Orange by Chapter 526, Statutes of 1919, as amended, and subsequent grants. The County's lessee is NewporL- Dunes, Inc. (NDI). A redevelopment plan for the site was approved for the site in 1980, In 1981, the City of Newport Beach filed suit to overturn the environmental documentation for the project. The suit was finally settled in 1983. The redevelopment plan has been approved by all the parties and has aiso received a permit from the California Coastal Commission. CURRENT SITUATION: The current County lessee (ND1) operates the 72—acre leasehold. The site is generally open to tho public; however, individual admission fees are charged for all entry and parking INE9NgMtIVAG1P'Gr,?peUDtAtyrDRlHe urrent plans call for construction of a !.TAIE LANDS COMMISS*R. hAS IIE7ER'i CLIMFIED, INA, THE AWXED IS A IYHOLC, TRUE PAD CORRECT WY O. r,;E' DriiaNA1. 6FCORD COPY, CCMSISTIN:T OF n PARTS, ON FLE C1 THE OFFICE OF THE STATE LANDS COWAIZON; THAT SAID COPY HAS BEEN COMPARED DY TdE UNDER. STONED WITH THE ORIGINAL AND IS A COR. RECT TRANSCRIPT THEREFROM,. IN r-01NES WHEREOF, iFiE UNDERSIGNED - l ILLS I%ECUTED IHIS CER7VICATE AND IiFI U IHE SEAL OF TIIE STATE LAND COMMISSION ITiNIJ7,4)D/ArJ OF(}f�(p.�,(� AD.1�i19 0 0 CALENDAR ITEM NO. 2 q (CONT'91 medium price hotel, additional restaurants, upgraded beach recreation, dry boat storage and RV camping facilities. The coastal permit requires that the area be open to the public at no charge to pedestrians or bicyclists entering the property. Other public access works are also planned for the site. Because the settlement agreement and Coastal Permit require the development of significant public serving facilities for which no admission fee may be charged, the County proposes to oFfset the costs for these improvements against future revenues. specifically, the County is proposing to fund the construction on granted tidelands of approximately $1.5 million of public access improvements including: pedestrian and bike path, .lifeguard structures, restrooms, parking and an Upper Bay Interpretive Center. These costs would be funded by a loan to the Newport Tidelands Fund from the County Harbors, Beaches and Parks District. The funds wou].0 be repaid from the significantly enhanced revenue. stream produced by the rentals from the new improvements.. Thle'repayment from tidelands trust funds would include into 4st, on the borrowed funds, at a rate not to exceed the County Auditor/Controller's commingled interest rate realized on funds retained and invested by the Auditor/Controller. Financial projections show revenues increasing from the current $200,000 to in excess of $1 million per year. The loan proceeds would be paid back within ten years and the remaining tidelands`trust funds would be available for local tidelands operations and improvements. The Newport (County) Tidelands grant provides that any proposed single capital improvement on the granted lands in excess of $250,000 requires the prior approval of the State Lands Commission. Staff of the Commission has examined the County's proposal and finds that it is consistent with the provisions of the grant and is in the statewide interest and benefit. The County prepared a final environmental impact report on the Project dated December 23, 1980. The settlement resolved the issues originally brought by the City in its suit against the County. In addition, the State Coastal Commission has issued a permit which, under Section 21080,5 of the P.R,C., functions as a CEQA - equivalent document. (See also 1A Cal. Adm. Code 15251(c)). Staff has reviewed these documents and is satisfied that the project as approved by those agencies, will not have a significant effect on the envir•arnne:nt. Aft 884 N/n. (ItEVTiED 03/21/86) -2 ,. 131 _ .. 0 u CALENDAR ITEM NO. 2 9 (CONT'D) EXHIBITS: A. Location Map. B. Site Plans. IT IS RECOMMENDED THAT THE COMMISSION: DETERMINE THAT THE COUNTY OF ORANGE HAS PREPARED AN ENVIRONMENTAL IMPACT REPORT (EIR) PURSUANT TO CEQA AND THE COASTAL COMMISSION HAS ISSUED A PERMIT FOR THE PROJECT, AND THAT BOTH AGENCIES HAVE DETERMINED THAT THE NEWPORT DUNES PROJECT, AS CURRENTLY PROPOSED WILL NOT HAVE A SIGNIFICANT EFFECT ON THE ENVIRONMENT. 2. FIND THAT, BASED UPON A REVIEW OF THE ENVIRONMENTAL DOCUMENTS PREPARED BY THE COUNTY AND THE COASTAL COMMISSION, THE PROJECT AS PROPOSED WILL NOT HAVE A SIGNIFICANT EFFECT ON THE ENVIRONMENT. FIND THAT THE PROPOSED FINANCING OF PUBLIC ACCESS IMPROVEMENTS BY THE COUNTY•THROUGH THE USE OF TIDELANDS TRUST REVENUES IS CONSIST.,�tEW WITH THE TERMS OF ITS GRANT ,I AND IS IN THE STATEWI4E NTEREST AND BENEFIT. 4. FIND THAT THE PROPOSED METHOD OF FINANCING THE PROJECT BY A LOAN FROM THE COUNTY HARBORS, BEACHES, AND PARKS DISTRICT, TO BE REPAID FROM FUTURE TRUST REVENUES, WITH INTEREST AT A RATE NOT TO EXCEED THE COUNTY AUDITOR/CONTROLLER'S COMMINGLED INTEREST RATE REALIZED ON FUNDS RETAINED AND INVESTED BY THE AUDITOR/CONTROLLER, IS CONSISTENT WITH THE TERMS OF THE COUNTY'S GRANT` AND I:S IN THE STATEWIDE INTEREST AND BENEFIT. 5. AUTHORIZE STAFF TO TAKE ANY AND ALL STEPS NECESSARY TO GIVE EFFECT TO THESE FINDINGS AND DETERMINATIONS. (REVISED 0:3/21/86) 3_2 — - I. - . rj; ®■ M■ w I .UPPER NEWPORT RAY INTERPRETIVE CENTER — -- wu ( MARINA DUNE] / I: I J ,= •_� MARINA :3.- •. IPCm ARINA USIHE55 MARINA �/ ` [AH�' BUSINESS ..�uOCi i MARNAYPAR PARKING FAMILYFAMLi•:: .I a.ir Wo• • /j' INN 'JJ SWIAVANG LAGOON -Y RECREATIONAL�__-- • VENICLC PARK 61, AND CAMPGROUND 1 `• v\--- .--�� p +t •% REACN A1tFJ. • f' �aDAY USE i \� ••a,;,[,on..•,w ,�Rei•_w� PARKING �� •.� .v t+r[ •nnans O ` %O HA O H bnP4r C ` OPF.PATIONS CENTER AND / LIPEGUARD NCAOOUARTERS L • C� CITY OFNEWPORT BEACH OFFICE OF THE CITY ATTORNEY P.O. BOX 1768, NEWPORT BEACH, CA 92658-8915 (714) 644-3131 January 24, 1989 David Cherashore Executive Vice President Newport Dunes, Inc. 998 W. Mission Bay Drive San Diego, CA 92109 Re: Newport Dunes Redevelopment Program Security/Maintenance Residences Dear David: On January 23, 1989, the Newport Beach City Council determined that the thi-se residential units to house on -site Newport ,Dunes Security/Maintenance Personnel are ancillary to the permitted development authorized in the Settlement Agreement. The Council's determination that these units are in fact "ancillary" is subject to the following: 1. No more than three residential units are permitted anywhere within the project site; 2. The three permitted units shall be located as specified in the site plan; 3. The units are to be occupied by persons whose primary duties are maintenance of the Newport Dunes Facilities or the security of persons or property lawfully on the Newport Dunes site; 4. The size of the units shall be as specified in the plans and drawings submitted to the City on or about 10/19/88, and the area of the residences shall not be expanded or increased in the future. Please call me if you have any questions about Council's decision regarding the residential units proposed for Newport Dunes. truly yours, Rnert H. Burnham City Attorney 3300 Newport Boulevard, Newport Reach CITY OF NEWPORT BEACH OFFICE OF THE CITY ATTORNEY P.O. BOX 1768, NEWPORT BEACH, CA 92658-8915 (714) 644-3131 January 24, 1989 Christopher J. Farley �tri Pettis, Tester, Kruse and Krinsky 18881 von Karman Avenue JAK251989 16th Floor Irvine, Ca 92715 Re: TIC/Newport Dunes Ground Lease y *«�X/ Dear Mr. Farley: You have asked for my opinion regarding the need for a subdivision map preliminary to the proposed amendment of an existing lease between Newport Dunes and The Irvine Company (TIC). The lease amendment would slightly expand the area leased by TIC to Newport Dunes. The lease amendment will facilitate construction of the bike trail, that will border the two properties as well as improve access to Newport Dunes. In my opinion, the proposed lease may not be a subdivision and does not implicate the policies upon which the Subdivision Map Act (Act) is based. As you know, a "subdivision" is a "division of land for the purpose of sale, lease or financing." This definition assumes a division of land such that each parcel has some independent utility, i.e., is useful for development, access or open space. The leased parcel obviously does not satisfy these criteria. The City Engineer tells me the proposed lease amendment is required, in part, to facilitate construction, and ultimately the dedication, of the bike trail that runs between the properties owned by TIC and Newport Dunes. The City of Newport Beach need not comply with provisions of the Act and this immunity may extend to the proposed lease amendment since it is largely the product of conditions imposed by the City. Finally, the proposed amendment does not implicate any of the policies behind the Act. The Act is designed to ensure that public and private improvements are made in conjunction with the parcelization of land preliminary to development. The Act is also concerned that parcels to be developed are consistent with the General Plan and the site is otherwise physically suitable for development. The City's ordinary concerns relative to the design and improvement of subdivision simply do not apply to the leased property. 3300 Newport Boulevard, Newport Beach 1] Christopher J. Farley Page -2- January 24, 1989 City staff does support the concept of adjusting the boundary line between the two parcels some time in the near future. This could be accomplished at or near the time TIC proposes to develop the property or possibly in conjunction with the dedication of the bike trail. Please call me if you have any questions. yours, Nert H. Burnham ty Attorney RHB/mll cc: David Cherashore MEMORANDUM OFFICE OF THE CITY ATTORNEY January 23, TO: Honorable Mayor and Members of the City Council FROM: Robert H. Burnham, City Attorney RE: Newport Dunes Redevelopment Newport Dunes has submitted plans preliminary to the issuance of permits for Phase 1 of their redevelopment plan. The plans include three (3) small residences to be occupied by security or maintenance personnel. Security personnel are proposed to reside near the dry boat storage area and at the entrance to the RV park. A residence for a maintenance employee is located at the west end of the RV park. These three (3) small residential units were not incorporated into the Settlement Agreement even though they are clearly shown on site plans submitted to this office. We believe the housing of full-time security and maintenance personnel on site is ancillary to the development permitted and beneficial to all concerned. However, I probably should have included them as permitted development in the amended Settlement Agreement. Recommendation: It is recommended that the City Council determine that the three (3) proposed residential units within the Newport Dunes development, to house security and maintenance personnel, are ancillary to the principal uses on the site and consistent with provisions of the amended Settlement Agreement. Robert H. Burnham City Attorney RHB/jc i .! County of Orange ENVIRONMENTAL MANAGEMENT AGENCY HARBORS, BEACHES AND PARKS JAI% 19 i.89 Mr. Robert H. Burnham City Attorney, Newport Beach P.O. Box 1768 Newport Beach, CA 92658-8915 Subject: Revised Se ement Agreement FILE ERNIE SCHNEIDE DIRECTOR. EM ROBERT G. FISHE, DIRECTOR OF HARBORS, BEACHES 8 PARK Dear Mr. u On Decembe. 13, 1988 the Board of Supervisors approved an amended Settlement Agreement which provides for redevelopment of the Newport Dunes in accordance with the County/City approved site plan. A copy of the final executed document, with original signatures, is enclosed for your records. LOCATIOt 12 CIVIC CENTER PLAZ SANTA ANA, CALIFORNI • MAILING ADDRESS P O. BOX 404 SANTA ANA• CA 92702.404 I am pleased to transmit this document as one of the final elements which will allow the redevelopment to go forward. Please contact Ken Scattergood in HBP at 834-3034 should you need any additional information on this item. DR:sh(01-74)9013 Enclosure cc: Christie McDaniel Very truly yours, Robert G. Fisher, Director, HBP City A ITS, J4N2 �r 31989 m. c NE1VAORT BF �. cAtir &Icy, . TELEPHONE (714)834.326 FAX M: 835.742 a —MINUTES AF. THE BOARD OF. SUPERVISORS OF ORANGE COUNTY, CALIFORNIA AMENDED SETTLEMENT AGREEMENT FOR NEWPORT DUNES REDEVELOPMENT (District 5): EnvironmentalManagement Agency requests approva of an amen a Sett em.a t Agreement to allow agreement to conform with a revised site plan for redevelopment of facilities. MOTION: On motion by Supervisor Vasquez, seconded by Supervisor Stanton, the Board moved to: 1. Approve amended Settlement Agreement between County, City of Newport Beach,, and lessee Newport Dunes. 2. Authorize execution of agreement. MOTION UNANIMOUSLY CARRIED. ®P101]•2.] (12/76) I :•. T® r ;AGENDA ITENWRANSMITTAL CONSENT © YES o NO TO: BOARD OF SUPERVISORS COUNTY OF ORANGE FROM: EMA MEETING DATE DEC 13 08 AGENVEPT. USE CAO REVIEW © Concur Do Not Concur Exempt Ken Scattergood CLERK USE ONLY 3034 SUPV. DIST Dunes Redevelopment, Amended Settlement Agreement 1 5 ., ;UMMARY OF REQUEST (Description for agenda) ERA requests approval of amended Settlement Agreement to allow agreement to conform with a revised site plan for redevelopment of facilities. ADDITIONAL DATA: The Settlement Agreement was originally adopted in 1983 with the County, Newport Dunes and City of Newport Beach as parties to the Agreement. The Dunes and the City negotiated an amended Agreement,,which the City Council approved on October 24; EMA staff was unable to obtain a copy of the Cityrs approved document until November 21. County Counsel has now reviewed and approved the document, with some minor revisions which the City has approved. The City Council has now reviewed and approved both the revised site plan and the Settlement Agreement. The revised agreement allows the redevelopment project to begin construction in time to open for the 1989 summer season. See reverse side RELEVANT FUNDING SOURCE(S) CURRENT YEAR COST ANNUAL COST BUDGETED? X YES NO Newport Tidelands $1.5 million' revenue WILL PROPOSAL REQUIRE ADDITIONAL PERSONNEL? CONSISTENT WITH BOARD POLICY? © NO IF YES STATE NUMBER _ PERMANENT _ LIMITED TERM M YES ❑ NEW ITEM OR EXCEPTION mrv,uMMCTVUru Al,il IVIV 1. Approve amended Settlement Agreement between County, City of Newport Beach, and lessee Newport Dunes 2. Authorize Chairman to execute document on behalf of the Board of Supervisors. City of Newport Beach Settlement Agreement OATE AGENCY OR DEPARTMENT AUTF40RIZED REPRESENTATIVE Ernie Schneider, Director, 61 �. Additional Data Continued: CEQA Compliance: EIR 230 as amended has been found adequate for compliance with the California Environmental Quality Act. c 0 AMENDED NEWPORT DUNES SETTLEMENT AGREEMENT THIS AGREEMENT, entered into this �ray of 1988, by and between THE CITY OF NEWPORT BEACH, a Municipal Corporation and Charter City, hereinafter referred to as "City," THE COUNTY OF ORANGE, a Political Subdivision of the State of California, hereinafter "County," and NEWPORT DUNES PARTNERSHIP, a California Partnership, hereinafter "Company," is made with reference to the following facts, the materiality and existence of which is stipulated by and between the parties hereto: A. Pursuant to the provisions of Chapter 526 of the California State Statutes of 1919, the State of California granted certain tidelands to County. These tidelands were regranted by the State to the County, pursuant to the provisions of Chapter 415 of the Statutes of 1975. The legislature imposed certain conditions and restrictions on the use of the granted property. The tidelands referred to in these two grants, together with a small .parcel of uplands, are described in Exhibit "A" to this Agreement, and are hereinafter referred to as "the Property"; B. Newport Dunes, Inc., formerly a California corporation (NDI) has, in the past, constructed certain recreational and visitor -serving facilities on the property, including the following: 1 (1) A beach, consisting of approximately ten (10) acres, together with concessions to serve beachgoers, such as, fast food stands and businesses which rent beach equipment; (2) A recreational vehicle and travel trailer camping area, with 64 spaces fully serviced by sewer, water and electricity. and 80 spaces which are partially served by such utilities; (3) A restaurant known as Anthony's Pier II located on the northwesterly edge of the swimming lagoon and consisting of approximately 7,500 sq. ft. of public area, and a coffee shop, consisting of approximately 2,000 sq. ft. of public area and located on the easterly side of the lagoon in the area of the current boat -launching facilities; (4) Boat and marina -related facilities consisting of approximately 230 slips, a boat repair business, a canvas shop, maintenance storage and dry boat storage area with room for approximately 350 boats and a six -lane boat launching ramp; (5) A structure, located near Anthony's Pier II, consisting of approximately 1,500 sq. ft. which presently serves as the headquarters and equipment yard for Company. C. Commencing in 1976, County and NDI embarked on a process designed to redevelop the property by enlarging or improving existing facilities and constructing new facilities. This process culminated in 1980, with the approval, in concept, of a redevelopment plan for the property which called for the construction of: 2 (1) A motel or family inn; (2) Meeting rooms with a seating capacity for 400 persons; (3) Additional restaurants, coffee shops and snack bars, at least one of which would seat 150 persons; (4) 263 additional boat slips; (5) A "marina village" consisting of approximately 50,000 sq. ft. of commercial and retail development with approximately 20,000 sq. ft. of facilities described as marina amenities; (6) A modern recreational vehicle park; and (7) Other development to support the primary uses. D. The City instituted litigation challenging the County's approval of the redevelopment plan for the property. in 1983, the parties resolved this litigation through a settlement agreement which reduced the size and scope of certain components of the project and obligated County and NDI to comply with provisions of the Building and Zoning Codes of the City. E. NDI has assigned its rights, duties and obligations under the leases and original Settlement Agreement to Company. F. The Orange County Harbor, Beaches and Parks District, which was a party to the original Settlement Agreement, has been dissolved, with County of Orange designated as successor agency, therefore, District is not a necessary or appropriate party to this amended Agreement. N 3 G. The parties to the original settlement agreement have determined that unanticipated delays in constructing the project, a desire to construct a revised project, and changes in the circumstances surrounding the project require execution of an amended settlement agreement. NOW, THEREFORE, the parties hereto agree as follows: I. City, in consideration of the covenants and promises made by County and Company in this agreement agrees to approve the development of the property contemplated in this agreement, ('conceptually illustrated on Exhibit 11B,11) provided County and Company have complied with all conditions precedent to development that are specified in this agreement. The development contemplated in this agreement may proceed in phases as deemed appropriate by Company. The development of the property authorized by this agreement is as follows: A. The construction of a family inn, not to exceed 275 rooms, to be located on the west side of the swimming lagoon subject to the following: 1. The family inn will be designed and constructed with features that will make it attractive to families and these design and construction features shall include, but not necessarily be limited to, the following: (a) Kitchen facilities in approximately forty percent (40%) of the units; (b) A room containing recreational facilities and equipment for use by the guests of the inn; 4 (c) No permanent audio/visual facilities or equipment are to be integrated into the design. 2. The area immediately adjacent to the family inn shall be designed, improved and maintained such that it is consistent with the concept of a visitor -serving facility attractive to families. 3. The family inn will be constructed in accordance with the Building and Zoning Ordinances of the City of Newport Beach, all as more fully described in paragraph III -A. 4. The structure which houses the family inn shall not exceed 500,000 sq.ft. of gross floor area (per City standards) inclusive of area used for the service, storage and preparation of food or beverage. B. The construction of a new restaurant on the site previously occupied by Anthony's Pier II, and the construction of restaurant and food serving areas within, or adjacent to, the family inn, subject to the following: 1. Restaurant area within, and adjacent to, the family inn, shall be limited to 12,500 sq.ft. of net public area (per City standards); 2. The restaurant to be constructed on the site formerly occupied by Anthony's Pier II shall be limited to 15,000 sq.ft. of net public area (per City standards). 3. Restaurant and food serving area outside of the structure which houses the family inn shall be limited to 5 those areas which are intended to primarily serve guests -of the inn, such as the pool and cabana -area; 4. A substantial portion of restaurant space within the family inn shall be located, designed, maintained and operated such that it principally serves the patrons and guests of the family inn, with special consideration given to families with children; and 5. The permitted development for restaurant uses may be reapportioned in a manner other than that specified in the preceding paragraphs provided: (a) The reapportionment is on a per square foot basis such that there is no increase in permitted restaurant development; (b) The reapportionment has been reviewed and approved by the County's Director of Harbors, Beaches and Parks/EMA and the Planning Director of the City of Newport Beach; and (c) The reapportionment does not result in a transfer of restaurant development to the east side of the swimming lagoon. C. The construction of a structure or structures which will house commercial, office or retail tenants, subject to the following: 1. The size of new structure or structures shall not exceed a total of 5,000 sq. ft. of gross floor area (per City standards); 6 • 2. The tenancy shall be limited to those activities permitted by the lease and with County and Company and which are consistent with the tidelands grants businesses listed on Exhibit "C" to this Agreement. D. The construction of a structure or structures to replace the existing marine repair facility and coffee shop on the east side of the swimming lagoon subject to the following: 1. The structure shall not exceed a total of 7,500 sq. ft. of gross floor area (per City standards); and 2. Approximately 3,000 sq. ft. of the structure shall be utilized as a marine repair facility, with the remaining portion of the structure or structures to be used as a coffee shop and retail uses which support the needs of those using the boat launch or boat storage areas. E. The construction of a meeting room with a seating capacity not to exceed 100 persons to be located on the west side of the swimming lagoon. F. The construction of a structure which will serve as the headquarters for Company, subject to the following: 1. The size of the structure shall not exceed 7,000 sq. ft.; 2. The structure will contain approximately 6,200 sq. ft. of space devoted to office and administrative uses, with the remaining space within the structure to be devoted to parking of equipment, a first aid station and the storage of materials. 7 G. The construction of a recreational vehicle park not to exceed 444 spaces, all of which will have full service capabilities, including electricity, water and sewer, together with a recreational vehicle support center, the center to contain a small convenience store and an equipment rental area (approximately 3,500 sq.ft. of gross floor area), an equipment rental area, recreation/meeting room and clubhouse (approximately 2,900 feet of gross floor area), restrooms, showers and a laundry facility (approximately 2,100 feet of gross floor area), a storage area and swimming pool. H. The construction of approximately 200 boat slips, a pedestrian bridge connecting the easterly and westerly portions of the property, and a pump -out station, subject to the following: 1. No boat slips shall be constructed in the mouth of the lagoon, or in the lagoon itself, until such time as designated representatives of the City and County have reviewed and approved a water quality study which considers the effects of the construction of boat slips on the •water quality in the swimming lagoon; 2. Boat slips constructed in the mouth of the lagoon, or within the lagoon itself, shall not accommodate boats exceeding 28 ft: in length; 3. Boat slips constructed in the mouth of the lagoon, or in the lagoon itself, shall be designed and constructed 8 to ensure that there is minimal interruption of the tidal flow in and out of the lagoon; 4. Overnight occupancy of boats moored in the mouth of the lagoon, or in the lagoon itself, is prohibited and County and/or Company shall take all action necessary to ensure enforcement of that prohibition; 5. The pedestrian bridge which is to be constructed across the mouth of the swimming lagoon will be elevated above the water surface, built on pilings, and designed to minimally restrict tidal flows in and out of the lagoon and permits the entry of dredging equipment (such as removable center section); 6. A pumpout station shall be constructed at a location convenient to boaters with a sufficient capacity to service any boat for which slip or mooring space is available on the property; and 7. Company may charter vessels for commercial purposes from a location on the west side of the swimming lagoon subject to issuance, by City, of a commercial harbor activities permit and compliance with all City ordinances. II. Company shall retain, and in certain cases upgrade and/or add to, certain existing facilities and uses, as follows: A. The existing dry boat storage capacity may be increased to no more than 400 units. During the first phase of construction, all dry boat storage shall be at surface level. If additional spaces are to be provided, the increase may be 9 accomplished by the construction or installation of a fability that will allow stacking of small boats. The storage facility will be covered and will be administered in a manner that will insure adequate security of private property; B. Company shall restripe the existing six -lane launch ramp to at least seven 15' lanes, and retain, or upgrade, the washdown facilities located in proximity to the launch ramp; C. Company shall provide at least 185 boat - trailer parking spaces in proximity to the boat launch area. These spaces shall be used for vehicles and trailers using the boat launch facilities, and by patrons of the marine service building and dry boat storage facility, and to extent space is needed and available by beach users when day -use parking area is filled. D. County and Company shall preserve substantially all of the existing beach area and retain and assure the continuing operation of concessions and facilities which serve beachgoers, including, but not limited to, boat and equipment rentals, fast food stands, lifeguards, and picnic area. At least 645 day use area parking spaces, in addition to parking spaces specified elsewhere in this Agreement, will be made available for persons using the facilities. No more than 250 of the parking spaces shall be designated for use by compact vehicles and compact spaces shall be distributed evenly throughout the parking area. E. Company shall provide for overnight camping use and all related facilities in the recreational vehicle park areas. 10 III. Company, in consideration of the commitment of City to approve the contemplated development as generally described in this Agreement, stipulates and agrees as follows: A. Company agrees to design and construct all new development in accordance with the applicable Building and Zoning Ordinances of the City of Newport Beach and, specifically, agree to construct new development in conformance with the following: 1. No structure, nor any portion of the structure, shall exceed a height of 38.5 feet. Mechanical equipment may be permitted in excess of the basic 35 foot height limit provided the equipment does not exceed a height of 38.5 feet and is fully screened from public view. No structure shall exceed three (3) stories and the family inn shall be constructed with a pitched roof. Chimneys and vents are permitted to exceed the height limit specified in this paragraph only to the extent required to comply with state law or local ordinances; 2. Except as otherwise provided in this agreement, parking for all new development will be in conformance with the parking standards of the City of Newport Beach as set forth in Chapter 20.30 of the Newport Beach Municipal Code; and 3. All signs and sign structures shall conform to the provisions of Chapter 20.06 of the Newport Beach Municipal Code. B. Company shall comply with the Traffic Phasing Ordinance and Fair Share Ordinance of the City of Newport Beach. Company shall have satisfied Traffic Phasing and Fair Share requirements upon payment of the sums specified in this section. Amendments to the Traffic Phasing or Fair Share Ordinance which would otherwise increase the fees to be paid by County or Company shall not be applicable to the development contemplated in this agreement. The appropriate method and time for the payment of these fees has been difficult to determine in that: (1) while the early phases of development will not generate substantial levels of traffic over and above those which now exist, infrastructure necessary to accommodate the family inn and other traffic intensive uses will be constructed during the initial phases of the project; and (2) the number of building and grading permits required for each phase of the project, and the potential that development within each phase will not proceed at the same time, make it extremely difficult for the parties to determine what percentage of Traffic Phasing or Fair Share Fees should be •paid in conjunction with any specific permit. The method of payment specified in this Agreement represents the parties best efforts to establish a fee schedule consistent with the intent of the Fair Share and Traffic phasing Ordinances. I. Company shall pay $600,000 to comply with the provisions of the Traffic Phasing Ordinance. This sum will be used to reimburse the City for a portion of the $2,058,000 spent to date, and the additional $724, 000 to be spent in the 1988-89 fiscal year, on circulation system improvements which were required, in part, because of traffic generated by this project. Company and County have benefitted by the City's early 12 0 construction of these improvements which were to have been funded, in part, by the $600,000 payment required by the original agreement. 2. Company shall pay Fair Share fees in the sum of $235,402. This fee is based upon "new traffic" of 5,213 average daily trips, multiplied by the current rate of $99.27 a trip and reduced by a credit of $282,902 for master plan circulation system improvements funded by the Traffic Phasing Ordinance payments required by this Agreement. 3. The Fair Share and Traffic Phasing Ordinance fees required by this Agreement shall be paid as follows: a) The sum of Twenty Five Thousand ($25,000) Dollars concurrent with the execution of this Agreement; b) The sum of Seventy Five Thousand ($75,000) Dollars prior to the issuance of the first building permit for any of the projects described in Phase 1 (RV Park, Day Use, Boat Launch, Boat Storage, Marine Repair 'Facility, Coffee shop and Operations Center); c) The sum of Seventy Five Thousand ($75,000) Dollars prior to the issuance of the first occupancy permit for any project described in Phase 1; d) The sum of Five Hundred ($500) Dollars per slip to be paid prior to the issuance of the final building or harbor permit necessary to the construction of the slips (the Fair Share and Traffic Phasing fees totalling $835,402 13 have been calculated on the assumption that 200 new boat slips will be constructed. In the event less than 200 boat slips are constructed, the Traffic Phasing and Fair Share fees required by this Agreement shall be reduced by a sum equal to the difference 1 between the 200 slips predicted and the actual number constructed multiplied by $500.) e) The sum of Fifty Thousand ($50,000) Dollars prior to the issuance of the first building permit for the first building permit for the construction of a restaurant on the site formerly occupied by Anthony's Pier II; f) The sum of One Hundred Thousand ($100,000) Dollars prior to the issuance of the first building permit for the family inn; g) The sum of Four Hundred Ten Thousand Four Hundred Two •($410,402) Dollars prior to the issuance of the first occupancy permit for the family inn. 4. The fees required by the preceding paragraph shall be paid by Company or by Company's sublessee. B. The County, City and Company will meet and confer on the specific circulation system improvements to be financed by Company's payment of the Fair Share and Traffic Phasing fees required by this Agreement, to the extent funds remain after consideration of improvements ,previously made by City. The parties acknowledge that, to the extent possible, Company's payments should be used to finance improvements to those 14 components of the city's circulation system most heavily impacted by the development authorized in this Agreement. C. Company shall construct an interpretive center, - to be located near the northeast corner of the property. The function of the interpretive center shall be the provision of information and educational materials relative to the Upper Newport Bay Ecological Reserve. Educational programs offered by the interpretive center shall be coordinated with the Department of Fish and Game and the interpretive center shall be integrated into a trail system, approved by the Department of Fish and Game, that will allow interested persons access to portions of Upper Newport Bay. D. Company agrees to construct a launching area for human -powered and small sail craft and this launch area shall be of sufficient size to accommodate, at a minimum, the current use of the area for the launching of small sail boats and human - powered craft by members of non-profit organizations such as the Boy Scouts, Girl Scouts or similar organizations. E. Company shall construct a bike trail, the design, width and location of which is subject to the approval by the County's Director of Harbors, Beaches and Parks/EMA and the City Engineer, connecting Back Bay Drive with Bayside Drive. No admission or user charge shall be imposed upon persons for use of trail. Bicyclists shall be allowed access to the interpretive center. Company shall install bike racks along the trail adequate in number to accommodate demand. The bike trail may be 15 used by the City, County and other public entities engaged in constructing, repairing or maintaining public facilities or landscaping. The bike trail shall be designed to allow convenient access for public vehicles engaged in the maintenance and repair work. F. Transient occupancy taxes will be imposed upon users of the family inn and recreational vehicle park in accordance with the provisions of Chapter 3.16 of the Newport Beach Municipal Code. Transient occupancy taxes will be collected, processed, and paid in accordance with the provisions of Chapter 3.16 of the Newport Beach Municipal Code. G. Company, with respect to any use of the property which requires the payment of any tax or fee, for the issuance of any permit, pursuant to the provisions of Title 5 of the Newport Beach Municipal Code, agrees to pay such fee or tax and/or obtain the required permit and comply with any and all conditions imposed upon the issuance of the permit; A. The following uses of the property shall not be permitted: 1. Skateboard courses; 2. Fireworks displays except as approved by the City Council of Newport Beach; 3. Small animal or reptile zoo; 4. The use of loudspeakers for paging or announcements outside of any structure provided, however, 16 LJ 0 lifeguards may use such equipment for safety and beach control purposes; and 5. Amplified music, except in the family inn or other structure, and in no event shall amplified music provided by Company, its lessees, licensees or operators of the property, exceed 55 dbs when measured at a point 50 ft. distant from any exterior wall. I.. Grading and building permits shall be issued by the City of Newport Beach and may contain appropriate conditions to ensure that,construction activities do not adversely impact the citizens of Newport Beach. Such conditions may include, but are not necessarily limited to, the following: 1. Designation of specified haul routes; 2. Restrictions on hours of activity; and 3. Installation of erosion control facilities to ensure that silt does not enter the Bay from the construction site. J. Final design of the project shall incorporate the following: 1. A lighting system designed and maintained to conceal the light source and minimize light spillage and glare offsite; 2. The incorporation of water -saving devices; 3. The installation of grease traps in all restaurant facilities; 17 u 4. Conformance with energy requirements as specified in Title 24 of the California Administrative Code; 5. Access and fire suppression systems in accordance with the requirements of the Fire Department of the City of Newport Beach; and 6. A landscape plan which emphasizes the use of drought resistant native vegetation, irrigated with a system designed to avoid surface runoff or overwatering, with the landscaping to be installed during the initial phase of construction or as early as practicable once conflicts with other construction activities are resolved. IV. City agrees to provide a level of services to Newport Dunes appropriate to the uses developed on the site and consistent with that provided other properties in the City, including, but not limited to, water, fire and police. V. The promises and commitments of the parties as set forth herein, are intended to bind the parties now and in the future. ' The parties understand that this Agreement is similar to a Joint Powers Agreement, and, as such, contains commitments of both City and County sufficient to bind future boards and councils, notwithstanding any change in the composition thereof. City and County hereby expressly waive and give up any right to challenge the validity of this Agreement, or any specific term or condition hereof, based upon the contention that the legislative bodies of cities or counties are not empowered to bind future boards or councils, and each of the parties hereto stipulates that m the consideration set forth in this Agreement is adequate to support this waiver. VI. County shall not allow, and Company shall not construct, any development on the property exceeding that contemplated by this Agreement, without the concurrence of the City Council of the City of Newport Beach. Any plan for future development, not contemplated by this Agreement, must be accompanied by adequate environmental documentation as required by law, and will be processed through the Planning Commission and City Council of the City of Newport Beach in accordance with the provisions of Chapter 20.80 of the Newport Beach Municipal Code. VII. The parties hereto recognize that the approval of the California Coastal Commission and the State Lands Commission, will be required for development of the property, and County and Company covenant that, in requesting such approval, they will seek no development in excess of that contemplated herein. City upon request by County or Company agrees to notify, in writing, all agencies which are required to approve the development contemplated in this Agreement of its support and City will endeavor to appear at public hearings before any Board or Commission reviewing a proposal for such development or any portion thereof, to express its support for the project. To the extent that the California Coastal Commission and/or State Lands Commission impose requirements upon County and Company not set forth in, or at variance with, the provisions of this Agreement, County and City agree to accept and incorporate as amendments to �m this Agreement all said changes and/or variances, so long as said changes and/or variances do not expand or increase the concentration, intensity, density or type of the development as contemplated by this Agreement. All parties understand that this Agreement is intended to establish the limits of development and not to guarantee construction or development. County and Company shall endeavor to notify City of any public hearing or meeting which may relate to the development contemplated by this Agreement at least ten (10) days prior to the date of such meeting or hearing. Notice shall be given as provided in this Agreement. To City: City Attorney City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92663 To County: Director, Harbors, Beaches and Parks/Orange County Environmental Management Agency P.O. Box 4048 Santa Ana, CA 92702 To Company: Newport Dunes Partnership c/o David Cherashore 998 West Mission Bay Drive San Diego, CA 92109 VIII. This Agreement is in furtherance of a plan for redevelopment of the property. County and Company seek to transform underused portions of the property to their economic advantage by constructing visitor -serving facilities of greater intensity than now exist. City seeks to obtain certain offsite benefits, including, among others, circulation system improvements. All parties agree and recognize that it will not be practical to restore this property to its previous state once any 20 significant portion of the contemplated development is undertaken. The parties hereto have made significant and irrevocable commitments and have each given up certain rights and powers in order to achieve this agreement. The parties agree that damages would not be an adequate remedy for the failure of one of the parties to carry out its obligations under this Agreement, both because.the property and this Agreement are unique, and because it would be very difficult to estimate the amount of damages which could, or would, properly compensate the other parties in the event of such failure or breach. Thus, the parties agree that specific performance, rather than damages, is the only remedy which would adequately compensate the other parties in the event of the failure of one party to comply with its duties and obligations as set forth in this Agreement. IX. In the event Company fails to comply with its obligations pursuant to this agreement, County shall have the right to perform and shall be entitled to the rights and benefits confered thereby. X. The provisions of this Agreement shall be binding upon and inure to the benefit of the parties and their respective successors and assigns. XI. No modification, amendment or other change in this Agreement or any provision thereof shall be affected for any purpose unless specifically set forth in writing and signed by a 21 duly authorized representative of the parties hereto. Executea ATTEST: LrCitClerk APPR45KFED AS To ] ity Attorney 0 APPROVED AS TO FORM: 1 County counsel p�•S�iST%i�C COUNTY OF ORANGE By•_ The Chairman of its Board of Supervisors SIGNED AND CERTIFIED THAT A COPY OF THIS DOCUMENT HAS BEEtd DELIVERED TO THE CHAIRMAN OF THE BOARD. LINDA D. ROBERTS DEC 13 1988 Clerk of the.Roardof Supervisors COMPANY County of Orange, California NEWPORT DUNES PARTNERSHIP A California Partnership By: DaY3d-zaerashore 23 ~ • • y MEMORANDUM OFFICE OF THE CITY ATTORNEY January 3, TO: Don Webb, City Engineer Jim Hewicker, Planning Director Bill Luttrell, Planning Department FROM: Robert H. Burnham, City Attorney RE: Newport Dunes I have attached a copy of a cover letter and check representing partial payment of the Fair Share and TPO Fees required pursuant to the Amended Settlement Agreement. Assuming this check clears the bank and all other conditions have been satisfied, Newport Dunes, Inc. is entitled to the issuance of permits specified in Phase 1 of the Settlement Agreement. By copy of this Memo, I am asking George Pappas to advise if and when the check has cleared. Please call if you have any questions.' Robert H.V$ur a City Attorney RHB/jc Attachments cc: Bob Wynn George Pappas €�£IVED �lannin8 �.Gh�rtr'nt jAH0 41989 ATY bi atutF: • �� TEWPORT DUNES 1131 BACK BAY • NEWpORT BEACH, CALIFORNIA 92660 • (714) 644.0110 PACIFIC COAST HIGHWAY OFF JAMBOREE ROAD January 3, 1989 Mr. Robert H. Burnham City Attorney City of Newport Beach P.O. Box 1768 Newport Beach, CA 92658-8915 Re: Payment of Fair Share and Traffic Phasing Ordinance Fees Dear Mr. Burnham: I have enclosed $25,000.00 as partial payment of Fair Share and Traffic Phasing Ordinance Fees as Provided for in Section III.B.3.a. of the Amended Settlement Agreement. This payment is required upon the execution of the Amended Settlement Agreement, which has now been signed. Thank you for your extraordinary effort the Amended Settlement Agreement. The were difficult. We can look forward to renovation getting underway. Yours trul , David L. Cherashore Executive Vice President DLC:ma Enc. cc: Larry Buxton in completing circumstances this exciting TRAILER PARK • BOAT SLIPS . LAUNCHING RAMP . MARINE SERVICE . PICNIC AREAS . SWIMMING NEWPORT DUNES 1131 BACK SAY NEWPORT BEACH, CA 92660 p TO THE A ORDER Y OF PER SETTLEMENT AGREEMENT ! Jv SECURITY PACIFIC NATIONAL BANK 16.4 NEWPORT DUNES son Diopo Main Office 1220 1131 BACK BAY 12003rd Avenue, Son Diego, Calif. 92101 NEWPORT BEACH, CA 92660 2 7 ISU O 1/1/89 CHECK DATE .2768 CHECK NUMBER $25,000 DOLLARSAND NO CENTS *25,000.00 AMOUNT CITY OF NEWPORT BEACH VOID AFT9ponvs 11200 2 768u, 'V I: 12 200004 344 11,112478631I' a Y' ---- -- -------..--I +. &Vc t+owwmeJsa:t . „alifornia Coastal Commission South Coast District office P.O. sox 1450 Long Beach, CA 90901 (213) 590-5071 APPROVAL IN COJKMPT APPROVAL IN CONCEPT BY THE CITY/COUNTY OF'Orange Environmental Management Agency as responslDle as required for permit application to the California Coastal Commission. South Coast Region pursuant to California Administrative Code, Section 13052. COMPLETE Description of Proposed Development see attached Property Address: lint Rack Rav Drive, Newort Beach Legal Description: nee attached Zone. city of Newport Beach AppliCant(g): r .n1,nt3j pf orange(property owner)/Newport Dunes Inc. (lessee) Applicant's Hailing Address:P.0. Box 4048, Santa Ana 92702-4048 tAk Harbors, Beaches and Parks Applicant's Telephone Number: n ,, r� n gagno 774-834-3346 I have reviewed the plans for the foregoing development including: 1. The general site plan, including any roads and public access to the shoreline.' 2. The grading plan, if any. 3. The general uses and intensity of use proposed for each part of the area covered in the application. and find, They comply with the current adopted City/county Settlement Agr't City or County General Plan, Zoning ordinance, Subdivision ordinance, and any applicable specific or precise plans, or That a variance or exception has been approved and is final. A,copy of any variance, exception, conditional use permit, or other issued permit is attached together with all conditions of approval and all approved pins including approved tentative tract naps. On the basis of thisi fnding, these plans are approved in concept and said approval has been written upon said plans, sin»ed, and dated. p Should this City or County adopt an ordinance deleting, amending, or adding to the toning Ordinance or other regulations in any manner that would affect the use of the property or the design of a project location thereon, this approval in concept shall become null and void as of the effective date of this said ordinance. In accordance with the California Environmental Quality Act of 1970, and State and local guidelines adopted thereunder, this developments Has been determined to be ministerial or categorically exempt. Has received a final Exemption Declaration for final Negative Declaration .(copy attached). X Has received a final Environmental Impact Report (copy attached). This concept approval in no way excuses the applicant from complying with all applicable policies, ordinances, codes, and regulations of this City or County. THE APPROVAL IN CONCEPT STAMP MUST BE AFFIXED ON ALL SUBMITTED PLANS, THIS REQUIREMENT WILL HE IN ADDITION TO THE APPROVAL IN CONCEPT FORM THAT IS NOW REQUIRED. I hereby certify that all information contained in this approval in concept is correct and that all discretionary approvals legally required of this City or County prior to issuance of a building permit have been given and are final. The development is not subject to rejection in principal by this City or County unless.a substantial change in it is proposed. Michael Ruane Planning Director By Valentin Quintanilla Printed Name and Title of individual Signing Date: De ,ember Sb 1988 Attachments: 1. Board of Supervisors ATT., Item 35A as approved December 13, 1988' 2. Amended Newport Dunes Settlement Agreement 3. t. I IYI AI`Ii14 Mq J �KJIVLIYt;C BUILDING WGA 91 SEE CLUBHOUSE & RECREATION ROOM BUILDING * 1 B SEE DWG. A 4.1 y LAUNDRY & RESTROOMS BUILDING t 20 SEE DWG. A 5.1 IKE PATH OFFICIAL COPY FILED WITH THE G" Vl' ;E COUNTY ENVIRONMENTAL MAf L JIT A OATS . . lot 11 k 2 WWAWJ: LY AUr" Two & GOO Ardtitects.Ltd. COURTONtic 1400 QUAIL V" NEw► tit• (714 + CAD REVIEW Concur©3�' CONSENT © YES ❑ NO ❑0 Do Not ECaxur xempt TO; GOURD OF SUPERPISORS COUNTY OF ORANGE CONTACT FOR INFORMATION FROM; } Ken Scattergood 3034 MEETING DATE SUBJECT SUPV. DIST. DEC j 19$$ Newport Dunes Redevelopment, Amended Settlement Agreement 5 SUMMARY OF REQUEST (Deswipgon !w agenda) ENA requests approval of amended Settlement Agreement to allow agreement co conform with a revised site plan for redevelopment of facilities. ADDITIONAL DATA: The Settlement Agreement was originally adopted in 19851 with the County, Newport Dunes and thn ' Cicy of Newport Beach as parties to the Agreement. The Dunes and the City negotiated an amended Agreement, which the City Council approved on October 24; EHA staff was unable to obtain a copy of the City's approved document until November 21. County Counsel has now reviewed and approved the document, with some minor revisions which the City has approved. The City Council has now reviewed and approved both the revised site plan and the Settlement ' Agreement. The revised agreemenq allows the redevelopment project to begin construction in time to open for the 1989 summer season. ; (See reverse side) PREVIOUS RELEVANT BOARD ACTIONS ON THIS SPECIFIC ITEM; FUNDING SOURCE(S) CURRENT YEAR COST ANNUAL COST BUDGETED? X YES NO Newport Tidelands $1.5 million' I revenue WILL PROPOSAL REQUIRE ADDITIONAL PERSONNEL? CONSISTENT WITH BOARD POUCY? ❑ NO IF YES STATE NUMBER PERMANENT LIMITED TERM 0 YES ❑ NEW ITEM OR EXCEPTION RECOMMENDED ACTION 1. Approve amended Settlement Agreement between County, City. of Newport Beach, and lessee Newport Dunes 2, Authorize Chairman to execute document on behalf of the Board of Supervisors - CONCURRENCES UI applicable) ATTACHMENTS City of Newport Beach Settlement Agreement ; i OxIE Ernie SchYORJ neiider,piDiteetOrrn,tZf 0,-F ENt�ievE . • STATE,dF CALIFORNIA—THE RESOURCES AGENCY '. GEORGE DEUKMEIIAN, Gorornw CALIFORNIA COASTAL COMMISSIONS F}4. SOUTH COAST AREA Page i of 3 245 WEST BROADWAY, SUITE 380 - Date: November 17. 1 LONG BEACH, CA 90802 Permit No. 5-83-962 (213) 5M5071 COASTAL. DEVELOPMENT PERMIT On January 25, 1984, The California Coastal commission granted to CounLy of Orange F.MA Newnnri. Dunes im;. this permit subject to the attached StanrJard and Special conditions, for development. consisting of Redevelopment of and addition to a 77-acre Newport Dunes Park. it includes a 275 room Samily inn, 430 slip marina, 310 unit R.V. Park, 300 unit, boat storage, 10 boat launch ramps and marina business building. more specifically described in the appliration file in the Commission offices. The development is within the coastal zone in Orange County at 1131 Back Bay Drive, Newport Reach. %F-W.CIITJVE DIRECTOR OF THE. COMMISSION. THFSF PI.ANS WiLL BF FOR TWO 5,000 Sq. ft. MARINA BUSINESSES, THE 4,000 sq. ft. QUAITTY RE.SIAIIRANT, THE 6,000 sq. ft. HEADQUARTERS OF OPF.RAiiON, THE 5,870 sq. ft. ANTHONY'S PJF.R 2, THE 7,500 sq. ft. RESTAURANT, THE 275 ROOM FAMILY INN, AND THE 100 SFAi MFFTTNG ROOM. UNTIL THE. DIAIJc unvF RFFN SDRMiTTFD TO THE COMM7SS70NFOR RFVTFW NO RUTLDiNG PFRMTTS SHAI issued on behalf of the California Coastal Commission by ; PETFR DOUGLAS Executive Director; By - Title: Coastal Planning Analyst ACKNOWLEDGMENT The undersigned permittee acknowledges receipt of this permit and agrees to abide by all terms and conditions thereof. The undersigned permittee acknowledges that Government Code Section 818.4 which states in pertinent part, that: "A public entity is not liable for injury caused by the issuance. . . of any permit. . ." applies to the issuance of this permit. IMPORTANT: THIS PERMIT TS NOT.VAi.10 UNLESS AND UNTIL. A.COPY OF THE PERMIT WITH THE SiGNED ACKNOWLE.DGEMFNT HAS BEEN RETURNED TO THE. COMMiSSTON OFFICE. '14 Cal. Admin, Code Section 131580?• Qate Signature of Permit Lee' .y COASTAL DEVELOPMENT PERMIT STANDARD -CONDITIONS:- - - - Page 2 of 3 Permit No. 5•-83•.962 1. Notice of Receipt and Acknowledgment. The permit is not valid and development shall not commence until a copy of the permit, signed by the ' permittee or authorized agent, acknowledging receipt of the permit and acceptance of the terms and conditions, is returned to the Commission office. 2. Exp'iraLion. Tf development has not commenced, the permit will expire two years from the date on which the Commission voted on the application. Development shall be pursued in a diligent manner and completed in a reasonable period of lime. Application for extension of the permit must he made prior to the expiration dale. 3. Compliance. All developmeni must occur in sl.rir.t compliance with the proposal as set forth in the application for permit, subject to any special conditions set forth below. Any deviation from the approved plans must be reviewed and approved by the staff and may require Commission approval. 4. Interpretati^n. Any questions of intent, or interpretation of any condition will be resolved by the Executive Director or the Commission. 5. inspections. The Commission staff shall he allowed to inspect the site and the project during its development, subject to 24-hour advance notice. 6. Assignment. 'The permit may be assigned to any qualified person, provided assignee files with the Commission an affidavit accepting all terms and conditions of -the permit. 7. Terms and Conditions Ruthn with the Land. These. terms and conditions shall be perpetual, ancJ ii. is e intention of the Commission and the permittee to bind all future owners and possessors of the subject property to the terms and conditions. , SPFCIAL CONDTTIONS: y. Public Acces.i a. Pedestrian Promenade. Prior to transmittal of permit, the applicant shall submit reviser] plans for approval of the Executive Director. The plans shall provide a minimum of 8 feet wide public walkway along the entire waterfront of the project located along the beach. This walkway shall be connected to the similar walkway around the adjareni. Anthony's Restaurant. Cates shall be provided in the existing fences between Anthony's Restaurant and the project and such gales shall be open for pedestrians and bicyclists access during daylight hours. b. Pedestrian Access. Admission of bicyclists and pedestrians to the day use facilities shall be free of any admission or user charges. ,� 5-83-967 Page '3 c. Public, Transit System. The applicant shall initiate, in coordination with the City of Newport Beach and Orange County Transit District, investigation of the possibility of providing a public bus stop within the project -; -,site for the buses serving this general area. --if found -feasible, the applicant- - ;shall provide a public: bus stop within the project boundary. 2. Water Quality. Prior to transmiital of permit, applicant shall submit plans for an on -site drainage system for the approval of the Executive Director that shall be constructed and maintained to collect roof and surface runoff so it does not flow into the swimming lagoon. Said drainage system shall also provide for retention and treatment, or off -site disposal of dry weather flown -from the first hour of rain storm. 3. Building Plans. J Prior io the construction of any building on the property, the applicant shall submit architectural drawings for approval of the Fxerutive Director of the Commission. Any deviation from the approved plan shall require an amendment or a separate coastal development permit. 7900A _ Cp/4rr N�,.4.Ir t PARCEL D• r asp 0 . r � � AIL%•1PO�l e PARCEL C . - • �r I • G + < I .ry I" ♦ I ( � d a NEw T DUNES F ~114 "Sr ([CASH P4 Y �^�!i` :•.1'a".ruin CITIQ)F NEWPORT BEACH OFFICE OF THE CITY ATTORNEY 'P.O. BOX 1768, NEWPORT BEACH, CA 92658-8915 (714) 644-3131 November 2, 1988 HAND DELIVERED Chairman and Members of the California Coastal Commission 243 West Broadway Suite 380 Long Beach, CA 90802 Re: Newport Dunes Park Redevelopment Plan Approval In Concept CDP Number 5-83-962 Gentlemen: �oG'yp` C') ?f0yd, fly G�Q 1AIWO 10 This letter will confirm the "Approval In Concept" of the Newport Dunes Park Redevelopment Plan by the City Council of the City of Newport. Beach. The project that is the subject of this "Approval In Concept" is describes in the Amended Newport Dunes Settlement Agreement, a copy of which is attached as Exhibit "A." The City has reviewed the general site plan for the proposed project, as outlined in the Settlement Agreement, and finds that the Plan, and the uses and intensity proposed for each part of the project comply with the current Newport Beach General Plan, the Zoning ordinance and other applicable ordinances, resolutions, plans and policies. Council approval of the project embodied in the Settlement Agreement is final. This project, and the Settlement Agreement, are the result of litigation commenced by the City of Newport Beach challenging an earlier version of the proposed redevelopment. The Settlement Agreement confirmed that the previously -certified EIR was adequate for the revised project and, most recently, the City determined that subsequent changes to the project did not warrant the preparation of a supplemental or subsequent EIR, or an addendum to the original EIR. Accordingly, the project has received final environmental approval from the City of Newport Beach. All discretionary approval legally required=of this City prior to issuance of a building permit has been given and, subject to compliance with the terms and conditions of the Settlement Agreement, are final. 3300 Newport Boulevard, Newport Beach The City of Newport Beach supports Settlement Agreement and encourages proposed Plan for the redevelopment RHB/jc Enclosures the project as defined in the the Commission to approve the of Newport Dunes park. Very ruly yours, Robert H. Bu nham City Attorney ee .1. I County of Orange MEMO r DATE: July 27, 1588 h TO: R.F. Wingard, Manager, EMA/Harbors, Beaches and Parks FROM: POWT L Acting Manager EMA,IEnvironmental and Special Projects SIIBJECT% CEQA Compliance and Consistency with EIR No. 230 and Addendum for Newport Dunes Redevelopment; Phase I EMA/ESP staff have reviewed subject project for CEQA Compliance and consistency with previously certified EIR No. 230 and its. subsequent Addendum. Phase r is the first phase of a three-phase development plan for the Newport Dunes redevelopment project in the City of Newport Beach. A comparison of Phase I activities assessed under the previous Addendum to EIR No. 230 to those identified in the current plan was undertaken to determine the potential for additional environmental impacts as a result of project implementation. Impacts of the activities in Phase I have been determined to be similar to those impacts identified in the addendum. ESP staff has determined that the current Phase I activities do not raise new issues related to significant effects on the environment and that the previously certified EIR 230 and its subsequent Addendum adequately address and satisfy all require- ments of CEQA. Environmental impacts for subsequent development phases will be reviewed and assessed prior to their implementation. All mitigation measures identified in the Addendum to EIR No. 230, in addition to those incorporated into the Local Coastal Program for Newport Dunes, are still in effect. in: pa 8072514502802 F as Urtw*0 Ay t Acditional Data Continued: GEQA Compliance: EIR 230 as amended has been found adequate far compliance with the California Environmental Quality Act. ?v4 I s I 5-83-962E3 PG:wr AGENCY CALIFORNIA COASTAL COMMISSION SOUTH COAST AREA US WEST MOADWAY, SURE SSD LONG REACH, CA 90SM P13) 390.3071 1. March 7, 1988 COASTAL PERMIT XXTLNSION all Rzt*ns on seauest for •�•�<• v„ 5 83 962 Site: 1131 Back Bay Drive, Newport Beach Dear Newport Dunes Inc. The Executive Director has determined that there are so changed Circumstances affecting the Conforsitr of the subject development with the California Coastal Act. Ito objections to this determination have been received at the Commission office. Therefore, the Executive Director grants a one Year extension of the subject permit, subject to the same ��On0139tons approved by the Commission, to expire on January , cc: vile Peter Douglas Executive Director, y: 1 (gEWYOR-T GF�, N, GOwnpr Qp �6ue nl C., lil, inu.t. (:oorge Dedai eiiun Govvn.0 2/21 /05 lkj ( Ailun ij (jute Cotwstt inn 9 AJTH (.(-)A%T I)nKICT 245 WiN Vrn,rdw.Sy. SUIN- 3110 P t ). Box 1.1 it) I rml; Unaeh, t.ahh,nora 'n1,40 t-1450 IM14ATERIAL AMENDMENT TO PERMIT DATE: February 22, 1985 Dear County of Orange EMA, and Newport Dunes, Inc. Permit Number 5-83-962A issued to CO- of orange EMA, and Newport Dunes has been amended as follows: Modification of condition 2 relating to water quality and site drainage systtm to allow an alternative design of the drainage sv. .em which satisfies the intent of Condition 2. 1. This amendment was determined by the Egacutive Director to be immaterial, was duly noticed, and no objections were received, This amendment will become effective upon return of a signed copy of this form to the District Office. The remaining conditions, if any, are still in effect. Sincerely, Tom Crandall South Coast Director Attachment: Permit cc: .Pile Applicant Representative Local Building Dept. 4 G` ac Sta f Analyst D.f ons placant s signatu� Coast 17:8/83 Y MEMORANDUM OFFICE OF THE CITY ATTORNEY November 2, 1984 To: Jim Hewicker, Planning Director ` Bill Laycock, Planning DepartmentV REP no,nED 1984 t� �OV C1TY OF .."10- RT fJEACN. , From: Robert H. Burnham, City Attorney Re: Amendment to Newport Dunes Settlement Agreement Attached, please find the Newport Dunes Settlement Agreement Amendment. I would anticipate that Larry Buxton will contact you in the near future to obtain your approval, prior to any reapportionment of allowable development in the Newport Dunes complex. Robert H. Burnham RHB/dt MEB/Hewicker RETUlN TO CLERK ( OF THE BOARD All, SETTLEMENT AGREEMENT AMENDMENT y THIS AGREEMENT AMENDMENT, entered into this 6 day of _ , 1984, by and between THE CITY OF NEWPORT BEACH, a Municipal Corpora- tion and Charter City, hereinafter referred to as "City", THE COUNTY OF ORANGE, a political subdivision of the State of California, hereinafter "County", and NEWPORT DUNES, INC., a California Corporation, hereinafter`"Corporation", and the ORANGE COUNTY HARBOR, BEACHES AND PARES DISTRICT, organized pursuant to Division 81 Part II of the H & N Code, hereinafter "District", is made with reference to the following facts, the materiality and existence of which is stipulated by and between the par- ties hereto: A. County is currently leasing 72-acre Newport Dunes Aquatic Park, hereinafter referred to as "the property", to Corporation under a 50-year lease agreement dated February 25, 1958. Corporation has constructed various recreational and visitor -serving facilities located on the property pursuant to lease provisions. B. Litigation was instituted by City in 1981 in response to County's approval of proposed general redevelopment plans for the property. Subsequent negotiations between all interested parties resulted in a Settlement Agreement, approved by the Board of Supervisors on May 17, 1983. Among the provisions i described therein, the Settlement authorized construction of two new restaurants and expansion of an existing restaurant subject to specific size restrictions. C. City, County, and Corporation now wish to amend the Settlement to allow for possible future alteration of new public area allotted to each restaurant such that no increase in total authorized development occurs. NOW, THEREFORE, the parties hereto agree as follows: The permitted development for restaurant uses may be reapportioned in a manner other than that provided in subparagraphs 1 B 1-3 subject to the following conditions: - a) That the development is reapportioned on a per square foot basis such that there is no increase in permitted development; and b) 'That the reapportionment has been reviewed and approved by the Director of the Environmental Management Agency for the County of Orange and the Planning Director of the City of Newport Beach. Executed the day and year first above written. CITY OFRT BEACH By: Mayor City of Newport Beach i City"Aerk APPRO . AS TOFORM: V " ►I City Attorney C UNTY OF ORANGE The Chairman of its Board of Supervisors APPROVED S TO•FORM: County Counsel SIGNED AND CERTIFIED THAT A COPY OF THIS DOCUMENT HAS BEEN DELIVERED TO THE CHAIRMAN OF THE BOARD �— Linda Roberta - Clerk of the Board of Supervisors of Orange County, California ::1 MY:dthDR804-33 6/13/84 DISTRICT ORANGE COUNTY IiARBORS,, BEACHES AND-. A MS DISTRIC By; The Chairman of its Board of Supervisors � _ 1 CORPORATION NEWPORT DUNES, INC. A Calif Corpor do . By: -2- R V Park Boat Launch Repair Shop Coffee Shop Day Use Operations Center Dry Boat • PHASE I EXISTING PROPOSED CHANGE FAIRSHARE TRIPS 495 444 (51) (204) 158 370 212 106 2,800 3,000 200 8 2,000 s.f. 3,200 s.f. 1200 115 521 645 124 248 21200 s.f. 6,200 s.f. 4000 100 424 400 (24) (48) 333 @ 99.27= 338.66 PHASEI A EXISTING PROPOSED Slip Construction -0- 200 . Marine office -0- 5,000 • 800 122 922 at 99.27= 91.527 TYPE Family Inn Restaurant (New) • Restaurant (Anthony's) PHASE'II EXISTING ' PROPOSED CHANGE FAIRSHARE -0- 275 275 2,392 -0- 7,500 7,500 717 5,870 15,000 9,130 849 3,958 at 99.27 $392,911 r wM L: BOArSTORAGE AREA Y s .......:......:..::.::: :•.:.::::::.::.:..:..:....::.:..:..::..:.:.:..:.::.::.::..:...:...:..::.:::.:::::.:::::::.. :::::�:.:.:-::....:.:.:..:..:..:...:...:..::.::...::..::::.:::.:.::.::.:::.::.: .::::::::•:.'.:::::.:.:.::..::�.:.::.:.::.'::.:':�:::1:.:::I::::::::::::.::::::.::.:.::.::.:.::.:..:.:...::..:.:�:.::.f:.:..::.::.:.::::.::.:::..::.:::::::::.::::.:::::.::.:.::.:..:.:..:.:..:....:...::...:.:..:....:...::...::...::...:::.:::..:: • \ •' J l BOAT WASWRV DUMP STATIO N SPECIALPARKING BOAT LAUNCH ENTRANCE E OR . I + 30 A 42 PRINTED ON NO 1000H CLEARPRINT. - .:::E:E ,o _ I MAIN ENTRANCE... . .:::: :: ::::::::: RENTAL DOCK s : S :E + RESTROOM iffffic r'FEft.iEE..if.ififif:iffiiifff......if. _ _ I II A RENTAL STAND � � \ \/ I SNACK SHOP I 1 11 II 11 I IIII / OPERATIONS 1 I 1 I I ' I III CENTER 1 I I I I I I I ifI� I MAIN GATE GROCERY _ STORE x RESTROOM BIKE PATH, , ' BEACH X. A/�/IL rr` �470 -r : '- I (235 X 2=470) 1-�I 1 ' INTERPRETIVE CENTER DAY. USE AUTO/BOAT RESTROOM I \ i 1 1 I �/ I ' 1 \ RESIDENCE MANAGER'S RESID `I\ '��� ~/ � 689 (200 COMPACT) DAY USE ,\ I I J I / '_/ T—� i / � / I ' I ,I, , I , I •••, �'" `\ � \ (489 REGULAR) RV CENTER \ REGISTRATION RECREATION `PARxING �� BUILDIN - --------- — — TYPICAL RV SPACE — \ \ —� �- \ ,� T` t LAUNDRY/SHOWERS - - - 80 POWER STATION RESTROOM TYPICAL PARKING AREA - VILLAGE CENTER.. RV PARK (EMPLOYEE PARKING) 1267 SPACES PRELIMINARY PARKING ESTIMATES: RV PARK EXCESS PARKING OVER SETTLEMENT AGREEMENT REQUIREMENT MAY BE APPLIED TO PHASE$ II AND III AS NEEDED. 100E il -N- JAN 241989 1 0' 100, 200' 300E GRAPHIC SCALE REVISIONS BY N W 100 ro L Q r � W N V F Of O rn a a r N Q ujN 0 N N W N Z O J a � C0 a O 03 0 lez U r Z ,J W J a co cc z Q _ W CD w O a I� O I� W Q � aIN cv W z m hd W (� Q O° OC a M Lu Z r a � W v. Date 14T� Scale AS SHOWN Drawn Job V115G Sheet C 3 Of 15 Sheets a l?PtR I POR1 INTERPRE TIVE Cl ,''. �f i PHASE II S.TA-iE ECOLOGICAL ` PRESERVE 1'i R NE WPOR-i BAY ' - ;�,zr ! DOCKS TO BE RENOVATED f- - p _ 9 . J ... RESTROOM/SHOWER BUILDING WEST — - ;�-•,- ;�-� ; Ot 1 E j \,1;t )P \' . ). , . �, BUILDING 25 kfYDENt'I t a•1 PEDESTRIAN PROMENADE =-f- 1 ' ~ 'OR AGE ' I_ Nit ice. 1 ( ONI'Y`011-it N1 PROMENADE PLAZA _ Y ' �'. ,,yy.. .- `-> > ' / Gh,ti•='- -i it: ; � i :,. •.,- :. ...`, .fit' , - � . V(R F:(t \_).M'i,".I) i1U: = EXISTING BUILDINGS � I llll � � - a r . � , TO BE RENOVATED RESTROOM/SHOWER BUILDING EAST FREESTANDING THEME BUILDING 26 = -- RESTAURANT & LOUNGE � tlAr \ rs -Li r_` l' , -----jl-�-- A'; cr�l- N (I i7 � r° �k'_ 1 --- --- - t'1Y; P^t v(,- aJ`ir+- /I - - LJ '1• `I j.,.l:' ;i ETL f�I• 1, A , _ _ J11 1 I-�_�/\{�—� -� 1 `1111yLI T ' 1 •- .i. Y: .1. M,� �.� .'' ,'�_ �t''n ff 7 ) . `'•t. , t Y,�$- _, ; :\ , t't y �t 1 r 1Y.� l r(- r t, _ Pi. 101( RI�1R(tU\t 5 At - t • .\ i f = - --1_= - r C__�—_ __ i \ J/ /, '\ -�• 7_f.A! TEMPORARY EMERGENCY t �) \�. ���jjj i ' �.. _ y� yr,' 11) - ., A,iI (\.Al SS DOTTED , (( t 11 �, \ ^ 1" )1� 1 F ;' ACCESS ( J� _� /4%✓ S • y,r �i �r (it ).1 : (.\t ".t 5 .� - - .�\ i % P I,- % •� �`�;�-. .-�'� � '- Ii � / f , •t:� :,1; i t'r _ � -.ram I '�`r�t .��:.�� - -� j `�. � g� �•j E DRIVEBAYSI J NO J PI 1 )E S 1 (:IAA ON a r l � -•� �-••.�'1�•-� {ti r :/ ! i1 r� ,��~+ \ ,y��f-• ! ill i � .. , � PHASE III GATEHOUSE BUILDING �j--f g��� �� "1' T�#' "f �__�''-_ fi< BUILDING 24 SUBMITTAL. ` < �. 3 i �" �'`L I! i`.k-Y I r,:k,t1I,' INN arc < UNDER SEPARATE f c: iiG 71; ?l „ 1 �E ,,:..1- - < = f NOT A PART kf ' .. ' �y, F .t a y._ y' i "''(�'• 4,'/ 4 ' t f l ,. ` +.,:'p�T.,py�,•„i4.. it I if ; -! : �'s _. I.:_ `� �`: E f LINE OF SIGHT ;, i \ \ X• �l_y \ .1,4 ✓ ,1'F if � J'p^s"'£e 41--- -• �l - I t=; - - i g - .'�c ' {I' PHASE i UNDER SEPARATE SUBMITTAL; \ K A' - 3 ,,: >' : NOT A� PART Y \ a t t f 1'_ G� tt,r \t \' .. }'gigg X1,7 r, Lf I '. ' 4 ' ,. - -. �-_� , . ., � `, r . ray` �a,.�� �g F ' •� �� ` !' �Ccc:��y .�-8'�i�y��',"^�` \ R 't f �': � � ji.-�i �'- .-rJ, `� s, - `\" h .t • i�\ '+ It ' F dt '`. 3 .,• .\s 1 „- 1.11y1'r t' hr•-! ;. r�4"".i , . .i - / �,, - _ h ` I 'Y a 1 ,�, `. r `v I_t. , i ` g�' ,*may' T�r.�7 .4: w, / ♦ G.. _ ' i X� Af,, F t S'• i t - ✓'1 Y ` r r♦' ; �'1'` , f�' - - \ - �`ti„-•+. tt1`.. !."�>t-. A, Af 1, e� t-� `•, �If , tiE) REN1A( S(A `t Tn�VV-t� i `--- \n t �- '>'�,$ � � ♦ � � 1 t X T h .� I i l ) / e,.._.j� � i' � r'4 ^�'g rt•arPa y♦'i \, '.`"�# • t' } ?•t ^�. '. Y�Yy �CY (♦,.r, -T'Ia,,•[[rF .4 it 71f- .;' -,'": 1� i•'/ -�v - .:'t'ai-'' . �- - - .. — ', , 1 r; _s - �' - �fi �,r4 'f�, ' 1} \ : %yL'S v-'.�,`?!;' - ''' A'}. _ i^f -1'j �, %'''t#lllfi �� 'g�• 1. iY� 3 -,' '� ry -� `�;('T- . ` i ii `I .1.- { ,' ,,{,(. '' 'll' `' .)t-. lr *• ,�,qf'� •a' `^�"`® .ssr, a Aq, +i F ice= \ { ♦lQ !'j�♦> � `/+,� •fir'\` + i ' `C _ i'j��, C 14 \ ' <)'�. = i �- - �„�?s t r; 4t yr '•'I' M,e r '" - +. .,� . ,S'� _ ' x�; t; 9 t ` l t..l .t+�' ��. .'� x E i •' 1 ' / `-,Y _ �•�t� !! ,�/ / r Ste'$' Y y ^``,` 1 `_n. r ^'� JY d �, 'S '4 . '#� g a"' `t i � ' r ~ ~♦•'-♦j / ' •tt I x� ry ,/�h• :1 r t - f - • - '. L' `i' i r `f i a�f ��•''''�� 4 � j -�• 7� _�� � *., .�s��-^.a.. r ••'l[,..'y,�4..' k;� �.. � .!T -� `#' A,�,i.: °`.. t� S c%•'�_� ���`- 1, `4x ` �• { •'._ >' ) y° i " ., '\ Z i ,1. ma's is Lt, 's' . + i ' I� �•,•i� Ei yy "•_- f t it � rJ/i A�`` 'S "� a t-•. aiat`Li.. - .I .t i-.,4r ./ '' �,� ..t h • .r •�"•{'f �'k�� i • p- �.*,}r, '9 i v i �) - -��& i 1 l -. " r • . -'`, r y, ^L, �4' ""� i ,i ' •�! {..a- 4' N `� - ��.xy3+ rt , •/'a`.. �' Y �\ `s' •arn "�gL'>-yu .d/,F- {C• h- j :s• r :?i `` a•.( �' >+ "`�. ,♦' t^ !--F - .T�_' •+'.� L1`2m "��'x' '/"T"`a r,� U�_ Y ♦* r 1L aY� - py i x-t J r LS Y,,�y ,. �•� q, -.�yT - - _, - .- /� ( - ti <�'- '/'yr3•TT � U - , � ''� : � {.=•.!, `i: " / ,' f.� 1-,C • . ' ` -r j' � \ I � k Pr£� a /�+•�y9 ...•l � t - t 1 0 �; ", i t , - � 7 xx �' �-�'`�ii,'.." /i' �-1 rR �.ir} ?�,_ is� '�_` .rY .j`: V �r�.% r j> y „ .r - t•`'i., 'f�� - - A ilY -�- / � ���* r'` :i£ � •'`'m�a� if�i:'{^'� ��•�l{�Z . . ���-� ''�: "r^�"' i' •� ' � � .� I c*1".. y4 r; }�•�3 �f +�:-.%'` J fry` ➢.2 1 f y r a t.q .' . .- y F .Ki , rr i t iS/ �t e^,, •a �rr 7 �^ (�•l..'� � .`t. �`� t ,il{'# +� ��'> i �rRi � .'``r' „ ... , ' ._.... f F •, ' -, : i. \.^f`l� y h l' - .i_ i ? � T; i � - �"•{r Lek 'r� � ' `' ••' � I k: =r': Wimberly Allison Tong & Goo Architects and Planners 140 Newport Center Drive, Suite 200 Newport Beach, California 92660 Telephone 714 759 8923 Facsimile 714 759 3473 Telex 294695 WATG UR NEWPORT DUNES i f' t A 50 100 2w NOTE: DRAINAGE IS ILLUSTRATED WITH DOTTED ARROWS SCALE DATE SHEET NO. / DRAWN BY PROJECT NO. a, =T ,173 I I �1 1 DOCKS TO BE RENOVATED li, - RESTROOM/SHOWER BUILDING WEST BUILDING 25 PEDESTRIAN PROMENADE—,, PROMENADE PLAZA — EXISTING BUILDINGS TO BE RENOVATED RESTROOM/SHOWER BUILDING EAST BUILDING 26 PHASE II 4' ��lOtt_v!t���rav lV� s _ ,- c.e:rassn UPPI R -,I 11 POk 1 BA`1 INI[RPRI II\E , INI[ki S,TA'I-E ECOLOGICAL. PRESERVE 1 i Pik NE WPOR-1 BAY 11:iR1'�! k! P AIR `� a 4 ()I I I t 51i( )V ?. �F( t.Kill kEtil[)EN .I p cVJl♦(Cz? t`�r , � � - '�, �Ir ('IRM1�:I�. v.�1`.1I,.1},�ilV;: '�+ � / � I� <� l:.j G i �. } )1 11.1ki:11 i ^.t.i'�f FI\ -`.• •• . FREESTANDING THEME RESTAURANT & LOUNGE r t_ J� Y 7 E3 I I tr' S �• i�l _ _1�_ `�r - l�,j> 1 `Y I'tl. .i J 1 "` j/ . b'''7 Y' ® k •i' - __.____ ._ ___ ` 't :'•'��' _l{ i' �h; 1.(tr`I-. .3, •_ ' L T A I L• �'% PI Dt I k 1 A BR1[)(_.I r ` \ — ' 3 i f' ,. jy si•i ..1::1r ( ' + (i P i 11 ! 1 ( k i I R t t l) \t V1._.ii TEMPORARY t \�. r i r ACCESS (DOTTED) GENCYT 11<�,1.� [Ai )`(tits 1 BAYS DRIVE B AY Q�N (fig` _S ��._ � _ : - r.�•+ ., .� 1` - ,~ - �J� _� •� is j •- :t . -,: O\- __ - '{ �,L a / . / • f r_Z T.a' r'_ 4 j jl ,. t 'i 1 �,d, - 1 i• ' - •f '!8 l (.,'. 1.. r 'zt N'<44i: rl�tr}.) '// -. - - ..! - ti ;(- _ � t �F-• 'r. \} :K \ r' "r� �: � {; .`''/rr ,h, �-''� � 'y.^+' ' i �`� j:a tt _ \ . A � r x71 L PHASE III ; GATEHOUSE BUILDING -fir y� F f BUILDING 24 -T —1— t`1 �- i,:. 's I$ ►I IP4N UNDER SEPARATE SUBMITTAL wy NOTA PART �r it �> > :�i ,� •-• ..! ' `ti • '� 1 ' / I� ,' - •'4 •", . .51 �� . s ♦ ( . x;:i t *,,L}g}---�� - ., s. � J' G h� �� T� Fj ri raTF�-�� _T C. .A �'�' ..•: ai i .t..1; t.( .{ .'i )'- lr. ' Yf}./•,� � <. .. .' c � a, ` • ! .1 , "'� '• ♦�-`-� r; rs� � "i K �+. .r � I_ �^.� j1�,4 ryP� ® /� ,, ' - � � � -i � � 1I - - g 'Q + ',•�a<- < ,,/�= t 3.1 i, ���1t 5 `s— __ ~' t__°""� h F,•i-,..,,,� S'�a�' r _ '_": ;. _ ,•• ,5' 3'� �,�. .t r"' •♦ '..l �*==: ", l� t j.' illiO f LINE OF SIGHT r 4, Till ` �� y ..�j.� -�� , " S �1`r`TrTt •� '.�_ �i -;Y u'-+gyp. -v 4�� �,l Y�j p LL 4 g - N\ �� � - �{ ,s.���� t,_ � � � •.iF•t-:�'�4�r=�°�' :-�, °z ��t� , _�- \-� '.���-�I i'a� , + )® - i' PHASE �? • UNDER SEPARATE SUBMI TAL �`�`? , NOT A� P ;_ 4 , ART a_ Al ,'v' KL'r ' _ IV c' -. _ 1t.s � ~��y�[ ``� tt��,1,+�tji\ Y<. �P %'t. f� ���� . � �I( � j,✓. 1• fy�( / •.. �.' r t ' I . Y ! -.�. y�._ r �'\ \�t..a.•;Jr+��� t ?"„` 'f �5�{t��"- fj `5 ^^ it '� �. .,,,.'I'. + �`i i)\1(I. � �X� `' .. � �� .Y• �i'�° . �� \ i r ' Q��, vh�y 4 ..-' ♦ t = •',•(!� ` !' tt(.a;�±•i�.,-a.,� _ t tip(`: � ' - - . i. f �.!- � •�' 1, .. �,.. Y.IIll-':..._...:!...:.....{t!T- , , .: •_ - ! `'j , ' ' � 1 �;,.� � Ply, •N"i �1E' ' Y t y � � a`� j .F 7. t4Rl N1 A[ $ IAND • j i 41' Ai Itill R,Y' (iQ I k !�I 1l )^, sill w ti �_•.-+�,�t 7E /ai J r " � .. ^\ T .F +f _� / � ' �i.i;c• � ' "�'�`y ',�`�' ...� '7 i �� . s •i k �� .�� -'r, 'Y '� �'' �� w .l• C' .�. _ ry. 1. � I " ! „a � ! � � .. AN V Ilk q{ a i,9 .' C ,>� ,, ' M1�j'C� r try } �r ' i�'"'�j� l r1 e }y _ '3-"'�p�• / 4r. jY1 t� \ >t ',♦ r �'� `j a 'S*'l • 1� `tea / (' T''Y� i. "' -� a_it :xtL. x ♦ ",'R ♦ '` o'�- 'i 'aY . `' I i I •t. (t 1 ( 1 ''\ 1 I `t•. `ff' s.'�'..,, r'� i` �'�� �� i,%G + ••� ,ik`' \ '1 . .. .- �� �. ,' yr•�•�y ♦,/"Jy�I 'Y�;;ry`•.- . �' �,l '"i- rr..� _ r ' �s `'� r� )1 f \ ` ° 0 f A,� '� ., !'�r•�r - 'YA4-Y:( ' y{/ jt "i! •"�` -4 _ t� �'{ `t ,�.a.1c i` "/-// • ''. S +? i.Qt� 1 It YI'h..i^ �� ° • ' 1 s ,+'� l ` `, �J fti"'+}"°'1 .,.. - `k( / _ „1` �'•r." µ�*-t.-t'"� ♦a sy. [A �J�'1. 4 ''' 1 t 1 (r l 1 �,F -, •�^i- •.icy :'` .`} )' '.. g•J�C, ,f L- } ,r tj�'• '"'<r! j : "i-- -.,, S''?r.". " K e.ax l ` ^�'" }� ,y'��" { �! * `:,i .. / �•'� ; - i .re/' ' • r% ♦ , ♦ I ,F ,yt ")',�%'" ' , ,� I ' r ,: r =� `�• r""` .. }''•� .L T r } <� 1"A`Sf `t) •`tr. , ., ' }� ♦ ♦ 'r Y . "�{ s� '\j r'.`�1'. •-`. t e-' r-�, M'�',g•-{•ice, y. Y" ygt /""ti S $r ¢i•_- ♦{' •\ <`� • {: i R A r. f ♦ ..® ',i` (�.'Y -"'I n . 1 �4 i� 1 5,� Y`+ fS-L � ct�.,a. S i t f',,, i , � . ' "� ..a 'r •�(' k _ • r:n � t • ' i t' / �. ; t'.ra L s 'gf_ 8'tA _ c '1' Vr . -, • .^, / �'' ,` ...♦,�•5 - .,,,(� , i �/. ✓. 1 r;." R' .::r-�F h''F� • ���'1,•�/ "•.x ~ '�`[ . � ,/' ^; �. +eytt•" - F'•.1... ♦ � ,/ �. �,.�. _ �- .ijr ,�- r � •��f �•'' ,atyt♦ / -}�. � 4� t"',�� t y �.¢ � l" Al <._ � K� s." / �"ry s > _sy ♦./ l-�� a ¢ 'J' •�,�;.',� r S! y ;'- J�� A } I • � � r`_ f / \ i,�, +'� ♦ > .�" 1 1� ,,.(-f - .. -r 1 .:iji 'F �r' ''!�,"•'! . 1litfa.}r- t' ' �4 '♦ ,[�1j,, ' S.�J ''`�, f f ♦�' _y -,�_' �" /f •, 1 F �` i.tt�•- 't,'at v�^ [ 1 ^qt is ,' •I', 1%0.- �~'1 �lkE'�Ir''• t....L -�y /� lye`',. �: `' �� "''�{ _.1, .r <•,, IIt (..; '�•� J�, .9:' t^ } •r-+♦ ' . r^;•' ,`♦3(- p"9 - '`�$ Ge , . 'may ^.. *'�',{"y' '('•�'' / rR• '` k^ h .�' ti'f Y;•� t •%' ^ 5��.• ~ ~r•^'�k¢t4y �, `•r" .S Y +� • l�i y.�.-..�ih">t~ / _ r } pp{y, rPB, r a1 ^t . f '` �' -" i g� ..� y, �.a �yF[.y'• i '�..'�Fj < r `i !'= % J �'��jt•'• 4 t at ;.1 4 , ;^`-2a`.. 4, i f �. 1-i "'�f.. _;y_'-"�.✓ .;Ill �M L 1 \ \ !j" t t . " ,, _ep,>♦ 1. r r L 1t �t t .p tr t y ` ' .:._ • f1t .: s-" . F � •, .- i � 1 .� i �_ i •''�r rt,-, - ..^ ... S1 `X.j aM-1. e � � ..: - l/". 'r. _ .,..) _ ! ) ` }t ,� f �S,yrwT 1 �l_�""..r il; I i�f !; •\r r '♦;? ) s t yy ;;fi�tt • Wimberly Allison Tong & Goo Architects and Planners 140 Newport Center Drive, Suite 200 Newport Reach, California 92660 Telephone 714 759 8923 Facsimile 714 759 3473 Telex 294695 WATG UR NEWPORT DUNES i r•' I Ill 0 s0 100 200 NOTE: DRAINAGE IS ILLUSTRATED WITH DOTTED ARROWS SCALE DATE SHEET NO. u I i moo' 7-24•'� I f DRAWN BY PROJECT NO. r• j-11-0 dv, f>JILP104 1 L' j { 4 E QUA1ZiZY ----- - i / \ I 5/�E�AS� GA�> Gt1; LEi GP f3tN�(`i O vz- WALL MATCH Mg i,ANv�a'� r is PWe4. F.F. q_ao _ L-W OF 511�}l'�' �✓. PxilLt�l�l� �52.0 �a Tor � RooF �3.1 0. I W. IKKAIUNG .l 0 / 1 QUA*2Y '.LE. GouNT�F �- �iAL�C SINK 5L WALL Hk r6N Mr- wMP't7 E vWG. F.F. 1_20-- - ELEVV G ?41 L0- 1 jr� LTW OF '�Il�#�'( _: �✓; P�lILDIU�. _-l32.0 ] .. +! COO Ttv VIA- 6 • 4 Ql j � n� .. � iM' n. W. KALIN44 K><? I�AI-L T-, y _IN _ 0 t 0 1,„I Ik-G QUAKY • �AGK yPLASH -- 51N1< � j WAI..L NIATGH PEK LANv�X,Ai'1: PwG. — �-- .. - - -- -- --- -- --- ---- - — �L>rV. .....................GYxt.. nFG'K Gil.A�3 `- GA9 cU'fI.ET GP$I NETS MA4�4' -- - - N 0) N ' O cn v ..11 F Cho �..•� e z y < Z A ems, �x co C O ct$ U • O W a. C co sheet . ,A' of MAIN ENTRANCE �PC.H. N C 49 w E 47 45 $ 43 U P P E R N E W P O R T B A Y F PUMP OUT G 39 STATION 49A 499 46 a7 37 42 44 45 41q 40 41 35 42 43 38 39 38 33 40 41 37 31 38 39 38 36 37 34 35 � 35 33 34 36 32 27 34 32 32 33 30 31 25 30 30 37 28 29 23 28 2927 28 21 27 26 25 28 19 26 25 24 17 24 23 22 23 24 15 22 21 20 21 22 20 V17 A 23 22 21 20 13 79 18 19 p 18 11 18 1719 18 17 18 18 11 16 1515 14 16 15 14 713 1315 12 12 14 14 13 12 70 5 13 11 10 10 1012 A 11 9 7 8 8 9 10 8 5 6 3 7 8 10 12 11 10 9 8 7 8 4 6 6 7 9 8 7 5 ram. 3 1 4 5 5 8 10 5 8 7 6 5 6 3 4 2 16 1 3 6 5 4 3 1 3 2 7.12 1-B 1-g 2 4 7-12 1_e 1 7-15 2 1 2 1 7A2 1-6 - 1-9 6 7-6 3 T 10'IS \ \ QO 1\// T 4 VARINA CENTER PARKING PARKING n n B A Y S I D E D R I V E BUILDING 1 BUILDING 2 BUILDINGS 3 & 4 MARINA OFFICE STORAGE LOCKERS RESTROOMS CLUB HOUSE LAUNDRYROOM SHOWERS PARKING TELEVISION LOUNGE VENDING MACHINES TELEPHONES FITNESS CENTER ICE MACHINE DRINKING FOUNTAIN RESTROOMS TRASH ENCLOSURE (T) TELEPHONES STORAGELOCKERS O O E D 49J 498 Q 45 44 43 41 ©42 Q 40 37 35 33 33 E26 31 31 29 29 27 B 27 2525 23 258 1— PROMENADE LOOP U P P E R N E W P O R T B A Y E C O L O G IC A L- R E S E R V E J 29 30 27 28 25 26 23 24 21 22 19 20 17 18 15 13 11 g 76 14 ,2 45A 43 K 458 42 45A 43 L 45B I/ 7 10 41 40 41 5 8 39 38 39 N34 . 3 8 37 36 37 35 34 3.5 1 4 FUTURE RESTAURANT SITE 33 32 33 32 1_e 2 31 30 31 3° 27 28 27 26 25 24 P5 24 __ ' - - --_ - 23 22 _- 23 -- zz OVERLOOK 21 20 21 20 19 18 19 18 17 77 16 16 15 15 4 14 3 1 12 12 3 11 ,1 GUEST 9 10 9 10 .�a DOCK i 6 7 8 5 6 5 6 3 4 3 4 1 2 1 2 PEDESTRIAN BRIDQ% N E W P O R T D U N E S L A G O O N N P*R1 0 HS Scale in Feet I I 0 40 80 N w: :E INTERPRETIVE CENTER 14 TRANSIENT 10 BOAT SLIPS 9 8 7 6 5 4 3 PUMP OUT STATION 2 i \\ CONVENIENCE { DOCKS \\ CONEY I ISLAND V— i \` /A - 1 sss_ % = I1= P/ �49- BOAT MARINE /���/ 4,tI535 STORAGE REPAIR � 7 K BA�S BACY � �; \\<\ \CAFE W 3 � /i ir < 10 '\ < \ \ i <\ \0'�/O� 515 •� BOAT LAUNCH ' \� —yp5 co � 1 \�\✓'\`fib\ eos BOAT LAUNCH & CAFE PARKING $ I I WASH RACKS T 1 / / / 2/3/4/5�// 7 8 �f HUMAN POWERED WATER CRAFT LAUNCH 1 ROAD/ BOAT LAUNCH ENTRANCE (SEASONAL) mrn.o•n,mmm- •t I ran.. �'�' p\.. ' P. �W"p"•9t►.4"7�QY'kl'1D gD'IEP �+ ...i........"e... t I J -'zC) B��to •'•'! t • — —� E �1 ,F _.qll I .,.,..... " SIGN A t •t� IY UNDI ••••,• .ar•fG �l'lG«4 nwtY: NDIR SFPARA(E SUBMIIYAL _••"•�••� *' • @ 1 reX+ NOT A PAR( .•.w I*�•�c c s: �fc y SIGN E PI USE I - � NOT SEPARATE SUBn11 NOT AL i 7 KPARr -- SIGN B • �} „y SIGN C - ,I • ;�� ,r�� J"*.�•H'J .i . ess.;n'�p yr; A IN {<d ' rows^ rdd� ib!` • _ _f, _.......,.. SIGN LOCATION PLAN 1 10'-0" Tr A , EXTERNALLY LIT BOAT LAUNCH ENTRY SIGN NOT TO SCALE LOCATION MAP 1 "=40' i j ( } 1 I i •+ r rE Uj'1��'T iJ tLO L 12'-011 I B , EXTERNALLY LIT PROJECT ENTRY SIGN NOT TO SCALE LOCATION MAP 1 "=40' I, I, t.A. LOCATION MAP 1"=40' n' l ►.� � tn�l I J��Ur1Mir�<-s C. EXTERNALLY LIT STUCCO SIGN NOT TO SCALE EXISTING - PROPOSED D . POLE SIGN NOT TO SCALE i �I -E, EXTERNALLY LIT STUCCO SIGN NOT TO SCALE LOCATION MAP 1"=40' m A. LOCATION MAP 1"=40' I l '1 n91 LJ \ e: � 1 EXTERNALLY LIT BOAT LAUNCH ENTRY SIGN NOT TO SCALE l+ 1 , LOCATION MAP 1"=40' �� \ - �.� �1..r-� ---� ` , 1, ' 1 `✓./ji' -•- - Pad Ua:11C' L�.t�L' 12'-0" r_J B , EXTERNALLY LIT PROJECT ENTRY SIGN NOT TO SCALE 10$-0" -�� -_ � �• r=��� T�� jT �1 it l - �1 + I I I � •I ,� C . EXTERNALLY LIT STUCCO SIGN NOT TO SCALE LOCATION MAP 1"=40' V EXISTING PROPOSED i D POLE SIGN NOT TO SCALE i LOCATION MAP 1'=40' -E, EXTERNALLY LIT STUCCO SIGN NOT TO SCALE