HomeMy WebLinkAbout24 & 26 CORPORATE PLZ*NEW FILE*
24 & 26Corporate Piz
Archaeological Site Survey and Assessment
Corporate Plaza.- Phase One ,
Newport Beach, California
0
for:
The Irvine Company
550 Newport Center Drive
Newport Beach, California 92660
by. -
Christopher E..Drover, Pd.D.
Project Archaeologist
The Keith Companies
Costa Mesa, CA 92626,
(714) 688-7191
31 October 1997
13020.001
2
TABLE.OF CONTENTS
MANAGEMENT SUMMARY ..... I ...
.......:........:........ . ...:............ 3
SUMMARY OF CURRENT KNOWLEDGE ...................................... 3
EFFECTIVE ENVIRONMENT' ....................:..: •............ , .:...:..'..... 7
RESEARCH METHODS AND STRATEGY ......:................................ 7
RESULTS AND IMPACTS . . ................ I .....' ..... I ............ > .........: 8
MITIGATION MEASURES ,........... .:........................:... I ........ 9
CITED........................................................10-
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MANAGEMENT SUMMARY:
In October 1997, Mr. Patrick Osborne of The Keith Companies, requested an archaeological
assessment'of severat parcels of undeveloped land in Newport Beach; California'on behalf of our
clients, The Irvine Company. The subject property is undergoing study for commercial development.
A cultural resources assessment was necessary to, satisfy the requirements of the City of Newport
Beach Planning Department.
An archaeological records check and survey were undertaken in October 1997, for the
approximately 4 acre study area located on the Laguna Beach'7.S USGS quadrangle, to ascertain
whether any cultural resources might be impacted by•theproposed development. A surface survey
conducted on the subject property and'a check of the archaeological. site records on file at the
Archaeological Information Center, University of California,, Los Angeles, were accomplished.
A 40-scale map of the subject property provided the boundary reference for the actual land
area surveyed. The property is located along the west side of Avocado Avenue between Harbor View
Drive to the.south and Farallon Drive to the north.. The'property is divided into two unequal parcels
by an access road off of Avocado and each section is bordered with hedges and partially sown with
grass.
Archaeological records search, activities indicate that the property had not been formally
surveyed and no archaeological sites have been previously -identified.
SUMMARY OF CURRENT KNOWLEDGE:
A review ofthe,archaeological site records on file.at U,C.L.'A, showed no archaeological sites
on the property. Although th'ere.are numerous sites relatively near,the project, all are too distant to
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be impacted by development.
Considering the topography and proximity of the subject parcel to water, site density may
be expected to be moderate to high similar to topographic -areas which have been surveyed nearby.
Based on settlement/subsistence models generated for the 'region, only temporary food
gathering/processing activity sites, might be expected on the subject project (Prichett and McIntyre
1979).
1 The prehistory of coastal southern California has been outlined by a number of authors who
seem to agree on, at.least four major prehistoric periods -.(Wallace 1955- Moriarity 1966 and Warren
1968). These four sequential.periods of time, sometimes -called Horizons and sometimes Traditions,
are each characterized by time -sensitive artifacts. The periods then are not arbitrary, .but reflect
material -cultural changes at those times.
Horizon I
Due to the time elapsed and the nature of small hunter -collector -bands, the -upper •Pleistocene
1 and lower Holocene occupations of southern California are most difficult to characterize. There is
no radiometric evidence to substantiate upper Pleistocene occupation of southern California. The
' Laguna Woman skull recovered in, 1937.in'Laguna:Beach was dated at 17,150t1470 years while a
' date of>23,600 years was obtaitied from the "Los Angeles Man" remains from Baldwin Hills in 1936
(Berger et al. 1971). These early finds were, unfortunately, isolated from any other evidence.of
material culture and have since been shown to have;been inaccurate. The•closest finds.ofthe Early
Cultures Tradition to yield information regarding material culture is recognized to be distributed in.
San Diego County, The Colorado Desert, and Sonoran Desert of Arizona where it was first described
by Rogers (1939) and called San Dieguito. The type site of the San Dieguito culture from which
Imo,
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1 most of the available information has been derived is located near Del Mar, California in the San
Dieguito River Drainage. Dateg from this site range between 8,490f400 B.P. and 9,030f400 B.P.
were recovered during a reinvestigation of the site, Warren (1966).
To the north in Redondo Beach, the site ofIvlalaga Cove contained a long stratigraphic
sequence beginning with material's.which may have been coeval to San Dieguito.and ending with a
European contact aboriginal site (Walker 1951). While no radiocarbon determinations were available'
for its lowest components, the lack of millingstone and presence of crude„ percussion lithic
technology suggests similarities with San Dieguito manifestations further• south. The lower beds of
Malaga'Cove produced'an interesting array offaunal• material suggesting an intensive use of the
littoral environment not reflected in San Dieguito remains. Aside from numerous'shellfish, the •faunal
' assemblage included fish, fourteen species ofbirds, sea otter, sea lion, seal, rabbit, porpoise, deer,'
coyote and badger (Walker as well a marine littoral fauna 195-1•:43):
The concept of San Dieguito was eventually refined into a complex by Warren which, is
1 postulated as being "...an•earlygeneralized •hunting tradition" (1§67:184); the complex was defined
1 as including:
I leaf -shaped knives of several varieties; small .leaf -shaped points; -stemmed and
shouldered points generally termed "Lake Mohave" and "Silver Lake" points; ovoid, large
domed, and rectangular.end and side scrapers; engraving tools,• and crescents (196TI77).
Aside from the San Dieguito type site, the Early Cultures period, suggests that an already
specialized exploitation of marine and littoral resources•existed prior to 7,000 years ago.
Horizon II
1 The next period is termed "Millingstone" or "Encinitas""by Wallace (1.955) and Warren (1968)
' respectively. The Millingstone Horizon. or•Endinitas Tradition are very similar as described by each
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author and have a time span beginning about 7-8;000 B.P. and ending between 3-4,000 B.P. This
cultural period consists of cultural changes which may have been brought about by the onset of
Holocene climatic; changes. An increased dependence'on plant foods is reflected by processing tools
' like manos and metates. Projectiles,'are 'rare; but; when found, suggest the use of the atlatl or
throwing stick, This period is longer -lived the farther one travels south from Los Angeles.
1 Horizon III
The third period known, as the "Intermediate Horizon" or "Campbell Tradition" by Wallace
' (1955) and Warren (1968) respectively is strongly represented in the Los Angeles region and only
Isuggested for the San Diego area. This period. is characterized by numerous small projectile points,
suggesting increased hunting and the introduction of the use of the bow and arrow. It is during this
' period that true maritime exploitation and occupation of the Channel Islands flourishes (Meighan
' 1959). The duration of this period is roughly 3-I,000 B.P. -
Horizon IV
1 The final prehistoric period begins about 1,000 B.P. and ends upon the arrival of Europeans,
Iwhich, for Los Angeles County, would be the overland exploratiorr of Portola' in 1769. The proto
historic groups'eontinue to expand the broa&based subsistence,patterris which had begun during
previous periods, After, the arrival .of the Spanish, native groups were referred to by the •names. of the
' Spanish Missions nearest their linguistic group. Hence the linguistic dialect nearest Mission San
Diego became known as Diegueno, those near San Luis Rey became Luiseffo, those near San Juan
Capistrano became Juaneho and.those-near San Gabriel became Gabrielino. The inhabitants of the
general project area'are likely to'have been the. Serrano a Spanish word reflecting, "mountaineers", or
people of the mountains. Localized variants of each ofthese -prehistoric periods have been described
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elsewhere, however, the present description is designed only to provide background for this study:
EFFECTIVE ENVIRONMENT:
The physiography of the subject property consists of gently sloping marine terrace, with
considerable evidence of landscaping, grading and similar soil disturbances over the entire property.
Precipitation Is mainly a result of winter dominant; frontal storms, from' the northwest,
although occasional summer thundershowers result from damp air intruding from the southern (Gulf
ofMexico--Sea of Cortez) monsoon season.
The property ranges from 117 to f55 feet above. sea level. There is no_ native vegetation still
living onthe property community. However, it is.likely that a sage -scrub community, dominated by
California sagebrush-(Artemisia californical, lemonade berry (Rhus inte ng 'folia), black sage (Salvia
melifera) and white sage(Salvia apiana)-once characterized this parcel, The above.mentioned native
plant community is likely to have •had many ethnographic uses among the Gabrielino for food,
medicine and manufacturing materials (of. Bean and Saubel 1972).
RESEARCH METHODS. AND STRATEGY:
Field -methods consisted of an archival study of the -archaeological records compiled at the
Archaeological Information Center, University of California, Los Angeles and an intuitive field -
survey conducted in October,1997. Conditions for observation were somewhat hampered by a dense,
mat of introduced Bermuda grass. It 'is estimated that as much as 75%-of the surface soils was
obscured by the thick covering. Archaeologist David Smith visited the property in -October and
conducted a casual survey of the property. Walking roughly 10 meter east -west transects, the -entire
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property was covered from the southern boundary northward. Since large areas of surface soils were
' entirely obscured by dense -matted vegetation the surveyor frequently had to rely on the occasional
bare spot orrodent burrow for observation. In this manner, it is estimated that approximately 25%
of the surface of the property was visible for scrutiny.
' RESULTS AND RVIPACTS:
The results ,of the field survey failed to yield substantial .evidence that a site exists on, the
' subject property. But, there is evidence on the property, to suggest some form of prehistoric deposit .
1 is linked to the property. The defining characteristics of a prehistoric site•forthe area would be at
least three or more manufactured artifacts or waste material resulting from stone -tool manufacture,
' a midden, or thrash deposit or, a uon-portable assemblage of stones or other materials(e.g. fire
hearths, stone structures, etc.). However, even; in the absence of formal artifact classes on the site,
there is a suggestion that numerous shellfish noted during the survey are culturally derived. The
shellfish noted consist of three species common.to the coastal regions'of Southem �California:.Chione
Pecten sue..,'and'Donax•W. These shellfish thrive along, the• coast today and occur frequently in
I archaeological middens all along.the coast of Southern California. Although the shells themselves
would not necessarily qualify as a site per se, they are evidence of the possible existenceof an
unrecorded site. It is the opinion of the surveyor that the, shells represent the edge -of another site
very near the property, now almost certainly destroyed or, are simply the last vestiges of a site on this
' property that too, was greatly disturbed or destroyed entirely during early development.
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MITIGATION:
The lack of significant.artifacts on the site does not preclude the existence of a site' that may
-be obscured by the dense grass cover over most .of -the property. It does negate the need for field
testing or other mitigation until such time that sufficient evidence.is discovered to -formally record a
site on the property. Since the grasses on the property' could be obscuring other, more significant
cultural artifacts that would further define the cultural remains noted on the property, it is imperative
that a trained archaeological observer be present during the initial grading activities when they occur.
If more evidence for a site is discovered at -that time, a qualified archaeologist must
record and evaluate the site accordingly.
I
REFERENCES CITED
1
Bean, Lowell J., and Katherine, S. Saubel
1972 Temalpakh: Cahuilla Indian Knowledge and Usage of Plants: Banning, Ca.: ,Md1ki
Museum Press.
' Berger, R., R. Protsch, R. Reynolds, C. Rozaire, and J. Sackett
1971 NewRadiocarbon date based on bone -collagen of California Paleoindians. Berkeley:
' Contributions of the University of California Archaeological Research Facility 12:43-
49.
' Cooley T.
1979 Archaeological Record. Possible contract survey for Marie Cotrell. Unknown
Project/Manuscript. Client likely The'Irvine Company. No further information -
available from Aichaeological'Survey Office, University of California, Los Angeles.
Desautels, Colgrove, Houser and Elliott
1972 Archaeological Site Records. Unknown Project/Manuscript. Client likely The Irvine
Company. No further information available from Archaeological Survey Office,
University of California, Los Angeles.
Hafner D. and E.McKinney
1966 Archaeological Record. Informal archaeological survey. Possibly affiliated with a
Pacific Coast Archaeological- Society activity. No further information available from
Archaeological Survey Office, University of California, Los Angeles.
Kowta, Maicota,
1969 "The Sayles Complex, A Late Milling Stone Assemblage From Cajon Pass and The
I Ecological Implications of its Scraper Plane." U C Publications in Anthropoloev,
Vol. 5, pp. 35-69.
' Kroeber, A.L.,
1973 Handbook of the Indians of California. California Book•Company, LTD.,. Berkeley.
' LSA Associates
1995 Cultural Resources Assessment, Planning Area 22, City of Irvine, Orange County,
California. S. Conkling, B. Sturm, and D. Taylor. Client, The Irvine Company.
Meighan, Clement W., .
' 1959 The Little Harbor Site, Catalina Island: An example of ecological interpretation in
archaeology. American Antiquity 24(4.583-405.
i]
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I
' 1965 "Pacific Coast Archaeology." In Wright, H.F, and D.G. Frey (Eds.), The Quaternary
of -the United States. Part III, pp. 709-720; Princeton.
' Moriarity, James R.,
1966 "Cultural PhaseDivisions suggested by Typological Change Coordinated with
Stratigraphically Controlled Radiocarbon' Dating In San Diego." Anthropological
Journal of Canada, 4(4): 20-30.
Moriarity, James R.,
' 1968 "The Environmental Variations of the Yuman Cultural Area of Southern California."
Quarterly Bulletin of the Anthropological Association of Canada, 6(2): '2-29. _
Moriarity, James R.,
1969 "The San Dieguito Complex: Suggested Environmental and Cultural Relationships."
Anthropological Journal of Canada, 7(3): 2-18.
' Rector, C., P. Welch and J. •Reed
' 1984 Cultural Resources Inventory for the 1984 and Part of 1985 California Metropolitan
Project Area Lands Sales Program. Manuscript•# 1369 Archaeological Survey,
University of California, Log -Angeles.
' Rogers, Malcolm,
1939 "Early Lithic Industries of the Lower,Colorado River and Adjacent Desert Areas."
' San Diego Museum Papers, No.,3.
Sparkman, Philip S.
' 1908 The Culture of the Luiseno Indians. Berkeley: University _of California Publications
in American Archaeology and Ethnology 8: 147-234.
True, D.L., -
1958 "An Early Complex in San Diego County, California." American Antiquity, 23,225-
263.
True, D.I .,
1966 Archaeological Differentiation of the Shoshonean and Yuman Speaking Groups in
' Southern California. University of California. Unpublished PhD. Dissertation.
Wallace, William J.,
1955 "A Suggested - Chronology- for Southern, California Coastal Archaeology."
Southwestern' Journal of Anthr000lom Vol. 11; pp. 214230.
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Warren, Claude N.,
1966 "The San Dieguito Type Site: M.J. Roger's 1938 •Excavation on the San Dieguito
River.' San.Dieg_o Museum of Man Papers, No. 6.
Warren, Claude N.,
1967 "The San Diepito•Complex: AReview and Hypothesis. " American Anthropologist,
32(2): 16871,85.
Walker, E. F.
1951 Five Prehistoric Sites in Los Angeles County, California. Los Angeles:'Publications
of the Frederick Hodge Anniversary Publication Fund 6:1-116.
COMMERCIALL.INDUSTRIAL ZONING CORRECTIONS
Telephone: (7141 644-3200 Plan Check No: 1-7 23 Krl
By:Genia Garcia, Associate Planner B :Christ Tea ue Asaociate Planner
Sy:Marc Myers, Associate Planner By:
Date: �2�^�_ Address: 'W- `yn F�/1 O.Ti'_na-za
Districting Map No. Land Use Element Page
Corrections Required:
Legal Description: Lot Block Section Tract
Resubdivision required to combine lots or portions of lots when construction or
alterations are in excess of $20,000.
Covenant required. Please have owner's signature notarized on the attached
document and return to me.
Lot Size
Zone P& l ewaora+o aa-it%/.[ tk-p e
Proposed Use 1�
Required
Setbacks
/)
Front
y�C
Rear
-—
Right Side
Lo
Left Side
.�e��+vve 5 �L'd I l F�c'
-F'1oe�f a �� n p s J.e je�i
ovi. L J
G�'ra55 s�. = W qto
FAR WORKSHEET
Lot area ( site area sq.ft.): sq.ft.Cyl 1�((�iylLLlL�
Base Development Allocation (BDA): Comm sq.ft. = '• 3 39,g1Gf
[0.5 x site area sq.ft., unless otherwise specified in Land Use E ement]
FAR permitted, without variance: (A) Comm res oko F::Z� luze)'
Square footage permitted: Comm res oke sq.ft.X Z -BLID 6 5
[(A) x site area sq.ft.)
'7`it !a38
Maximum FAR allowed with variance: (3) Comm res okc on4+)Ieww"�
Maximum square footage allowed: Comm res sq.ft.
[(B) x site area sq.ft.J
PROPOSED DEVELOPMENT:
(C) Base FAR use sq.ft.
(D) Reduced FAR use sq.ft.-
(E) Maximum FAR use sq.ft:
(F) TOTAL SQ.FT. [C+D+EJ
sq.ft.
sq.ft.
sq.ft.
sq.ft.
PROPOSED FAR:. _ • [. F + site area sq.ft. J
PROPOSED WEIGHTED DEVELOPMENT:
FAR Use Category Weighting Factor Weighted Sq.Ft.
(G) (H) ( G x H )
sq.ft. Base X 1.00 sq.ft.
sq.ft. Reduced X 1.67 sq.ft.
sq.ft. Maximum X 0.50 sq.,ft.
TOTAL WEIGHTED SQ.FT.(May not exceed BDA) ,
Provide tissue overlay of calculations to verify provided square footage.
y ", 5,can-H2� cvo
Required Parking tl' /: y1 I V 1212��0I � � �' Sd2 ` 3�G�
I it 1-36>
Proposed parking (Indicate number of stalls'provided)�v�/[y W�1
Total On -Site Parking J
Standard Compact 2•rd j e- "C� 4 '
In -lieu Parking)��� p
Dimension building height as measured from natural grade to average and maximum
roof height ?,-7_1 q4^
e,ns�r� Metes(.(-I�ie�,�- vnvl-�+ ��e. �i�l�-':'► I �Y�IS� ��
01 =�� �y
Show natural grade line on all elevations
Show all rooftop mechanical equipment and dimension from grade directly below.
Indicate location of trash containers on site plan.
Number of Stories 2-
Floor Plan fully dimensioned showing all room uses.
Plot Plan fully dimensioned showing location of all buildings, fences, etc. in
relation to the property line.
Fair share
Ok , San Joaquin Hills Transportation Corridor Fee Cre61j'+ Wfee -d-, y)==/�
Please indicate any discretionary approval numbers on the plans and incorporate
the attached; excerpt of minutes and list of findings and
conditions into the blueline drawings
approval letter into the blueline drawings
Modifications Committees Indicate Approval No. on Sluelines
Modification required for
plannina Commission/City Councils /� �� O� �Y]�I f ,
use Permits NO. l�� ,
Variance: No.
Resubdivision/Tracts No. �tloLvvt-5'o- ,e-, P%A5
site Plan Reviews No. Amendment: No. vYlK14- e p pirzVe P
Other r� f:x w i
t cb pc b.� AA(vc j L v>�e i
Public Works: ,
Easement/Encroachment Permit Ce yVl f�( vl 1+Vj 5e✓vi c les
Subdivision Engineer
Traffic Engineer C�plj44-3) (o2-) s PrINf -JV
Approval of Landscape Plana 1
@uildina Departments
Grading Engineer T s G✓� ���L��
Parke Departments CLrt° �ti i �} CCU ''__ ��ee�I.`A��
Approval of Landscape Plans Ps�n �> Ger,
Y% 14 Coastal Development Permitss @w✓t�►��d lxC� -f7fi
Approval In Concept (AIC) No..
(Note: File 3 note of plans: site, floor, and elevations)
Coastal Development Permits No. O regvLl
Effective Dates z Lt h�( DD ��
Waiver/Exemptions No. r� � .. =moo ��j
Effective date: y I�lA ✓tni �s
REMARKS: """`III i iMJiL�S
#2L4 N- -o-7/„ 0^
r
MOTE: It is the responsibility of the applicant to circulate their plans and
obtain the necessary approvals from the departments checked above. if you
have questions regarding your application, please contact me at (714) 644-
3200.
FORM$\COMM-ION.COx Rev. 2/94
COMMERCIAL/INDUSTRIAL ZONING CORRECTIONS
Telephone: (714) 644-3200 Plan Check No: 17 3B " 9
By:Genia Garcia, Associate Planner By:Christy Teague, Associate Planner
By:Marc Myers, Associate Planner By A-Z1 L fl- 1,v, /
Date:/Zcl Address: % 9 Co✓�o/
Districting Map No. 52- Description of Project: ��� f-WU Sj0�2`f C3{ FICA QL(�Gi
Zone\General Plan Land Use F,6 Z,4eF Proposed Use O�64
Corrections Required:
Legal Description: Lot Block Section Tract .
Resubdivision required to combine lots or portions of lots when construction
or alterations are in excess of $20,480.
Covenant required. Please have owner's signature notarized on the attached
document and return to me.
Lot Size/Tenant Sq. Footage
Required Setbacks _ � 99t_ /
!! �� Front DI' . R'ight Side �-al Left Side Rear 3 V
Remarks:—rD,6_C. al.�[,bCZL I em illy st!lLp4 Q 0006L?Y�,� /dam /'1 43 Z, 3w SQ .
FAR WORKSHEET
Lot area (site area sq.ft.):
Sq.ft.
Base Development Allocation (BDA): comet sq.ft.
[0.5 x site area sq.ft., unless otherwise specified in Land Use Element)
FAR permitted, with/without variance: (A) Comm res pkq '5Q040 MTN49 Square footage permitted: comm res pkq sq.ft. 3 ZI 4"7
2
�
[(A) x site area sq.ft.] c uaR6)JT MG. 5�
PROPOSED DEVELOPMENT:
(C) Base FAR use sq.ft.
(D) Reduced FAR use sq.ft.
(E) Maximum FAR use sq.ft.
(F) TOTAL SQ.FT. [C+D+E)
MOPOSED JDWG 7q,�sP.
Sq. ft. 'LOTM. d"LiM Sep
sq.ft. TDzaL 4LL 6Arfd)J Q.32 , 320 s(j
sq.ft.
sq.ft.
PROPOSED FAR: [ F a site area sq.ft. )
PROPOSED WEIGHTED DEVELOPMENT:
FAR Use Category Weighting Factor Weighted Sq.Ft.
(G) (H) ( G x H )
sq.ft. Base X 1.00 sq.ft.
sq.ft. Reduced X 1.67 sq.ft.
sq.ft. Maximum X 0.50 sq.ft.
TOTAL WEIGHTED SQ.FT.(May not exceed BDA)
Provide tissue overlay of calculations to vecrify pr vided qula�,foot ge 5 L C,
ri � ,g F�'1 Ink $�E3 �ry ,p 7T d� pk` P[,T4q
P r i ( ndl.miler r s al s rovidd) h�'
Total On -Site Parking Required 32 Provided ��15,
Dimension building height as ,measured frgm gLaUtplerde to midpoint and
maximum ridge roof height �Alltw Valor . , f _
i' eleFa
Show natural grade line on all elevations+`"-�-•r
el< Show all rooftop mechanical equipment and dimension from grade directly below.
Indicate location of trash containers on site plan.
A ' y
Floor Plan fully dimensioned showing all room uses.
y K Plot Plan fully dimensioned showing location of all buildings, fences, etc. in
relation to the property line.
_ Fair Share Contribution Bo,92dX 5,745'c 4 (04 , Sto.9
San Joaquin Hills Transportation Corridor Fee SoftoX 3.19= 257, gJs.fi
SPECIAL APPROVAL REQUIRED THROUGH:
Please indicate any discretionary approval numbers on the plans and
D �h� N)'�' 't ncorpo> ite the attached; excerpt of minutes and
�` �Or�te f5 list of I�Lndings and conditions into the blueline drawings
�P ttJJ� approval letter into the blueline drawings
%
Modifications Commit ee: Indicate Approval No. on Bluelines
qNG Modification required for
Amendment: No.
Other
Public Works:
Easement/Encroachment Permit
subdivision Engineer
Traffic Engineer
Approval of Landscape Plans
Building Department:
Grading Engineer
Parks Department:
Approval of Landscape Plans
Coastal Development Permits: aDt+-�-td.L 6^36�— Z(/AX,
Approval In Concept (AIC) No.
(Note: File 3 sets of plans: site, floor, and elevations)
Coastal Development Permit: No.
Effective Date:
Waiver/Exemption: No.
Effective date:
REMARKS:(. L((N+C/LP-14 : i'C?xE pgg- !FACti Sr PAO-Ie-ha- 4k�'
kw- -) aH S6P.t� C; G,63 aw„(, 4Z.DI
Gur(.4-kyJ wi`,Y(ih
Pt(�G;L P00"(1c], Flrctt'-4 Jferm-Q, ae-Lo— rt4ulr.-a.
NOTE: It is the responsibility of the applicant to circulate his plans and
obtain the necessary approvals from the departments checked above. If you
have questions regarding your application, please contact me at (714) 644-
3200.
rORHS\COI*I- LOMOOR PAY. 1/95
r
CORPORATEPLAZA
DEVELOPMENT AND PARKING ANALYSIS
November 18, 1997
Page I
McLarand,
Vasquez &
Partner; Inc.
EXISTING DEVELOPMENT
Entitlement
Parking
Parking
OIEm Use
Parking
GENERAL OFFICE USE
Gross
"Gros,
-'Net
Parking
PerWng
S.,I.s
naor. Ara
FWrAre.
Floor Area
Provided
'Regolred
(Deficit)
I Corporate Plaza Drive
17,671
17,499
16,503
2 Corporate Plaza Drive
21,323
21,026
19,592
3 Corporate Plaza Drive
20.392
20,300
18.934
4 Corporate Plaza Drive
22,007
non
20,692
MV&Pj�
5 Corporate Plaza Drive
10390
10,032
9,847
7 Corporate Plaza Drive
23.627
23,379
22,392
Carl McLarand, A l A
12 Corporate Plaza Drive
16,441
16,107
15,254
Ernesto M. Vasquez, A.1 A.
13 Corporate Plaza Dnve
15,755
15,141
14,456
Richard Emsisk, Ad A
14Corporeo Plena Drive
26,954
26.704
25,348
Ronald Nestor, A LA
IS corporate Ploxe Drive
16,143
I5,755
15,049
16 Corporate Plaza Drive
13.271
13.219
1I'm
17 Corporate Plaza Drive
22,976
22,617
21.447
18 Corporate Plaza Dnve
18,231
17,929
16,790
19 Corporate Plaza Drive
16378
13,895
15.698
20 Corporate Plaza Drive
8.168
7,755
7.630
23 Corporate Plena Drive
82,746
413D
80,046
SUBTOTAL
EXISTING DEVELOPMENT
352.473
347,559
331.863
1,161
1,190
(29)
PROPOSED DEVELOPMENT• EXIIIBIT A
Enttlement
Parking
Parking
ODla Use
Parking
GENERAL OFFICE USE
Gros,
C... ,
Net
Parking
PerWng
Surpios
Floor Are.
FlmrAva
Flaar A.a
Provided
`Required
(Defeat)
8 Corporate Plaza Drive
39.919
39,903
38.251
127
127.5
9 Corporate Plaza Dnve
39.919
39,903
38,251
127
127.5
Adddional Pool Parking
30
29
SUBTOTAL
EXISTING DEVELOPMENT
79.838
79,806
76,502
284
255
29
TOTAL DEVELOPMENT
432.311
427,363
408,365
1,445
1,445
0
TOTAL AREA ENTITLED TO 'BLOCK 0'
CORPORATE DRIVE
'Patking is bwod on
Net Flaar Area
(Pool Patkmg Formula)
432,311
1/2505F lat125,000SF ^Aminapdom Besodonussueovnley,cothe,
U300SF. 125,000425,"SF Parking Grow equals approximately 986'/.
I550 SF. over 425,000 SF ofEnuothwat Gross.
Parking Net equals approximately 95%
of Pukmg Grass.
or -
Architecture & Planning
695 Town Center Drive
Suite 300
Costa Mesa. CA 92626
FAX 714.549.5297
714 5492207
CORPORATEPLAZA
DEVELOPMENT AND PARKING ANALYSIS
I
Novenlber38,1997
Pvge2
EXISTING PARKING
Standerd
CamPvct
Ilend¢vp
Lot identdiwlion
Spun
Spem
SP..
Todl
1
2
89
0
5
194
3
134
6
3
143
143
5
6
154
4
108
0
0
109
5
119
3
2
124
6
165
4
2
171
7
153
9
4
166
� //RAP
�& ■�f Building 7 (B7)
55
0
8
63
37
0
I
39
TOTAL EXISTING
1,103
27
31
1,161
PROPOSED PARKING -EXHIBIT B
Maximum Lot 8. 25,000 SP
Stvndvtd
Canmect
Hvodle,
Lot ldentilcahon
Spam
SPvcu
Spvca
Totvi
1
A
196
0
0
196
I■8
B
12
p
0
12
c
23
0
0
23
D
45
0
a
53
'
TOTALPROPOSED
276
0
8
2114
TOTAL EXISTING & PROPOSED
1,379
27
39
1,445
NOTE:
/1
All pvkin6 lot counts do not mdude me apses immediately adlottnt tr J,
endowm
opening; b memo dedicated scars span b end fmm gash endosum
96248m01
...
McLarand,
Vasquez &
Partners, Inc,
November 19, 1997
Mr. Aziz Aslami
Planning Department
CITY OF NEWPORT BEACH
WP3300
Newport Boulevard
Newport Beach, California 92659-1760
Carl McLarand, A LA.
Erneelo M. Vasquez, A.LA.
R : 8 AND 9 CORPORATE PLAZA
Richard Emalak, A.1 A.
Ronald Nestor, A.LA
NEWPORT BEACH, CALIFORNIA
P.C.1738-97
A V&P JOB No. 96-248
Dear Mr. Aslami:
Below please find our comments in response to your plan check letter dated October 23,
1997:
1. AREA ENTITLEMENT ALLOCATED TO "BLOCK O", CORPORATE
PLAZA
The attached Area Development Matrix and Exhibit A reflects the
current area built -out for the development done by our office in October
of 1993. This was the result of a study done in cooperation with the City
of Newport Beach Planning Department to inventory the development.
Additionally, we have updated the matrix with the proposed area of
Buildings 8 and 9. The proposed buildings will use the remaining
entitlement of 79,847 S.F. currently available.
2. PROPOSED PARKING
Corporate Plaza is a planned community development that utilizes the
pool -parking concept. Parking is based on net floor area as defined in
the Planned Community Text. For the first 125,000 N.S.F., the parking
requirement is i per 250 N.S.F., from 125,000 N.S.F. to 425,000 N.S.F.,
the parking requirement is 1 per 300 N.S.F., and for an area over 425,000
N.S.F., the parking requirement is 1 per 350 N.S.F. The Area
Development Matrix illustrates that the proposed buildings will bring the
square footage up to 432,320 S.F. The Parking Matrix and Exhibit B
reflect the current parking count for the entire development. This was
the result of the same study mentioned in Item 1.
Architecture & Planning
695 Town Center Drive
Suite 300
Costa Mesa, CA 92626
FAX: 714.549. 5297
714. 549 2207
Mr. Aziz Aslami
Planning Department
City of Newport Beach
November 19, 1997
Page 2
The Parking Matrix has
The parking requirement
numbers were derived.
seen updated to reflect the proposed parking.
diagram on Sheet G-0.03 illustrates how the
3. BUILDING HEIGHT RESTRICTION
The Planned Community Text restricts the building height at 32 feet.
This building height restriction was clarified by Genia Garcia, of the
Newport Beach Planning Department, as measuring from the finish floor
to the top most portion of the proposed building. The proposed building
has a building height of 32 feet from the finish floor to the top of the
mechanical roof screen. In addition to the 32-foot height restriction,
there is a restricted sight line that is being maintained for the ocean view.
The diagram on G-0.04 indicates compliance to said restricted sight line
view requirement.
4. NATURAL GRADE LINE ON ALL ELEVATIONS
The site slopes from north to south. The site has been graded to its
current elevation. We do not have a record of the original grade. Sheet
G-0.04 shows a section through Avocado Avenue indicating the finish
grade elevation of each building in relationship to the street grade.
5. TRASH CONTAINER LOCATION
Sheet A-0.01, Drawing Number 3, indicates a mechanical equipment /
trash enclosure on the site plan. Detail 2 shows an enlarged drawing.
6. LOT LINE ADJUSTMENT
The Pubic Hearing on Lot Line Adjustment Number 97-8, Modification
Numbers 1616 and 1617, was passed.
7. RE-SUBDIVISION/TRACT
Not applicable.
8. LANDSCAPING,1 TREE PER 5 PARKING SPACES
-Please find the enclosed tree count from the landscape architect. The
number of parking stalls is 285. The number of trees adjacent to the
parking stalls is 106.
Mr. Aziz Aslami
Planning Department
City of Newport Beach
November 19, 1997
Page 3
9. ARCHEOLOGICAL GUIDELINES
The Archeological Report was submitted separately by The Keith
Companies on November 5, 1997.
10. SHEET G-0.03, AREA ENTITLEMENT
The area for the elevator shaft on Level Two has been updated. The
current calculations for the area entitlement follow the updated numbers.
If you have any questions or require any additional information, please do not hesitate to
contact me.
Sincerely,
MCLARAND, VASQUEZ & PARTNERS, INC.
Jean Pitts
JP:ycs
enclosures
PAMV&M6248\C0RRESW6248IA6.doc
Vn O4-V
3V,L+5 Day Advance Notice of HOLD
Building Permit No. 3cI-70Z881-/ � ►3,i-70z8g&
To: Building Department .I)Drl Sl<?l�il
741j
From: Planning Department YiS.]Y
Re: HOLD on Building Permit Final
Address 24 +- Zl, 40Plan Check No. /7 �5 ?- 1-7
PLANNING DEPARTMENT AND PUBLIC WORKS DEPARTMENT COMMENTS,
CONDITIONS OF APPROVAL, MITIGATION MEASURES AND/OR OUTSTANDING
ISSUES THAT MUST BE ADDRESSED PRIOR TO FINAL OF THE BUILDING PERMIT!
Park Dedication Fee in the Amount
Fairshare Fee in the Amount of $
Parcel Map Recordation: Resubdivision No.
is DUE.
is DUE.
That a has been approved, though,
PRIOR TO FINAL OF THE BUILDING PERMIT the following CONDITIONS OF
APPROVAL MUST BE SATISFIED WITH THE PLANNING DEPARTMENT:
�140�L
0*4, r ..
11, n.at
�g,vi
By: Date: I —7--q
Planning Departme t Telephone: 714-644-3200
cc: Code Enfordement (pink copy) •
Inspector (yellow copy)
Contractor (original)
-5-
SECTION II. GENERAL NOTES
1. Grading outside an area submitted under the Planned Development Ordinance but
within the Planned Community area will be permitted upon securing of a grading
permit.
2. Water within the Planned Community area will be furnished by the City of Newport
Beach.
3. Sewage disposal facilities within the Planned Community will be provided by Orange
County Sanitation District No. 5.
4. The subject property is within the City of Newport Beach. The Developer will
provide the necessary flood protection facilities under the jurisdiction of the City of
Newport Beach.
5. Erosion control provisions shall be carried out on all areas of the Planned
Community in a manner meeting the approval of the Director of Planning.
6. Except as otherwise stated in this Ordinance, the requirements of the Newport Beach
Zoning Code shall apply.
The contents of this supplemental text notwithstanding, no construction shall be
proposed within the boundaries of this Planned Community District except that which
shall comply with all provisions of Newport Beach's Uniform Building Code and the
various mechanical codes related thereto.
7. Parking lot lighting shall be subject to the review and approval of the Director of
Planning. Parking lot lighting shall be designed in a manner so as to minimize
impacts on adjacent residential areas.
8. All mechanical appurtenances on building roof tops and utility vaults shall be
screened from street level view in a manner meeting the approval of the Director of
Planning.
9. Prior to the issuance of grading permits, the site shall be examined to determine the
existence and extent of archaeological and paleontological resources in accordance
with adopted City polices.
10. Any future signal light on East Pacific Coast Highway at the private street
intersection will be the responsibility of The Irvine Company.
11. The on -site parking, vehicular circulation and pedestrian circulation systems shall be
reviewed and approved by the Traffic Engineer.
in
12. The intersections at private streets and drives shall be designed to provide sight
distance for a speed of 30 miles per hour. Slopes, landscaping, walls and other
obstructions shall be considered in the sight distance requirements. Landscaping
within the sight line shall not exceed twenty-four inches in height. The sight distance
requirement may be modified at non -critical locations, subject to approval of the
Traffic Engineer.
13. Prior to occupancy of any structures, easements for public emergency and security
ingress, egress and public utility purposes shall be dedicated to the City over all
private streets.
14. Prior to issuance of a grading permit, the master plans of water, sewer and storm
drain facilities shall be reviewed and updated to current standards and any
modifications or extensions to the existing storm drain, water and sewer systems
shown to be required by the review shall be the responsibility of the developer unless
otherwise provided for through an agreement with the property owner. The review
of the storm drain master plan will require the submittal of hydrology and hydraulic
studies to the Public Works Department for review and approval. The hydrology
study shall include both on -site and off -site drainage to determine the measures
necessary to protect the subject development from flooding during a 100 year storm
frequency. The developer may be required to install retention basins upstream from
the proposed development or enlarge the existing downstream storm drain system to
satisfy the requirement.
15. The northerly entrance/exit on Avocado Avenue shall be designed for a right turn
in and out, ONLY. The design shall provide for an island that restricts left turns.
This requirement may be waived if the driveway lines up with the access to the
parcel easterly of Avocado Avenue and the City incurs no additional costs to relocate
their proposed access to the library site.
a -
SECTION III. DEFINITIONS
Advertising Surface of a Sip -
The total area of the face of the sign structure, excluding supports.
Area of Elevation
Total height and length of a building as projected to a vertical plane.
Setbacks from Street Corners
Setbacks from street corners shall be established as that point of intersection of the required
setback lines from access streets, prolonged to point of intersection.
Entitlement Gross Floor Area
The area of a building or portion thereof including the surrounding exterior walls.
Any finished portion of a building which measures more than 4 feet from finished floor to
ceiling and is accessible shall be included in calculations of gross floor area.
Areas utilized for stairwells and elevator shafts shall be counted towards gross floor area on
only the first level.
Parking Gross Floor Area
The area included within the surrounding exterior walls of the building or portion thereof,
exclusive of vent shafts and courts. The floor area of a building, or portion thereof, not
provided with surrounding exterior walls shall be the usable area under the horizontal
projection of the roof or floor above.
Parking Net Floor Area
The area included within the surrounding walls of a building, exclusive of vent shafts,
elevator shafts, stairways, exterior corridors or balconies, rooms containing only mechanical
and electrical equipment used for service of the building, utility shafts and parking.
Note: Exterior roofed atrium areas open on two or more sides, and exterior roofed
balconies or walkways open on one side, shall not be included in Entitlement Gross
Floor Area, Parking Gross Floor Area or Parking Net Floor Area calculations.
10
SECTION IV. BUSINESS, PROFESSIONAL, MEDICAL AND COMMERCIAL
A. Intent
The intent of this district is to permit the location of a combination of business,
professional and medical office uses, and light general commercial activities engaged
in the sale of products to the general public.
B. Permitted Uses
The following shall be permitted:
1. Retail sales and service of a convenience nature.
2. Administrative, professional and medical offices.
3. Restaurants, including outdoor, drive-in or take-out restaurants, shall be
subject to the securing of a use permit in each case. Facilities other than
indoor dining establishments or those that qualify as outdoor, drive-in or take-
out establishments shall be subject to the City of Newport Beach regulations
covering drive-in and outdoor establishments.
4. Institutional, financial and governmental facilities.
5. Civic, cultural, commercial recreational and recreational facilities.
6. Parking lots, structures and facilities.
Drive -up teller units, subject to the review of the on -site parking and
circulation plan by the City Traffic Engineer and approved by the Director of
Planning.
C. Building Location
All buildings shall be located in substantial conformance with the approved site plan.
D. Buildine Height
All buildings and appurtenant structures shall be limited to a maximum height of
thirty-two (32) feet, with the exception of Building "22" which shall be permitted up
to the limit established by the sight plane and the extension of the sight plane
northerly to Farallon Drive and southerly to Pacific Coast Highway.
1,
E.
Parkin
Adequate off-street parking shall be provided to accommodate all parking needs for
the site. The intent is to eliminate the need for any on -street parking.
Required off-street parking shall be provided on the site of the use served, or on a
common parking area in accordance with the off-street parking requirements as
follows:
1. Office Buildings (except where any portion is used as a medical or dental
office): One parking space for each 250 square feet of net floor area, except
as provided herein.
PARKING REQUIREMENT FOR OFFICE BUILDINGS BASED ON SIZE
OF PARKING POOL. The parking requirement for office buildings, as
specified above, may be modified in accordance with the following schedule:
(a) For the first 125,000 sq. ft., parking shall be provided at one space per
250 sq. ft. of net floor area.
(b) For the next 300,000 sq. ft., parking shall be provided at one space per
300 sq. ft. of net floor area.
(c) Any additional floor area, parking shall be provided at one space per
350 sq. ft. of net floor area.
For pools based on more than 425,000 sq. ft. of net floor area, the Planning
Commission may modify the parking formula by Use Permit, based on a
demonstrated formula.
2. Medical and Dental Office Buildings: One parking space for each 250 square
feet of gross floor area.
F. Landscapine
Detailed landscaping and irrigation plans, prepared by a licensed landscape architect,
licensed landscaping contractor, or architect shall be reviewed by the Director of
Parks, Beaches and Recreation. In no case shall any landscaping penetrate the sight
plane ordinance established by the sight plane for Harbor View Hills.
All landscaping referred to in this section shall be maintained in a neat and orderly
fashion.
-10-
i. Screenine
Areas used for parking shall be screened from view or have the view
interrupted by landscaping, and/or fencing from access streets, and adjacent
properties.
Plant materials used for screening purposes shall consist of lineal or grouped
masses of shrubs and/or trees.
2. Landscaping -Vehicle Separation
All landscaped areas shall be separated from adjacent vehicular areas by a
wall or curb, at least six (6) inches higher than the adjacent vehicular area.
3. Parking Areas
Trees, equal in number to one (1) per each five (5) parking stalls shall be
provided in the parking area.
G. Loading Areas
1. Street side loading shall be allowed providing the loading dock is screened
from view from adjacent streets.
H. Storage Areas
1. All outdoor storage shall be visually screened from access streets, and
adjacent property. Said screening shall form a complete opaque screen.
2. No storage shall be permitted between a frontage street and the building line.
I. Refuse Collection Areas
1. All outdoor refuse collection areas shall be visually screened from access
streets, and adjacent property. Said screening shall form a complete opaque
screen.
2. No refuse collection area shall be permitted between a frontage street and the
building line.
J. Telephone and Electrical Service
All "on site" electrical line (excluding transmission lines) and telephone lines shall be
-11-
placed underground. Transformer or terminal equipment shall be visually screened
from view from streets and adjacent properties.
K. Sigm
1. Building Address Sign
Building address numerals shall be a maximum of two (2) feet in height and
shall be consistent with the building identification signing.
Building address number shall face the street (and/or pedestrian walkways in
the case of necessity), and be located on the building so that they are visible
from adjacent frontage roads and designated parking areas.
2. Project/Building Identification Sign
Project and/or building identification signs are permitted at major entry
access drives from adjacent frontage streets, provided that they comply with
the City of Newport Beach site distance requirement 110-L.
The identification signage is permitted in the form of a free-standing (single
or double faced) monument sign. The sign copy shall be restricted to the
project or building name and street address. Individual letter heights shall not
exceed eighteen (18) inches.
3. Tenant Identification Signs
Tenant identification signs are permitted and are divided into two (2)
categories:
Primary Tenant
Secondary Tenant
Tenant identification signs are to be wall -mounted graphics, consisting of
individually fabricated letters. Box or 'ban" signs are not permitted.
The maximum number of primary tenant signs permitted on any one building
elevation is two (2).
Each secondary tenant shall be limited to one (1) identification sign.
The maximum letter height of a primary tenant sign shall not exceed twenty-
four (24) inches. The maximum letter height of a secondary tenant sign shall
not exceed sixteen (16) inches.
-12-
Sign copy shall be restricted to identification of the person, firm, company or
corporation operating the use conducted on the site.
4. General Sign Standards
a. Signs (to include all those visible from the exterior of any building)
may be lighted but no sign or any other contrivance shall be devised
or constructed so as to rotate, gyrate, blink or move in any animated
fashion.
5. Temporary Signs
The following guidelines are intended to produce a consistent sign design for
temporary signs within Newport Center. All temporary signs require the
approvals of the City of Newport Beach and The Irvine Company.
Temporary signs are to identify the future site, project or facility under
development on individual project sites.
Information on this sign is limited to:
- For Sale, For Lease, Future Home of, Building/Project Name, etc.
- Type or Name of Development
- Type and Area of Space Available
- Major Tenant or Developer
- Financial Institution
- General Contractor
- Architect
- Leasing Agent
- Occupancy Date
- Phone Number
- Irvine Company or Irvine Company Project Name and Logo
Location: One temporary sign is permitted on site for each frontage
street. These signs may be single or double-faced and parallel
or perpendicular to the roadway.
Design: All temporary signs are to be built in substantial conformance
to The Irvine Company corporate design standards as shown on
the following page.
Longevity: Signs can exist from the time of lease or sale of the parcel until
construction and/or leasing of the facility is complete.
f.\... \rcrrxl\co RP.rLZ
SHhU
EKG
Outdoor Cutoff Luminaire
Type: SA
Project: CORPORATE PLAZA NEWPORT BEACH
Catalog Number: ***=PLEASE SPECIFY VOLTAGE
Approvals:
lA
/EKG401
/25OMH**
WHP
/FUSER — / —
/KSS20412ON WH P
1
2
3
4
5 6 7
8 POLE FINISH
Mounting
Fixture
Ballast
Finish
i— Options --I
Pole
Specifications and Details *Field wire connections
made here.
1 Mounting
*Optional mountings at extra cost. Consult factory.
Fixture Arm shall be a one piece rectangular aluminum extrusion Optional Wall Mounting shall be by a modified arm containing
with internal centering guides. Luminaire-to-pole assembly shall an access hole to allow field splices within the arm. A wall embed.
be made through a mechanical draw bolt attachment inside the ment bracket shall be provided to accept fixture mounting rods.
arm, eliminating all exposed fasteners and welds. Arm assembly and a trim plate shall be provided to cover the wall embedded
shall include a pole reinforcing plate which will mount inside the junction box (J-box by others). All exposed parts shall be finished
pole for added strength at the arm joint. to match the fixture. For concrete mounting only.
Ni" Cat No. Standard mounting for aluminum
IA or steel poles only.
w zB "-I-
21.
3T
4C 6'x2'/"
756 wall
Cat No. . Optional wall mounting 4114--4
7 W for concrete walls only. •p
0 c
�E O.
.c
J•box in ti
wall, by others 6"x21b O
756w'11 $
Optional Cluster Mounting types 2U, 4U, 3E and 6E shall utilize
a square mounting bar with internal draw bolts to mount the fixtures.
Mounting bar shall attach to pole using a tenon with set screws
and one throughbolt. (Pole must have a 21/z pipe size tenon in
steel only, 21/e O.D. x 43/: long).
Cat. No. • Optional cluster mounting for
2U steel poles with 21t" pipe size tenons.
3E —1 7.PJ7�
4U
U1 O
6E
nauast uatalog Number and
Availability Per Fixture Size.
B8Il8S[S
NA = Not Available
Line
Maxirr..
Lamps (by olhefs)
Volts
EKG401 EKG402 EKG501
EKG601
Watts
Amos
120
70HPS120
86
1.30
70W. High Pressure Sodium
208
70HPS208
91
91
0.B5
075
Clear, E23V2. Mogul Base.
240
70HPS240
NA
NA
NA
91
0.65
277
70HPS277
347
70HPS347
93
055
480
7OMPS480
93
0.26
120
IOOHPS120
115
1.80
100W. High Pressure Sodium
208
1DOMPS208
13D
130
1.25
1.10
Clear, E231/2, Mogul Base
240
1DDHPS240
NA
NA
NA
277
IOOHPS277
13D
0.85
347
JOOHPS347
130
0.70
480
100HPS480
130
0.55
120
ISOHPS120
1SOHPS120
170
2.80
150W. High Pressure Sodium
208
240
I SCHPS208
1SOHPS240
I SOHPS208
ISOHPS240
188
188
1.60
1.90
Clear, .55 Volt.
277
ISOHPS277
NA
1SOHPS277
NA
188
1.25
Mogul Base.
Base
347
ISOHPS347
150HPS347
188
0.92
480
ISCHPS480
150HPS480
188
0.70
120
20OMPS120
200HPS120
240
2.22
208
200HPS208
200HPS208
240
128
200W. High Pressure Sodium
240
200HPS240
NA
200HPS240
NA
240
1.11
Clear. E18 Mogul Base.
277
200HPS277
200HPS277
240
0.96
347
200HPS347
200HPS347
nla
Na
480
200HPS480
200HPS480
240
0.56
120
250HPS120
250HPS120
295
2.50
208
260HPS208
250HPS208
295
1.50
250W. High Pressure Sodium
240
250HPS240
NA
250HPS240
NA
295
1,30
Clear. E18 Mogul Base.
277
250HPS277
2SOMPS277
295
1.10
347
250HPS347
2SOHPS347
295
0.93
480
260HPS480
250HP5480
310
0.63
120
400HPS120
400HPS120
464
3.80
208
400HPS208
400HPS208
464
2,20
400W High Pressure Sodium
240
NA
400HPS240
400HPS240
NA
464
1.90
Clear, E18 Mogul Base.
277
400HPS277
400HPS277
464
1,70
347
400HPS347
400HPS347
464
1.30
480
40OMPS480
400HPS480
464
097
120
IOODHPS12D
1100
9.20
208
1000MPS208
1100
5.30
1000W High Pressure Sodium
240
NA
NA
NA
1000HPS240
1100
4,60
Clear. E25. Mogul Base
277
IODOMPS277
1100
4.00
347
1000HPS347
1100
320
480
IOOOHPS480
1100
2.30
120
175MH120
175MH120
210
1.80
175W Metal Halide. Clear.
20B
176MH2O8
175MH2O8
210
1.04
BT28 or ED28 Pin Oriented
240
17@MH240
NA
175MH240
NA
210
0.90
Mogul Base
277
175MH277
175MH277
210
080
347
175MH347
175MH347
210
0.65
480
175MH480
175MH480
210
0.45
120
2SOMH120
2SOMH120
310
2.50
208
2SOMH2O8
2SOMH2O8
310
1,45
250W. Metal Halide. Clear,
240
2SOMN240
NA
25OMH240
NA
310
1.25
BT28 or E028 Pin Oriented
277
25OMN277
2SOMH277
310
1.10
Mogul Base
347
26OMH347
2SOMM347
310
0.90
480
2SOMH400
2SOMH480
310
0.63
EK0801 - 400W. Metal Halide, Clear,
120
400SMH120
40OMH120
458
4.00
BT37 or ED37 Pin Oriented
208
400SMH2O8
40OMH2O8
458
2.30
Mogul Base.
240
NA
400SMH240
400MM240
NA
458
2.00
EK0402-400W. Metal Halide, Clear
277
400SMH277
400MH277
458
1.75
BT28 or ED28 Pin Oriented
347
400SMH347
40OMH347
460
1.40
Mogul ease.
480
400SMH480
40OMH480
462
100
120
IMOMH120
1080
9.00
208
IODOMH2O8
1060
5.20
1000W. Metal Halide, Clear.
240
NA
NA
NA
IGWMH240
1080
4.50
ST56 Mogul Base.
277
10DOMH277
1080
3.90
347
10DOMH347
1080
3.20
480
IODOMH480
1080
225
Ballast Catalog number includes ballast, capacitor,
sinner if rsnuirpd all mnunled and orewirpd In the
L
���
KSS
Square Steel Non -Tapered
a -
Type: SA Project: CORPORATE PLAZA NEWPORT BEACH
Post Top Mounting
Side Arm
Mounting
See chart
on back
Y
Base cover
ta•
r
For AR, CCA, CCSA, EKG, ET, VLA, 5X & CCP, CCSP, VLP, SAT, 5SQ fixture
Side Arm Mounted Post Top Mounted
Pole Specifications: Non -tapered square shaft shall be fabricated of low carbon steel (ASTM-AO
Grade 8, 46,000 PSI min. yield). Shaft shall be one piece construction with one flush -welded vertical sear
Shaft shall be welded to a flat steel anchor base (ASTM-36, 36.000 PSI min. yield). A handhole (2- x
shall be provided on poles up to 16 feet -and a reinforced handhole (3' x 61 shall be provided on poles
feet and over. Handhole shall be 18' up from the base with a cover and grounding lug. Pole shall t
Provided with four fully galvanized anchor bolts (ASTM 36, 36.000 PSI min. yield), eight galvanized nut
eight galvanized flat washers, and a presswood template. A flush cast aluminum pole cap shall be pn
vided with no visible external fasteners. Base shell have a tr o pkce east aluminum full lover of 31
alloy and shall be secured to base by stainless steel screws. Pales shall withstand w nd loads as listetl
chart (see back) when luminaires are mounted per fixture installation instructions.
Maintenance: A regularly scheduled maintenance program must be established to insure the protect(%
paint coating is intact, corrosion or structural damage has not occurred, and anchor bolt nuts are tigt
Failure to do so could lead to eventual pole collapse causing serious personal injury.
Caution: Do not install poles without luminaires or strength guarantee is voided.
Any unauthorized accessories secured to pole shall void strength guarantee.
WIND MAP
IV.
Rol. AASHTO 1985
Notes:
-This map is intended as a general guide.
• Values are based on 50 year mean recurrence interval,
Consult local authorities to determine maximum
30' above grade.
wind velocities and unique wind conditions.
•Hawaii has an 80 moh wind velocity.
-CAUTION: Wind speeds and listed EPAs are for
• Puerto Rico has a 95 mnh wind velocity.
ground mounted installations. Poles mounted on
• Use caution in determining wind velocities,in
structures (such as bridges and buildings) must
special wind areas such as mountainous areas
consider vibration and coefficient of height factors
and areas surrounding the Great Lakes.
Consult AASHTO standard.
Base Cover —4�4F
r
Leveling nut
Conduit opening Base Cover /4 and washer r_____ _ 950chot holt
prolecuon
Preplate reference line.lompiate Onent parallel Grout must be pack%
to curb or walkway.. 0 Concrete tooting I i under pole base to insu
y '--- - ---- / to be designed �, full contact with fooling Soft others. �� and prevent loosening
circle leveling nuts
diameter
Provide a channel
Plan View Base Detail through the grout for
drainaae from the
•BAFILUX/S
PHOTOMETRIC REPORT
'^dependent Testing laboratories Report No. 33604
minairo .................... 20 gauge ballast housing and white enamel top reflector;
speculor formed main reflector, speculorparaboliccross•baffle
lamps ...................... two 13•waH compact fluorescent (PL. or TT), GX-23 base,
900lumenseach
Efficiency .................... 58.5%
Spacing Criteria ......... 00-1.3, 900.1.5, 180*.1.2
ZONAL LUMEN SUMMARY
Ion.
Lumen
.Lamp
'Winfure
0. 30,
489
27.1
A6 A
D. 40°
796
4A 2
75.6
0. 606
1046
58.1
99.4
0.90`
t052
S8.5
100.0
90.1W
0
0.0
00
0.180'
1052
50.5
100.0
LUMINANCE DATA rcandoralm-i
VoWcol
Awrogo
Awrogo
Angle
0^Lonwde
90'LaAtude
45
10343'
11566
35
3361
2203
6s
315
315
75
0
0
es
0
0
'i to mrrlcd/nrr to kdbmbwe, muk* by 2019.
COMMENTS
Effective Floor Cavity Reflectance 20%
IIALIASTINFORMATION
VaRago 120 277
InpurWata
34
44
UnoCurrenl(A)
28
Paves Now M
>90
+90
Min. Starting romp I F)
32
32
CANDLEPOWERDISTRINUTION K4ndela)
Vortical
Angle
t"ronktlAngt.
00
4S.0
1 90.0
135.0
1800
0
519
319
519
$19
519
5
523
531
527
316
503
IS
SS2
582
619
550
496
25
552
630
670
601
472
35
A25
535
524
514
3417
AS
245
302
274
261
209
35
65
51
42
31
22
65
4
6
A
A
A
75
0
0
0
0
0
85
0
0
0
0
0
90
O
0 1
0
0
0
e0
COAVIeflaclan ii(%)
60
70
so
130
to
0
We81e86ctencof51
70
50
30
10
70
50
30
10
SO
30
10
50
30
10
50
30
10
0
Rear Cady4ati6
0
70
70
70
70
68
68
68
68
65
65
65
02
62
62
60
60
60
58
1
66
64
63
61
65
63
62
60
61
60
59
59
58
57
57
56
SS
5A
2
63
60
S7
55
61
59
57
55
57
55
53
55
54
S2
53
52
St
SO
3
59
55
52
50
58
54
52
a9
53
51
49
51
50
As
50
A9
47
46
4
So
51
AS
45
55
51
47
45
A9
A7
AA
A8
46
AA
47
AS
43
42
5
53
47
AA
41
52
A7
43
41
46
43
40
43
42
40
A4
42
40
39
6
49
44
40
37
A9
A3
40
37
42
39
37
42
39
37
41
38
36
35
7
46
40
36
34
45
AO
36
33
39
36
33
38
35
33
38
35
33
32
8
43
37
33
30
42
37
33
30
36
32
30
3$
32
30
3S
32
30
29
9
AO
34
30
27
39
33
30
27
33
29
27
32
29
27
32
29
27
26
10
37
31
27
24
37
31
27
2A
30
27
24
30
26
24
29
26
24
23
BAFLUX/S WOL
WALLW"" INFORMATION
Pf"
2'6^From Wotl ?'6'O.C.
3'From Wo11,3' O.C.
4' From Wog. 3'6' O.0
8ok+.
Ra ,"n
Below
EMVNn
8ebw
8emat s
�4oU
fie're
frxiires
Fixh,ro
Fanaor
ffxare
Fixwo
I
9
9
5
5
2
2
2
17
15
10
9
4
A
3
18
Is
13
12
6
6
A
16
16
12
12
7
7
5
13
13
11
11
7
7
6
10
10
9
9
7
7
7
8
8
7
7
6
6
8
0
6
6
6
5
5
4
17:43
HURTON ASSOCIATES
P.01
11 Nov. 98
John Morgan
The Irvine Company
550 Newport Center Drive, 6th Floor
Newport Beach, CA 92660
Re: Building #26 Corporate Plaza
City of Newport Beach; Plan File #B 9702886
Landscape Substantial Conformance
Dear John,
97.038
The landscape installation for the above project has been reviewed for substantial conformance with
the Landscape Improvement Plans prepared by Burton Associates.
The items reviewed for substantial conformance included only those which can be seen by simple visual
observation, i.e. irrigation head placement and plant material quantities. Verification of items such as
Irrigation coverage, underground improvements, concrete reinforcing, subsurface conditions,
identification of actual or potential drainage and/or erosion problems, (with the exception of existing
conditions which could easily be observed), could not be verified for substantial conformance by Burton
Associates. Items not included in Burton Associates scope of work were not under consideration for
substantial conformance. This substantial conformance letter does not pertain to the landscape
contractor's completion of contractual obligations, or completion of punch list items.
It is the opinion of Burton Associates, that those landscape items which were observed, be considered
in substantial conformance with the approved landscape improvement drawings and subsequent
addendums.
Best regards,
Burton Associates
Darcy Lyons
cc: Bob Brann Turner Construction Company Fax: (949) 640- 6919
I SI IS 1-7 12764 0161 SLUFF 1119E SMITE 121 11 A i 1 «
F AS: 14191114-}}Si 9AU OIESS, CALIFORNIA 92131 A t A } 1 } s
TOTAL P.01
REPORT OF PALEONTOLOGICAL MONITORING OF
THE CORPORATE PLAZA, PHASE I PROJECT
ORANGE COUNTY, CALIFORNIA
Paul E. Langenwalter II
Prepared by
HERITAGE RESOURCE CONSULTANTS
P.O. Box 1674
La Mirada, California 90637
Prepared for
THE KEITH COMPANIES
2955 Red Hill, Avenue
Costa Mesa, CA 92626
HRC Project 312
January 13, 1998
REPORT OF PALEONTOLOGICAL MONITORING OF THE CORPORATE PLAZA,
PHASE I PROJECT, ORANGE COUNTY, CALIFORNIA
Paul E. Langenwalter II
This document reports the results of paleontological grading
monitoring for the construction at the Corporate Plaza, Phase 1
property. Paleontological monitoring during construction was
undertaken because of the presence of fossils discovered during
the initial paleontological assessment of the property, and
potential for the discovery of significant paleontological
resources occurring in the Marine Terrace Deposits during
construction (see Langenwalter 1997). The study property is
located on Newport Mesa, east of Newport Bay, and north of the
intersection of Pacific Coast Highway and Mac Arthur Boulevard
(Figure 1). The property occurs in the NW 1/4 of Section 96
located in Townships 6 South, Range 10 West. The northern edge
of the property is bounded by Farallon Drive, and the
southeastern edge by Avocado Avenue. The remaining perimeter is
bounded by a fire lane on the southern edge of the existing
Corporate Plaza buildings.
The process of mitigation for the project entailed the on -site
monitoring of grading activities. New cuts were selectively
inspected as exposed to determine if more than minor impacts to
paleontological resources would occur, and if so, if potentially
significant resources were present in the impact zone. Visits
were made to the property on the first day of grading (January
6), and on the sixth day (January 13). Samples, taken at random
throughout the grading area, were inspected.
Inspection of open cuts on the property indicate that no
paleontological resources are being impacted. Those specimens
encountered in the backdirt from the geotechnical testing
activity were apparently derived from strata located too deep to
be impacted by the planned grading activity. Therefore, I
. ..
Figure 1. Location of Corporate Plaza, Prase 1, Newport, California.
recommend termination of monitoring, and that the project be
considered to be mitigated relative to paleontological resources.
LITERATURE CITED
Langenwalter, Paul E. II.
1997 A Paleontological Survey and Assessment of the
Corporate Plaza, Phase I Project, Orange County,
California. Heritage Resource Consultants, La
Mirada, California. Prepared for The Keith Companies
Costa Mesa, California.
CITY OF NEWPORT BEACH
P.O. BOX 1768, NEWPORT BEACH, CA 92658.8915
January 13, 1998
John H. Morgan
Vice President, Project Management
Irvine Industrial Company, a division of
The Irvine Company
550 Newport Center Drive
Newport Beach, CA 92658-6370
Subject: Corporate Plaza Address Change
Dear Mr. Morgan:
In response to your request letter dated November 17, 1997, the address changes for
Corporate Plaza have been approved. The permits issued for the new buildings reflect the
new addresses of 24 and 26 Corporate Plaza. The original address of 8 Corporate Plaza
has been changed to 24 Corporate Plaza, and the original address of 9 Corporate Plaza
has been changed to 26 Corporate Plaza.
The Uniform Fire Code states: "Approved numbers or addresses shall be placed on all
new and existing buildings in such a position as to be plainly visible and legible from the
street or road fronting the property. Numbers shall contrast with their background." The
Fire Department suggests large numbers be used, such as those at 23 Corporate Plaza.
It is your responsibility to notify all affected agencies (i.e., Post Office, utility companies,
etc.) of the address assignments.
If you have any questions or need further assistance, please feel free to contact me at
(714) 644-3207.
PLANNING DEPARTMENT
BY:
Christy D Teague
Associate Planner
3300 Newport Boulevard, Newport Beach
s
cc:
Building Permit Counter
Building Department - Records
Fire Department - Records
Public Works Departm
Police Department - Ri
Planning Department -
Administrative Service
Southern California Ec
. 'A,
THE IRVINE COMPANY
November 17, 1997
Ms. Eugenia Garcia
Associate Planner
City of Newport Beach
3300 Newport Blvd.
Newport Beach, CA 92660
Dear Ms. Garcia:
tttLcavru ns
PLANNING DEPARTNIENI
CITY OF NEWPORT BEAC14
f:C'I z 0 1997
7 18191M IU 112111213141516
Per your conversation with Government Solutions on Friday, November 14, The Irvine
Company would like to request change of addresses for Corporate Plaza in Newport
Beach. The current address of 8 Corporate Plaza would change to 24 Corporate Plaza
and 9 Corporate Plaza would change to 26 Corporate Plaza.
We are requesting this change in addresses because we feel that this would work better
for the site than the current addresses. We have attached a site plan with the
addresses highlighted for your reference.
Thank you for your time and assistance.
S ce ly
J hn H. Mor an
ibe Preside t, Project Management
ine Industnal Company, a division of
The Irvine Company
JI- Wse
Cc: Jean Pitts, McLarand, Vasquez
Pam Sapetto, Government Solutions
\morgan\coop plaza\addmss chmge
550 Newport Center Drive, P.O. Box 6370. Newport Beach, California 9265E-6370 • (714) 720-2000
r
ADDRESS CHANGE REQUESTS
TO: M! KC MAt:� FIRE PREVENTION CAPTAIN
FROM: MiM4 MY99s, ASSOCIATE PLANNER X 31-t o
Please review and comment on the address change for
please see the attached for addresses of new
planning Department
��,,ba 3204
6410aA•
T �
�I
�I
Is
.J 14
is ^—
is
Q � w _� �•2 .^..
- - -"
{„ to --,�
Is
AlnmTrLm
I� r —
I
/ply
�'rCGyq�
l�
CORPORATE PLAZA
NEWPORT CENTER
':e,.porl Beacn• CA SIGHT PLANE PLAN
05/11�1996 02:07 FROM HERITAGE RESOURCE„CONS .,, T0,17146443250
3 wp�
Heritage Resource Consultants
PO BOX 1674- LA MIPADA, CA 90037 - (3101045 4g13
January 7, 1998
Ms. Christy Teague
City of Newport Beach
3300 Newport Beach Blvd,
Newport Beach, CA 92658
RE: Paleontological grading monitoring for the CORPORATE
PLAZA, PHASE I property.
P.02
This letter is to acknowledge that Heritage Resource Consultants
has been retained to conduct paleontological grading monitoring
for the construction at the CORPORATE PLAZA, PHASE I property.
I am available 9 A.M. to 4 P.M., Monday through Friday at (562)
943-4813.
Sincerely,
Paul E. Langenwalter II
Director
TOTAL P.02
05/11i1996 02:06 FROM HERITAGE RESOURCE CONS. TO 17146443250 P.01
E
R" , Heritage Resource Consultants
1'.O. BOX 1674 • LA MIRADA. CA 90617 • ()101 943-4813
TRANSMITTAL
To: Christy Teague
From: Paul Langenwalter
Date: January 7, 1998
Number of Pages: 2 (including this sheet)
RE: Letter of acknowledgment for paleontological grading
monitoring for the CORPORATE PLAZA, PHASE I property.
Attached is the letter requested by Pat Osborne.
Please let me know if you need additional information or have
questions.
9
Ms. Christy -Teague '
City of Newport' Beach Planning Departmept .: .
Newport Beach; California ' ' '
fax 644-3250
;
SUBSECT_ ARCHAEOLOGICAL MONITORING FOR -THE CORPORATE PLAZA
PHASE I.PROJECT IN NEWPOkT BEACH, CALiFORNIA. .
bear Ms. Teague..
Incompliance with the City ofN'ewport Beach,•The irvine•Company has•retained the
E pMaom,
services of the Keith Companies archaeology' department to conduct grading monitering for the
Coiporate'Plaza ='Phase I Project. A'quali&ed archaeologist will be present during initial grading
sum unonry
activities on the property -to determine if unrecorded -cultural resources -exist.
Thank you, and if we can be of service to: you in the future, please do not, hesitate to
contact'me at'714/668-8361.
- ..
waloraG,ourcc.'
Si rely ours,
h ' topher,E.•Diover, Ph-D..
Project Archaeologist .. "
('/.ta)Sa0-0Boo '
• P,,O. 8m 25127: Santa Ana, CA 92709 ,
• 2955:ReU Hill Avenue, Costa Mesa. CA'926?6
12/18/1997 16:59 714-668-7189 THE KEITH COMPANIES PAGE 02
il THE KEITH COMPANIES
December 18, 1997
Ms. Christy Teague
City of Newpor t Beach
Planning Department
P.O. Box 1768
Newport Beach, CA 92658-8915
SUBJECT: Corporate Plaza Archaeo/Palen Mitigation
Dear Christy:
J.N. 13020.000
Pursuant to Planning Department policy, please accept this letter as confirmation
that the following services will be retained in relation to the subject project'
Per heritage Resource Consultants Survey and Assessment Report dated October
1997, a certified paleontologist will be retained to attend the pre -grade meeting and
carry out the monitoring recommendations as stated on Page 7 of the Report.'
Per the "Archaeological Site Survey and Assessment Report for Corporate Plaza,"
dated October 31, 1997, the Project Archaeologist and/or certified staff will be
retained to attend the pre -grade meeting and carry out mitigation measures as
outlined on Page 9 of the subject Report.
If you have any questions, please do not hesitate to call me at (714) 641-4275.
Sincerely,
KEITH ENGINEERING, INC.
dba The Keith Companies
Pat Osborne
Project Manager
POfjtd
VWt)
(714)540.0800
P O Box 25127 Santa Ana CA 91799
29$5 Red Hill Avenue, Ceeta Mesa CA 92626
Pbmn,g
e"9"werMa
Enwrarmenbr
§eruKeS
uw surni
P014 R'GMi
warerpesourns
CVIteIe/ peBowMe
1 714 668 7189
. L2/16/1997 16:59 714-668-7189 THE KEITH COMPANIES
THE KEITH COMPANIES
CAUFORNIA NEVADA HAWAIf
Fax 'Transmittal
TO. CH41-TrY 7r-A6UE DATE:
PAGE 01
COMPANY e/7y �/� /V 6, OgL4A,,M v? . FAX NO.: 6 44 -- -,zj`b 13318
NO. OF PAGES INCLUDING COVER: e-
FROM:
1'�Vr vs?3 o�E
JOB NO.: /30 2.o , 0,2 e - 2 S'b
DEFT i5i/U '� PROJECT NAME:
SUBJ/DESC.: '4RcNA6c?/,OL
IF T141S TRANSMISSION IS INCOMPLETE, PLEASE CONTACT:
pore
AT(7/4j_G4t 4t'Yf'
❑ Corporate .................................................. (714)668-7026
❑ Accounting ................................................. (714)668-7187
0 Engineering ................................................ (714)668-7189
❑ Mapping, Survey, Water Resources .............................. (714) 668-7188
❑ Planning, Envirorunental/Archaeology ........................... (714) 668-7191
Comments: AF?t_ %oN✓� !'C�tf�J�'.
I
CIVIL FN61NEEAIN6 • PtANNIN6 • ENVIRONMENTAL SERVICES • CULTURAL RESOURCES • LAND SURVEYIN6 - WATER RESOURCES
2955 Redhill Avenue. Costa Mesa, CA 92626 (714) 540-0800 FAX (714) 668.7189
P.O. Box 25127. Santa Ana. CA 92799
9 wlmr h M3
91001 1397.9PP1 WPD 00
A PALEONTOLOGICAL SURVEY AND ASSESSMENT OF
THE -CORPORATE PLAZA, PHASE I PROJECT
ORANGE COUNTY, CALIFORNIA
Paul E. Langenwalter 11
Prepared by
HERITAGE RESOURCE CONSULTANTS
P.O. Box 1674
La Mirada, California 90637
Prepared for
THE KEITH COMPANIES
2955 Red Hill Avenue
Costa Mesa, CA 92626
HRC Project 308
October 1997
INTRODUCTION
A study of the approximately 4.9 acre Corporate Plaza, Phase 1 property was conducted by
Heritage Resource Consultants to evaluate paleontological resources on the property. This study
was commissioned by The Keith Companies in preparation for planned development. The study
was performed in conformance with the requirements of the County of Orange and Appendix K of
the California Environmental Quality Act. The goals of the project were to determine the
paleontological sensitivity of the geologic formations on the property, identify the kinds and
significance of paleontological resources in them, and to make recommendations for the
conservation of such resources if they are subject to future impacts through development.
PROJECT LOCATION AND SETTING
The study property is located on Newport Mesa, east of Newport Bay, and north of the
intersection of Pacific Coast Highway and Mac Arthur Boulevard (Figure 1). The property
occurs in the NW 1/4 of Section 96 located in Townships 6 South, Range 10 West. The northern
edge of the property is bounded by Farallon Drive, and the southeastern edge by Avocado
Avenue. The remaining perimeter is bounded by a fire lane on the southern edge of the existing
Corporate Plaza buildings.
The study property consists of two vacant pads which have been previously graded. They are
separated by an existing fire lane. At present, each pad is surrounded by a hedge. The
Figure 1. Location of Corporate Plaza, Phase 1, Newport, California.
southwestern most pad is rectangular. It is referred to as the lower pad in this report. The
eastern, or upper pad, has an irregular perimeter.
METHODS
The methods used in this study included: 1) review of the records of known paleontological
localities in the region, 2) a survey of paleontological and geological publications for the project
9
region, and 3) a survey of the property.
A record check was obtained from the Section of Vertebrate Paleontology at the Natural History
Museum of Los Angeles County. The literature survey consisted of a review of the professional
literature pertaining to the project region. Geologic maps of the region were consulted and
analyzed to make initial estimations of the potential for paleontologic resources on the property
and for the purpose of planning field studies.
The field survey included a walkover and surface examination of the property. Much of the
ground surface is presently obscured by dried grasses, and patches of low growing plant cover.
Tailings from the geotechnical test trenches, borings, and selected animal burrow tailings were
examined in an effort to locate fossils.
The study property contains two geologic units that underlay and outcrop on the property
(Morton and Miller 1981; also Rogers 1965; Karimi and Wright 1997). Artificial fill has been
added to the southern part of the lower pad (Karimi and Wright 1997:5, Figure 2). The following
discussion provides basic information about the nature of each of the major lithologic units, their
ages, location on the property and fossil bearing potential,
4
Monterey Formation
The Monterey Formation is composed of sediments of marine origin. These consist of "white to
yellowish -grey tuffaceous and diatomaceous platy shale and siltstone" (Morton and Miller 1981).
There are local interbeds of calcarious sandstone, sandy limestone and travertine. The Monterey
Formation underlies the lower pad at a depth of 10 to 15 feet, but is much shallower on the upper
pad, occurring at a depth of 0.5 to 2 feet (Karimi and Wright 1997:Appendix B). The facies on
the property consist of "fractured interbedded sandstone, siltstone, and clayey siltstone" (Karimi
and Wright 1997:5). The formation is considered to be Middle to Late Miocene in age based on
faunal correlation using foraminifera (for a discussion, see Schoellhamer, Vedder, Yerkes, and Mc
Kinney 1981:42). Plant, invertebrate and vertebrate remains have been reported from these beds.
Marine Terrace Deposits
Marine Terrace Deposits occur at several levels along the edge of the San Joaquin Hills and on
Newport Mesa. These occur as the result of changing sea levels during the Pleistocene. The
terrace deposits located on the Newport Mesa consist of sediments laying on a wave -cut bench
that remain. The sediments on this bench consist of poorly sorted, poorly to moderately
consolidated sands. These are light -brown to yellowish -brown in color. The sands contain silts,
and granules to cobble -sized clasts (cf. Morton and Miller 1981). The Terrace Deposits outcrop
on the lower pad. These consist of brown, red -brown, tan or mottled light grey sands, with
0
varying amounts of silt and clay (Karimi and Wright 1997:5). Marine Terrace Deposits occur on
the lower pad just below ground surface, extending to a depth of 10 to 15 feet, except in the
western half which is covered by as much as seven feet of artificial fill (Karimi and Wright 1997:5,
Figure 2, Appendix B). A thin veneer of Marine Terrace Deposit, or fill derived from these
sediments, occurs over the western third of the upper pad. The terraces in the study area,
including the one on the study property, are estimated to range from 80,000 to 125,000 years of
age (Pleistocene)(cf. Kern 1977). These deposits are locally fossiliferous, containing the remains
of invertebrate and vertebrate fossils.
RESULTS
The search of the paleontological files and records held by the Section of Vertebrate Paleontology
at the Natural History Museum of Los Angeles County (McLeod 1997) indicate that no
previously recorded vertebrate paleontological localities registered in their system occur on the
study property. However, vertebrate and invertebrate paleontological localities occur within the
area.
The geological literature for the study region indicates that numerous paleontological resources
are known from the vicinity Newport Mesa area (e.g. Bruff 1946; Kanakoff and Emerson 1959;
Miller 1971). Paleontological remains have been collected from the Monterey Formation and
Marine Terrace Deposits in the area for more than a half century.
0
The Monterey Formation has produced a wide variety of paleontologic resources. Various plant
remains, invertebrates (clams, snails) and vertebrates (bony fishes, sharks, whales, etc.) have been
recovered from the Monterey Formation (Savage and Barnes 1972; Barnes 1976; Cooper and
Sundberg 1976). The depositional environment of the Monterey Formation sediment has allowed
the preservation of an abundance of fossil remains. The formation has the potential to produce
resources that could provide information about the faunal and floral succession, paleobiology of
species, biostratigraphy and paleoenvironment for the period of deposition. Since the Monterey
Formation sediments occurred below surface over most of the property, they could not be
effectively evaluated for local sensitivity. However, fragments of siltstone from the test trenches
located on the eastern half of the upper pad, did contain traces of paleontological remains (fish
scale fragments). Recent grading within half a mile of the study property has yielded 'isolated
fossil whale remains.
Regional marine sediments deposited during the Pleistocene have produced abundant invertebrate
and vertebrate remains over a wide area (see Kennedy 1975; Langenwalter 1975). Some of the
Orange County localities occur on Newport Mesa, and around the edges of Newport Bay in
Costa Mesa, Newport, and Corona Del Mar (Bruff 1946; Kanakoff and Emerson 1959; Miller
1971; Cooper 1978, 1980). Ordinarily these sediments are classified as having moderate to high
paleontological sensitivity. Examination of the sediments on the study property resulted in the
discovery of numerous molluscan remains. These included several species of clam (Donax and
Amiantis), and snail (c.f. Polinices). Preservation of specimens varied from poor to excellent.
Fossil remains from the Marine Terrace Deposits were observed on the eastern half of the lower
pad, and the western half of the upper pad (see also Karimi and Wright 1997:Appendix B, Log B-
2). Fossils in this unit do have the potential to provide significant information about
biostratigraphy, dating and paleoenvironment.
RECODZMENDATIONS
The following plan of mitigation is recommended for the Corporate Plaza, Phase 1 property based
on the potential for the occurrence of paleontological resources on the study property. There is
abundant evidence of paleontological resources on the study property, and it indicates that more
resources are located in sub -surface deposits that will be exposed and impacted during
development.
Given the assessed potential for paleontologic resources on the property, including the
documented presence of abundant fossil remains on the property, paleontological monitoring of
grading should be required. Monitoring should occur on a half-time to full-time basis, at the
discretion of the supervising paleontologist. None of the paleontological resources discovered
during the current study require excavation or other recovery prior to development of the
property.
Fossils found by the owners of the property, their agents, contractors, or subcontractors during
N
the development of the property, should be reported immediately to the paleontological monitor.
If significant fossils (those having potential to increase scientific knowledge; including all
identifiable vertebrate remains) are encountered on the property during development, the
following mitigation procedures should be followed:
1. The paleontologist retained for the project should immediately evaluate the fossils which
have been discovered to determine if they are significant and, if so, to develop a plan to
collect and study them for the purpose of mitigation.
2. The paleontologic monitor must be empowered to temporarily halt or redirect excavation
equipment if fossils are found to allow evaluation and removal of them if necessary. The
monitor should be equipped to speedily collect specimens if they are encountered.
3. The monitor, with assistance if necessary, should collect individual fossils and/or samples
of fossil -bearing sediments. If specimens of small animal species are encountered, the
most time and cost efficient method of recovery is to remove a selected volume of fossil
bearing earth from the grading area and screen wash it off -site.
4. Fossils recovered during earthmoving or as a result of screen -washing of sediment samples
should be cleaned and prepared sufficiently to allow identification. This allows the fossils
to be described in a report of findings and reduces the volume of matrix around specimens
0
prior to storage, thus reducing storage costs.
5. A report of findings should be prepared and submitted to the public agency responsible for
overseeing developments and mitigation of environmental impacts upon completion of
mitigation. This report would minimally include a statement of the types of paleontologic
resources found, the methods and procedures used to recover them, an inventory of the
specimens recovered, and a statement of their scientific significance.
6. The paleontological specimens recovered as a result of mitigation should be donated to a
qualified scientific institution where they would be afforded long term preservation to
allow future scientific study.
io
LITERATURE CITED
Barnes, L. G.
1976 Outline of Eastern North Pacific Fossil Cetacean Assemblages. Systematic
Zooloev 23(4):321-343.
Bruff, S. C.
1946 The Paleontology of the Pleistocene Molluscan Fauna of the Newport Bay
Area, California. University of California Department of Geological Sciences
Publications Bulletin 27:213-240.
Cooper, John D.
1978 Paleontologic Assessment of the City of Costa Mesa. Report prepared for
Archaeological Associates.
Cooper, John D.
1980 Paleontological Assessment of the Rancho Santiago de Santa Ana (Beeco Ltd),
Newport Beach, California. Report prepared for Archaeological Resource
Management Corporation.
Cooper, J. D., and F. A. Sundberg
1976 Paleontologic Assessment of the Aliso Creek Planning Corridor, Planning Units
2 and 3. Report prepared for the Orange County Environmental Management
Agency.
Kanakoff, G. P., and W. K. Emerson
1959 Late Pleistocene Invertebrates of the Newport Bay Area, California. Los
Angeles Coun Museum Contributions to Science No. 31.
Karimi, Shahrooz and Terri T. Wright
1997 Preliminary Geotechnical Investigation for the proposed Corporate Plaza, Phase
1, Newport Beach, California. NMG Geotechnical, Inc., Irvine California.
Prepared for Irvine Business and Commercial Properties, Newport, California.
Kennedy, George L.
1975 Paleontologic Record of Areas Adjacent to the Los Angeles and Long Beach
Harbors, Los Angeles County, California. University of Southern California.
Allan Hancock Foundation Marine Studies of San Pedro Bay, California 9.
11
Kern, 7. P.
1977 Origin and History of Upper Pleistocene Marine Terraces, San Diego,
California. Geological Society of America Bulletin, 88:1553-1566.
Langenwalter, Paul E. II.
1975 Chordates. The Fossil Vertebrates of Los Angeles -Long Beach Harbors
Region. University of Southern California, Allan Hancock Foundation, Marine
Studies of San Pedro Bay, California, 9:36-54.
McLeod, Sam
1997 Personal communication to P. E. Langenwalter. Natural History Museum of
Los Angeles County, Los Angeles, California.
Miller, Wade E.
1971 Pleistocene Vertebrates of the Los Angeles Basin and Vicinity (exclusive of
Rancho La Brea). Bulletin of the Los Angeles County Museum of Natural
History. Science 10.
Morton, P. K. and R. V. Miller
1981 Geologic Map of Orange County, California Showing Mines and Mineral
Resources (scale 1:48,000). California Division of Mines and Geoloev Bulletin,
204:Plate 1.
Rogers, T. H.
1965 Santa Ana Sheet: California Division Mines and GeoloM Geologic Map of
California, Scale 1:250,000.
Savage, D. E. and L. G. Barnes
1972 Miocene Vertebrate Chronology of the West Coast of North America, Part 1 -
Nonmarine Vertebrates and Marine-Nonmarine Tie-ins; Part II- Marine
Vertebrates. In Proceedings of the Pacific Coast Miocene Biostratigraphic
Symposium: Pacific Section S E.P M. Guidebook pp.124-145.
Schoellhamer, I E., I G. Vedder, R. F. Yerkes and D. M. Mc Kinney
1981 Geology of the Northern Santa Ana Mountains, California. U. S. Geological
Survey, Professional Paoer 420-D.
CORPORATE PLAZA
ENTITLEMENT -PARKING AND ANALYSIS
Existing
N.B.
N.B.
N.B
N.B
Development
Bldg.
Gross
Pkg.
Pkg.
Permits
Entitle.
Gross
Net
i Corporate Plaza
16,000
17,671
17,499
16,503
2 Corporate Plaza
24,246
21,323
21,026
19,592
3 Corporate Plaza
20,886
20,392
20,300
18,934
4 Corporate Plaza
21,630
22,007
22,072
20,682
5 Corporate Plaza
10,154
10,390
10,032
9,847
7 Corporate Plaza
21,000
23,627
23,379
22,592
12 Corporate Plaza
15,747
16,441
16,107
15,254
13 Corporate Plaza
17,574
15,755
15,141
14,456
14 Corporate Plaza
24,040
26,954
26,704
25,348
15 Corporate Plaza
15,500
16,143
15,755
15,049
16 Corporate Plaza
13,610
13,271
13,218
11,995
17 Corporate Plaza
23,350
22,976
22,617
21,447
18 Corporate Plaza
16,000
18,231
17,929
16,790
19 Corporate Plaza
17,580
16,378
15,895
15,698
20 Corporate Plaza
8,200
8,168
7,755
7,630
23 Corporate Plaza
82,619
82,746
82,130
80,046
Total
348,136
352,473
347,559
331,863
September 14, 1993
6{.1CorpraA, 7g841
�3232a
(2$5) Qgv(ciho
gj�are o
proviG�ec� �n^
Required Parking
fur
$
t q C.W1s0✓A�tZ 'iLazu.
- Gross 1,390
255 r $ot
spaces +- 3D -b �
- Net 1,190
f�y ep
?ov1 cl i 0"
Existing Parking
1,160 = (30) spaces
Total Proposed Additional Spaces
349 = 1,509 Total
-5-
SECTION II. GENERAL NOTES
1. Grading outside an area submitted under the Planned Development Ordinance but
within the Planned Community area will be permitted upon securing of a grading
permit.
2. Water within the Planned Community area will be' furnished by the City of Newport
q44, Beach.
3. Sewage disposal facilities within the Planned Community will be provided by Orange
County Sanitation District No. 5.
4. The subject property is within the City of Newport Beach. The Developer will
provide the necessary flood protection facilities under the jurisdiction of the City of
A/, Newport Beach.
5. Erosion control provisions shall be carried out on all areas of the Planned
$fhd &*- Community in a manner meeting the approval of the Director of Planning.
66"6. Except as otherwise stated in this Ordinance, the requirements of the Newport Beach
Zoning Code shall apply.
The contents of this supplemental text notwithstanding, no construction shall be
proposed within the boundaries of this Planned Community District except that which
shall comply with all provisions of Newport Beach's Uniform Building Code and the
various mechanical codes related thereto.
7. Parking lot lighting shall be .subject to the review and approval of the Director of
Planning. Parking lot lighting shall be designed in a manner so as to minimize
impacts on adjacent residential areas.
8. All mechanical appurtenances on building roof tops and utility vaults shall be
screened from street level view in a manner meeting the approval of the Director of
Planning.
9. Prior to the issuance of grading permits, the site shall be examined to determine the
existence and extent of archaeological and paleontological resources in accordance
with adopted City polices. 04 Y'e,+A iv,eA CoAsk14?rL✓kgts ✓e-eci
� 10. Any future signal light on East Pacific Coast Highway at the private street
"" "A\ intersection will be the responsibility of The Irvine Company.
11. The on -site parking, vehicular circulation and pedestrian circulation systems shall be
&" V `- reviewed and approved by the Traffic Engineer.
1 z-8'-97
12. The intersections at private streets and drives shall be designed to provide sight
distance for a speed of 30 miles per hour. Slopes, landscaping, walls and other
obstructions shall be considered in the sight distance requirements. Landscaping
within the sight line shall not exceed twenty-four inches in height. The sight distance
,.I requirement may be'modified at non -critical locations, subject to approval of the
Traffic Engineer.
13. Prior to occupancy of any structures, easements for public emergency and security
ingress, egress and public utility purposes shall be dedicated to the City over all
private streets.
14. Prior to issuance of a grading permit, the master plans of water, sewer and storm
drain facilities shall be reviewed and updated to current standards and any
modifications or extensions to the existing storm drain, water and sewer systems
shown to be required by the review shall be the responsibility of the developer unless
otherwise provided for through an agreement with the property owner. The review
of the storm drain master plan will require the submittal of hydrology and hydraulic
studies to the Public Works Department for review and approval. The hydrology
study shall include both on -site and off -site drainage to'determine the measures
necessary to protect the subject development from flooding during a 100 year storm
frequency. The developer may be required to install retention basins upstream from
the proposed development or enlarge the existing downstream storm drain system to
satisfy the requirement.
15. The northerly entrance/exit on Avocado Avenue shall be designed for a right turn
in and out, ONLY. The design shall provide for an island that restricts left turns.
This requirement may be waived if the driveway lines up with the access to the
parcel easterly of Avocado Avenue and the City incurs no additional costs to relocate
their proposed access to the library site.
San Joaquin Hills Foolhill/Eostern
Corridor Agency CortidorAgency
Chairman: Chairman:
Peter Build Mike Word
Costa Mesa wine
December 11, 1997
Genia Garcia
Associate Planner
TRANSPORTATION CORRIDOR AGENCIES
City of Newport Beach
3300 Newport Blvd.
Newport Beach, CA 92663
William Woollen Jr.
Chief Executive Officer
Wolter D. Kreutzen
Cnle( Operating Olrcer
Colleen E. Clark
Chief Financial OKcer
Jerry Bennett
Chief Engineer
TGA-
,v,.w, etA La dF Cwualudl.- .
Re: Irvine Office & Industrial Companys Utilization of SJHTC Fee Credits
SJHTCA Transfer No. SICD-9
Pursuant to the request from Irvine Community Development Company, the SJHTCA
will release fee credits in the amount of $257,815.50 for 80,820 square feet of industrial
development to be built on a portion of Parcel 3 NBLLA 90-2, Parcel Map 27-17 in the
City of Newport Beach, Couiity'of'Orange, State of California, addresses as listed herein:
8 Corporate Plaza -and 9 Corporate Plaza in Newport Beach, California.
Please have Irvine Community Development Company complete the Transfer of Interest
in Fee Credits form to keep in your files. This Agreement assures the County, Agency
and Company that there is no unauthorized use of fee credits.
The Agency does ask that you indicate the amount, date and for which tract and number
of units for which fee credits have been relinquished as part of your quarterly submittal of
fees.
Sincerely,
ad PJIOT�
Kathy Besnard
Director, Administrative Services
cc: Cindy Daily, The Irvine Company
Maria Fazio, TCA
Gil Scofield, County of Orange
RLie w_Y
PLANNING DEPARTMENT
CITY OF NEWPORT BEACH
AM GEC i •- .i^37 �
���3�l�t�l�l�l3E�1516
C36800 A711369B48
201 E SANOPOINTE AVE., SUITE 200, PO. BOX 28870, SANTA ANA, 8FX
hHp;//www.tcagencles.com
- Lake Forest -
Members. isot Anaheim
. - Costa Mesa - County Orange - Newporteach-f Santa Ana • Son - Dona aClemente Irvine San Juan Capistrano -Tustin • Yorbo Linda
Hills - Laguna le1 ,
8NIn .Ra IN Pp
October 4, 1993
TO: John Douglas, Principal Planner
FROM: Genia Garcia, Associate Planner
SUBJECT: Corporate Plaza Entitlement
After a lengthy and detailed study conducted by myself and Diane Hussey of McLarand,
Vasquez & Partners, Inc., of the Corporate Plaza Planned Community, I have outlined the
square footage for each building. The use of tissue overlays of the original plans used in
the issuance of building permits for each building was the basis upon which we determined
the square footage. The attached chart represents gross square footage for entitlement
purposes, gross square footage for parking, and net square footage for parking.
cc: Pat Temple, Advance Planning Manager
Senior Planners
Bill Laycock, Current Planning Manager
Janet Divan, Traffic Engineering Division
CORPORATE PLAZA
ENTITLEMENT -PARKING
AND ANALYSIS
Existing
N.B.
N.B.
N.B
N.B
_ Development
Bldg.
Gross
Pkg.
Pkg.
Permits
Entitle.
Gross
Net
1 Corporate Plaza
16,000
17,671
17,499
16,503
2 Corporate Plaza
24,246
21,323
21,026
19,592
3 Corporate Plaza
20,886
20,392
20,300
18,934
- 4 Corporate Plaza
21,630
22,007
22,072
20,682
5 Corporate Plaza
10,154
10,390
10,032
9,847
7 Corporate Plaza
21,000
23,627
23,379
22,592
12 Corporate Plaza
15,747
16,441
16,107
15,254
13 Corporate Plaza
17,574
15,755
15,141
14,456
14 Corporate Plaza
24,040
26,954
26,704
25,348
15 Corporate Plaza
15,500
16,143
15,755
15,049
16 Corporate Plaza
13,610
13,271
13,218
11,995
17 Corporate Plaza
23,350
22,976
22,617
21,447
18 Corporate Plaza
16,000
18,231
17,929
16,790
19 Corporate Plaza
17,580
16,378
15,895
15,698
20 Corporate Plaza
8,200
8,168
7,755
7,630
23 Corporate Plaza
82,619
82,746
82,130
80,046
Total
348,136
352,473
347,559
331,863
September 14, 1993
Required Parking
- Gross 1,390
- Net 1,190
Existing Parking
1,160 = (30) spaces
Total Proposed Additional Spaces
a '
349 = 1,509 Total
�i
THE IRVINE COMPANY
CORPORATE PLAZA
DEVELOPMENT AND PARKING ANALYSIS
MC LARAND, VASQUEZ AND PARTNERS, INC.
Syr
THE IRVINE COMPANY
CORPORATE PLAZA
DEVELOPMENT AND PARKING ANALYSIS
MC LARAND, VASQUEZ AND PARTNERS, INC.
CORPORATEPLAZA
DEVELOPMENT AND PARKING ANALYSIS
November 18, 1997
Page 1
AWNWORNMEMMMENNEWUNW-
McLarand,
Vasquez &
Partners, Inc.
EXISTING DEVELOPMENT
GENERAL OFFICE USE
Entidement
Gross
Floor Arts
Parking
""Grow
Floor Are.
Parking
""Nei
Floor Area
Om. Use
Parking Parking
Provided "Required
Putting
Surplus
(D.Iidl)
1 Corporate Pi= Drive
17,671
17,499
16,503
2 Corporate Plam Drive
21,323
21,026
19,592
3 Corporate Plum Drive
20,392
20,300
18,934
�w /(j n
4 Corporate Plena Drive
M,007
22,072
20,682
��\/.�J[rr
5 Corporate Plan Drive
10,390
10,032
9,947
7CorpowePI.Drive
23,627
M.379
22,592
Carl McLarand, A.I.A.
12 Corpomte Plan Drive
16,441
16.107
15,254
Ernesto M. Vasquez, A.I.A.
13 Corporate Piam Drive
15,753
15,141
14,456
Richard Emalak, A.I.A.
14 Corporate Plum Drive
26,954
26,704
25,348
Ronald Nestor, A.I.A.
15 Corporate More Drive
16,143
15,755
15,049
16 Corporate Plan Drive
13,271
13,218
11,995
17 Corporate Plan Drive
22,976
22.617
21.447
18 Corporate Plan Drive
18,231
17.929
16.790
19corponeu Plan Drive
16,378
15,895
15,698
20 Corporate Plan Drive
9,168
7,755
7,630
23 Corporate Plus Drive
82,746
SZ130
90,046
SUBTOTAL
EXISTING DEVELOPMENT
3SZ473
347,559
331,863
1,161 1,190
(29)
PROPOSED DEVELOPMENT• EXHIBIT A Entitlement Parking Puking ORite Use Parking
GENERALOFFICEUSE Gross Grass Net Parking FuWng Surplus
Floor Area Floor Area Floor Area Provided "Required (Deficit)
a Cup ear, Plaza Drive
39,919 39,903 38,251 127 127.5
9 Corporate Plan Drive
39,919 39.903 38,251 127 1275
Additional Pool Puking
30 29
SUB -TOTAL
EXISTING DEVELOPMENT
79.838 79,806 76,502 284 255 29
TOTAL DEVELOPMENT
TOTAL AREA ENTITLED TO'BLOCK 0'
CORPORATE DRIVE
eParkin8rs broad on
Net FloarAm
(Pool Parking Fomml.)
432,311 427,365 408.365
432,311
IWO SF: Ist 125,000 SF
11300 SF: 125,000425,000 SF
I)350SF-.m425,000SF
1,445 1,445 0
^Assumption. Based on tissuo overlay results,
Fulani; Grass equals app.,d.=Iy 986
ofEntidement Gross
Parking Net equals approximately 95 h
ufPmking Gross.
Architecture & Planning
695 Town Center Drive
Suite 300
Costa Mesa, CA 92626
FAX- 714. 549. 5297
714.549 2207
CORPORATEPLAZA
DEVELOPMENT AND PARKING ANALYSIS
November 18, 1997
Page2
EXISTING PARKING
Standard
Compact
Handicap
Lot ldcntfcation
Spam
Spam
Spua
Total
1
189
0
5
194
2
134
6
3
143
3
143
5
6
154
4
108
0
0
10B
5
119
3
2
124
6
165
4
2
171
7
153
9
4
166
8
35
0
8
63
��/��///���P Buildine7(137)
■�I�&l
37
0
1
JB
TOTAL EXISTING
1,103
27
31
1,161
PROPOSED PARKING -EXHIBIT B
Maximum Lot 3-25,000 SF
Standarvl
Compact
Ifandiap
Lotldentificomon
Spam
Spam
Spam
Total
A
196
0
0
196
B
12
0
0
12
C
23
0
0
23
D
45
0
8
53
TOTALPROPOSED
276
0
8
284
TOTAL EXISTING& PROPOSED
1,379
27
39
1,445
NOTE
A11 puking lot county do not Include nvo Spam immediately adjacent tmash endomm
openings, to meae dedicated aaeav epee to and fmm trash endosucex
96248mo1
EXHIBIT A
18
R®�
22
3-Vis (o
PACIFIC COAST Hwy.
23
U
5
155
2
rn
CORPORATE PLAZA
NEWPORT CENTER
NEWPORT BEACH, CA.
FLOOR AREA DEFINITIONS
GROSS GROSS NET
FLOOR AREA FLOOR AREA FLOOR AREA
( ENTITLEMENT) ( PARKING) ( PARKING )
F.A.R.
• ALL ACCESSIBLE
•
ALL ACCESSIBLE
• ALL ACCESSIBLE
FLOOR AREA
FLOOR AREA
FLOOR AREA
WITH 4'-0"+
WITH 4'-011+
WITH 4'-011+
CEILING HEIGHT
CEILING HEIGHT
CEILING HEIGHT .
• INCLUDE
•
EXCLUDE
• EXCLUDE
SURROUNDING
EXTERIOR WALLS
EXTERIOR WALLS
EXTERIOR WALLS
VENT SHAFTS
VENT SHAFTS
COURTS
COURTS
(ASSUME 6"
ELEVATOR SHAFTS
UNLESS
STAIRWAYS
OTHERWISE
•
INCLUDE
MECHANICAL AND
NOTED)
STAIR WELLS AND
ELECTRICALROOMS
STAIR WELLS AND
ELEVATOR SHAFTS
UTILITY SHAFTS
ELEVATOR SHAFTS
ON ALL FLOORS
PARKING
ON FIRST FLOOR
DECKS AND
ONLY
•
EXCLUDE
BALCONIES, EXTERIOR
EXTERIOR
DECKS AND
BALCONIES
UNDER THE ROOF
OR FLOOR ABOVE
PACIFIC COAST HIGHWAY
LEGEND
PROFESSIONAL / OFFICE / COMMERCIAL / MEDICAL
00A 0
THE IRVINE COMPANY
CORPORATE PLAZA
NEWPORT CENTER
Newport Beach, CA