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DUNES DEVELOP PLAN 1988-90 (2)
1111111111111111111111111111111111111111111111 lill *NEW FILE* DUNES DEVELOP PLAN 1988- HE MEMORANDUM CITY OF NEWPORT BEACH PLANNING DEPARTMENT March 2, 1992 TO: City Council FROM: W. William Ward, Senior Planner SUBJECT: Status Report for the Dunes Project As requested by the City Council at its February 24, 1992 meeting, staff has prepared the following summary of development entitlement for the Dunes project as stipulated in the approved Settlement Agreement and subsequent amendments. Description of Entitlement Status of Construction 1. Recreational Vehicle Park containing 444 spaces Phase I - Completed with a 5,000 sq.ft. R.V. support center containing a convenience store, equipment rental, recreation room, restrooms/showers, laundry facilities, swimming pool and storage areas. 2. 200 additional boat slips with a pedestrian bridge. 3. Marine Amenity Facilities including a 6,000 sq.ft. clubhouse and a 3,200 sq.ft. storage building. The clubhouse includes marina offices, three recreational amenity areas including a television room, fitness center and club lounge. The storage building includes lockers, laundry facilities, vending machines and storage areas for maintenance equipment. 4. Family Inn with a maximum of 275 rooms and a maximum square footage of 500,000 sq.ft. The facility is to be constructed with features that will be attractive to families and shall include the following: a. Kitchen facilities in approximately 40 % of the units. b. A room containing recreational facilities and equipment for use by guests of the inn. Phase II - Completed Phase H - Completed Phase III - Not started Description of Entitlement C. No permanent audio/visual facilities or equipment are to be integrated into the design. 5. Two additional restaurants; one containing 5,000 sq.ft. of "net public area" and one containing 7,500 sq.ft. of "net public area." Status of Construction Phase III - Not started 6. Expansion of Anthony's Pier II restaurant; not Phase III - Not started to exceed 15,000 sq.ft. of "net public area." 7. Commercial office and retail uses not to Phase III - Not started exceed 10,000 sq.ft. 8. Two meeting rooms with a maximum occupancy Phase III - Not started of 100 persons each. 9. Headquarters Building for Newport Dunes; not Phase III - Not started to exceed 12,000 sq.ft. of gross floor area; 6,000 sq.ft. of which is to be for administrative uses. Staff will have a copy of the approved phased development plan on display at the City Council Study Session. PLANNING DEPARTMENT JAMES D. HEWICKER, Director By W. William Ward Senior Planner CITY OF NEWPORT BEACH OFFICE OF THE CITY ATTORNEY P.O. BOX 1768, NEWPORT BEACH, CA 92659-1768 (714) 644-3131 FAX COVER SHEET DATE: `O, I G I ( � 9 TO: 4?o La� (�; 12""5 C;z) BUSINESS PHONE: FAX NUMBER: Lo RE: � c THE FOLLOWING DOCUMENT IS FROM: ROBERT H. BURNHAM, CITY ATTORNEY CITY OF NEWPORT BEACH 3300 NEWPORT BOULEVARD NEWPORT BEACH, CA 92663 PHONE NO: (714) 644-3131 FAX NO: (714) 6((44�4-3339 NO. OF PAGES: SPECIAL INSTRUCTIONS: 3300 Newport Boulevard, Newport Beach CITY OF NEWPORT BEACH OFFICE OF THE CITY ATTORNEY P.O. BOX 1768, NEWPORT BEACH, CA 92659-1768 (714) 644-3131 December 21, 1989 Mr. David L. Cherashore Newport Dunes 1131 Back Bay Drive Newport Beach, California 92660 Re: Water Quality Study Dear David: This letter is in response to your inquiries regarding the Water Quality Study referenced on page 8 of the amended Newport Dunes Settlement Agreement. I have reviewed those provisions of Final EIR #230 that pertain to water quality in the swimming lagoon and which prompted the City's concerns over the impact of construction at the mouth of the lagoon. Planning staff has conducted a similar review. In our opinion, the Water Quality Study should address the following: 1. The extent to which construction of the pedestrian bridge and/or slips at the mouth of the lagoon will restrict tidal flows in and out of the swimming lagoon; 2. The extent to which construction in the mouth of the lagoon will trap surface material within the swimming area; 3. Assuming some reduction in tidal flows resulting from construction in the mouth of the lagoon, identification of mitigation measures that would minimize restriction on tidal flows or improve water quality by reducing the extent to which pollutants enter the swimming lagoon; 4. Assuming the construction will trap surface pollutants, measures and procedures available to remove these pollutants from the swimming lagoon; and 5. The extent to which dredging for boat slips or other activities in -the lagoon will increase the time required for complete tidal turnover of water in the lagoon. 3300 Newport Boulevard, Newport Beach 1 Mr. David L. Cherashore December 21, 1989 Page 2 I have enclosed a copy of those section of EIR #230 reviewed by City staff. I intend to discuss the Water Quality Study with the Marine and Public Works Departments. These departments may offer additional suggestions regarding the issues to be analyzed or the information to be presented. kVertruly yours, A. Burnham torney RHB:jg Enclosure INA Screencheck EIR Submitted Draft EIR (Accepted Proposed Final EIR ZAppro Final EIR (Certified Comp �IL� GMP'o EIR DRAFT ENVIRONMENTAL IMPACT REPORT NEWPORT DUNES REDEVELOPMENT Prepared by: WESTEC Services, Incorporated 180 East Main Street, Suite 150 Tustin, California 92680 Contact Person: WESTEC Services, Incorporated Sandra L. Genis 714/838-4644 Prepared for: Environmental Services Division Orange County Environmental Management Agency 811 North Broadway Santa Ana, California ENVIRONMENTAL INFORMATION FOR USE BY THE COUNTY OF ORANGE, CALIFORNIA LEAD DIVIS 0 /NEJA M NT: EM IITGIU.ATION R' 6 - - ale _ ISSUE IdOLOGY 1 D DICOLOGY/ VATLII QUALITY BIOLOGY CULTURAL RESOURCES AIR QUALITY NOISE IMPACT OF ORIGINAL SITE PLAN LIQUEFACTION OF SATURATED SANDS COULD P01ENTIALLY OCCUR ON THE PROJECT SITE DUE TO STRONG EARTIIQUAKE MOTION. THE PIIOXIM- iTY OF THE SITE TO TIME EXTENSION OF THE NEWPORT-INGLEWOOD FAULT ZONE INDICATES THE 110551BILITY OF SEVERE SHAKING. GROUND SETTLEMENT MAY CAUSE PROBLEMS. SHORT-TERM WATER QUALITY IMPACTS 11-OULD OCCUR DUE TO DREDGING OF THE LAGOON. DIS- POSED.UF DREDGE SPOILS AND TAILWATERS IIEI91ESENT POTENTIAL IMPACTS. DREDGING WOULD SLO% DOIN TItE RATE OF EXCHANGE OF DUNES WATERS, REDUCING THE RATE OF DIFFU- SION AND DILUTION OF MATERIALS IN LAGOON WATER AND SLIGHTLY INCREASING THE POTEN- TIAL FOR STAGNATION. LONG-TERM WATER QUALITY ILMAPCTS WOULD FOCUS ON THE MARINA. POLLUTANT RELEASES WOULD INCLUDE METALS LEACHED rROM PAINT ON BOATS, FUEL RESIDUE, HUMAN BASTE, FOOD, AND rLOATABLE LITTER. BENTHIC POPULATIONS WOULD BE PHYSICALLY REMOVED DURING DREDGING, ALTHOUGH RAPID RECOLONIZATION IS ANTICIPATED. TIDAL MUD - FLAT HABITAT WOULD BE LOST WHERE NEW BULK- HEADS ARE INSTALLED, DISPLACING FAUNA CUR- RENTLY UTILIZING THE AREA- FOR FEEDING. ANY DEGRADATION OF WATER QUALITY WOULD AFFECT THE BIOTA OF THE DUNES AND THE UPPER BAY. PREVIOUSLY UNEXPOSED FOSSILS MAY BE UNCOV- ERED AND, IF MITIGATION MEASURES ARE NOT TAKEN, MAY BE DAMAGED DURING GRADING. A SHORT-TERM LOCALIZED IMPACT ON AIR QUALITY MOULD OCCUR IN THE FORM OF DUST AND HEAVY EQUIPMENT EMISSIONS DURING CON- STRUCTION. THE COMPLETED PR03ECT WOULD RESULT IN INCREASED POLLUTION DUE TO MOTOR VEHICLE TRAFFIC, BOAT ENGINES, AND ENERGY CONSUMPTION. A SHORT-TERM INCREASE IN NOISE WOULD OCCUR DURING CONSTRUCTION AND DREDGING. INCREASED TRAFFIC WOULD LEAD TO NOISE INCREASES OF APPROXIMATELY 3 DB(A) ALONG BAYSIDE DRIVE AND LESS THAN 1 DB(A) ON PACIFIC COAST HIGHWAY AND JAMBOREE ROAD. NOISE RELATED TO OPERATION OF THE BOAT LAUNCHING RAMP COULD AFFECT RESIDENTS OF THE ADJACENT MOBILE HOME PARK. IMPACTS COMPARISON IMPACT OF CURRENT SITE PLAN SIMILAR TO THAT OF ORIGINAL PROPOSAL. SLIGHT SLONING OF EXCHANGE RATES COULD OCCUR AS A RESULT OF A COUNTY -ORIGINATED PROGRAM OF LAGOON DREDGING. FEWER MARINA SLIPS ARE PROPOSED, THEREBY REDUC- ING POTENTIAL rOR INPUT OF METALS LEACHED FROM BOATS, FUEL RESIDUES, HUMAN WASTE, FOOD, AND FLOATABLE LITTER. NO BULKHEAOING PROPOSED; NO LOSS OF TIDAL MUDFLAT. SALICORNIA MARSH AND COASTAL SAGE SCRUB AREA WILL BE PRESERVED. LESS DREDGING REQUIRED AS PART OF THIS SITE PLAN. SIMILAR TO ORIGINAL PLAN. SIMILAR TO ORIGINAL PLAN. SHORT-TERM IMPACTS SIMILAR TO ORIGINAL PLAN RETENTION OF BOAT LAUNCH RAMP ON EAST SIDE WOULD AVOID IMPACTS TO MOBILE HOME PARK. IMPACTS ALONG BAYSIDE DRIVE WOULD INCREASE DUE TO RELOCATION OF FAM- ILY INN. IMPACT OF PRELIMINARY DRAFT LCP LAND USE CONCEPT SIMILAR TO THAT Or ORIGINAL PROPOSAL. SIMILAR TO CURRENT SITE PLAN. SIMILAR TO CURRENT PROPOSAL; TEXT INDICATES THAT COUNTY WILL PROVIDE MAINTENANCE DREDGING WHICH WOULD TEMPORARILY DISTURB BENTHIC POPULATIONS. SIMILAR TO ORIGINAL PLAN. SIMILAR TO ORIGINAL PLAN. SIMILAR TO ORIGINAL PLAN. I As summarized in EIR #230 2. Hydrology/Water Quality Both short-term and long-term water quality impacts would be associated with redevelopment of the Newport Dunes study area. This issue is especially significant• in that sensitive habitat areas are located adjacent to Newport Dunes in the Upper Newport Bay Ecological Reserve. a. Surface Debris and Urban Runoff Runoff from the project site could carry a variety of substances into -the lagoon and bay. These substances include solid debris and litter, and urban -related pollutants such as silt, organic matter, oil, heavy metals, nutrients, bacteria, and pesticide residues. No structures have been proposed .to divert the stormwater runoff from the lagoon and bay; the applicant intends to design the drainage system such that runoff from the parking lots drains into the bay near the marina rather than into the swimming lagoon. In addition,, periodic sweeping of parking areas will be conducted to reduce the "first flush" effect of the first seasonal rainstorms. Urban pollutant loads from the various plags would be similar.. Estimates for the total number of vehicle trips generated by the original plan and the current plan are roughly similar. Both plans propose approximately the same acreage of paved parking area where automobile residues could collect. The runoff -related water quality impacts are unlikely to be substantially more or less significant under any of the land use concepts. Mitigation of urban runoff impacts has been addressed in EIR #230 and the LCP policies. Under the LCP, the applicant must provide sediment retention devices in conjunction with initial grading operations; these must be maintained throughout the development process. All runoff must be directed so that erosion is minimized. In addition, as part of the approval process,. provisions must be made for erosion - control landscaping and assignment of maintenance responsibilities. Surface debris can be minimized by adequate provision and maintenance of trash receptacles and provision of a clean-up/maintenance crew as part of the overall management of the Dunes area. The LCP calls for urban runoff to be directed away from the swimming lagoon; the applicant intends to include plans for such diversion in the final site design. -18- b. Dredging Dredging has been an issue of significant concern throughout the Dunes planning process. Three separate dredging operations have been suggested for the lagoon and its vicinity. The county retains the responsibility for maintenance dredging and has recently received a permit to dredge 16,000± cubic yards of material from the small lagoon just north of Coney Island; dredge spoil would be deposited in an approved site just south of the existing, marina. In addition, the county is seeking a permit for maintenance dredging of the swimming lagoon, which has not been dredged since the original Newport Dunes construction. The draft LCP states in policy 97 that "an agreement to perform maintenance dredging of the swimming lagoon at regularly defined intervals shall be pursued." EIR #230 stated that an additional 40,000 cubic yards of material would need -to be dredged in order to construct the slips inside the lagoon. Dredging plans have not been finalized for -the proposed site plan. Until the county's plan for dredging the lagoon are complete, the amount of dredging necessary for creation of slips within the lagoon mouth cannot be accurately determined. The exact requirements would be generated during preparation of final engineering designs when detailed cross sections of the lagoon mouth will be prepared. It is anticipatedthat dredging would be less for the revised plan than for the original plan since tidal flat removal would not be necessary and because the total number of slips within the lagoon would be lower. The initial phase of the project calls for slips to be constructed north of the pedestrian bridge only (60 slips). Dredging would only be conducted as necessary to construct those slips. The applicant would prefer to retain the option to expand the facility if the county finds expansion feasible after additional water quality testing to determine the effects of additional dredging. Another 140 slips could be added south of the bridge without construction of additional bulkheading. Whether the ultimate number of slips inside the lagoon is 60 or 200, the required dredging is likely to be less than the 40,000 cubic yards for the 340 slips with bulkheading proposed in the original site plan. =19- C. Water Circulation Adequate water circulation is critical for maintenance of water quality. The Upper Newport Bay experiences semidiurnal tides with a tidal prism of about 1,500 acre feet. The exchange of upper bay water with that of the lower bay is relatively rapid; complete turnover is estimated to occur in just a few tidal cycles. EIR #230 estimates that the mean residence time of water in the upper.bay (north of the Dunes lagoon entrance) is 1.7 days; the mean residence time is 1.9 days for water in the lagoon itself. The rate of seawater exchange is expected to decrease slightly if the lagoon is dredged in order to add new slips. EIR #230 estimated that the dredging would increase the lagoon's low tide volume by about 25 acres; the tidal prism would not change. Mean residence time of water in the lagoon would increase slightly to 2.0 days. Water in the lagoon would turn over slightly more slowly than would that in the main channel. The dredging would have very little effect on flushing the main channel but will slow the exchange of lagoon water by about 5 percent. Should the county proceed with its plans for maintenance dredging in the lagoon, and should the current site. plan be implemented, only slight water circulation changes would result. The changes are not anticipated to have significant adverse impacts on any sensitive habitats or water quality parameters. The dredging required for the revised site plan is expected to be less than for the original proposal since no tidal flat removal is proposed and fewer slips would be constructed. The Department of Fish and Game (DFG), as part of the 11208" Areawide Water Quality Management Plan, has developed plans for dredging channels in the Upper Bay to increase the tidal prism. This increased tidal prism would have a positive effect on the water quality of the Newport Dunes Lagoon.' During the public review period for EIR 11230, the effect of additional boat slips on water circulation (and oxygenation) was questioned. The boats, slips, and foot- bridge would not appreciably reduce water exchange because they do not act as a dam and would not restrict water flow. Any potential for such impacts to occur -20- has been reduced in the current plan by the reduction in the number of slips proposed for the lagoon. A wide variety of water quality impacts are commonly associated with dredging. Disturbance of bottom sediments can lead to reduced dissolved oxygen levels, can lead to an increase in turbidity and can release nutrients, heavy metals, and other pollutants into the water column. Dredging can also alter water circulation, which is discussed in Section 4 below. Disposal of dredged materials may also have adverse impacts; rainfall may carry contaminated sediments from exposed dredge spoil sites into sensitive water bodies. The draft LCP contains policies designed to mitigate potential dredging impacts; it requires preparation of final dredge spoil disposal plans and conduct of dredging shortly after the wet season to ensure disposal and stabilization of the dredge spoil material during the dry season. The LCP also requires that a hydraulic dredge be used in order to reduce impacts from resuspension of sediments during dredging and that dredge tailwaters must be routed through a series of settling basins before discharge. The applicant would dispose of all spoil material at an approved soil dewatering site and would create a berm around the site to preclude runoff of contaminated material directly into the bay. e. Marina-Related'Pollutants Marina operations represent an important potential for adverse water quality impacts as -a result of Dunes redevelopment. These potential impacts include the following pollutant releases: petroleum products, organic material, and lead associated with boat engines; copper, zinc, arsenic, mercury, and tin leached from boat paints; human wastes; food residues; and floatable litter. These residues would either be carried out of the lagoon into the upper bay or could be carried onto the swimming beach. The exact impact of such pollutants is not readily quantifiable but is directly related to two factors: the number of boats utilizing the marina and the establishment and enforcement of proper management practices for all marina users. The original site plan proposed a total of 610 slips; approximately 340 would - 21 - occur within the lagoon itself. In contrast, the current site plan proposes an initial total of only 353 slips, with 60 of them located within the lagoon. (The pedestrian bridge could accommodate an additional 140 slips; these are proposed as part of a later phase which would require separate approval by the county.) Therefore, the marina -related water quality impacts would be greatly reduced. The reduction in slip number does not result in decreased boating opportunity; the revised site plan shows 350 dry boat storage units. The original plan eliminated all dry boat storage. Dry storage significantly reduces water quality problems related to metals leaching. Several pollutant -reduction measures have been incorporated into the LCP and will serve as guidelines for management of the marina. These policies include strict enforcement of a ban on waste discharge from boats by the County of Orange; a requirement for convenient placement of holding tanks; prohibition of liveaboards; convenient provision of dockside restrooms; provision of pump -out stations for. boat' holding tanks; and boat maintenance practices preventing the flushing of paint chips and oil and grease directly into the bay. 3. Biology Most of the terrestrial portion of the study area is highly disturbed and contains very little natural vegetation. The only natural habitat is a small area of coastal sage scrub vegetation on the hilly point known as "Coney Island" just east of the lagoon entrance. Plans for that area were not specified in detail in the original site plan; the revised plan reserves it as open space and provides a footpath to its top and a small interpretive display at the trailhead. The Newport Dunes site is of biologic significance primarily as a marine aquatic area which could serve as suitable habitat for sensitive bird species. At the northwestern edge of the property, a small disturbed area of Salicornia marsh occurs. This is not a common habitat type and could constitute a habitat for the the light-footed clapper rail and Belding's savannah sparrow, an endangered species. The revised site plan proposes that the Salicornia marsh be preserved in an ecological reserve; that proposal is in agreement with the preliminary LCP land use concept plan. The original site plan did not specify retention of the marsh. -22- Existing Conditions GEOLOGY SUMMARY Environmental Impacts Mitigation Measures The perimeter of the project site is mostly paved, Liquefaction of saturated sands could poten- Additional drilling, sampling, and testing will leaving the property bordering on the swimming bay tially occur on the project site due to strong, be performed. A soils engineer or engineering In beach sand. The major portion of the site con- earthquake motion. The proximity of the site geologist will review completed development sists of fill and alluvium with a small hill of to the extension of the Newport -Inglewood plans and make appropriate recommendations. 11ontere7 shale capped by terrace material at the fault zone indicates the possibility of severe northeast end of the site. shaking. Ground settlement may cause problems. IIYUROLOGY/HATER QUALITY The exchange of Upper Bay water with the Lower Bay 1s rapid, with complete turnover in a few tidal cycles. The tidal prism is about 1500-acre-feet. Fresh water enters the Bay via San Diego Creek, the Santa Ana -Delhi Channel, and Big Canyon Creek. Run- off into the Bay carries substantial pollutant loads Including suspended solids, organic matter, oil, High coliform counts have occurred near Channel mouths. Wastes associated with boating activities Include fuel residues, copper and zinc released from slat, litter, and organic matter. BIOLOGY Adjacent to the Upper Newport Bay Wildlife Refuge, the Newport Dunes site Is of interest as a marine aquatic habitat. Clay sediments of the Dupes support a small population of marine invertebrates dominated by annelid worms with arthropod crustaceans absent. Blue listed birds observed on the Dunes site are the western grebe and double -crested cormorant. Short-term water quality impacts will occur due to dredging of the lagoon. Disposed -of dredge spoils and tailwaters represent potential impacts. Dredging will slow down the rate of exchange of Dunes waters, reducing the rate of diffusion and dilution of materials in lagoon water and slightly increasing the potential for stagnation. Long-term water quality impacts will focus on the marina. Pollutant releases will include metals leached from paint on boats, fuel residue, human waste, food, and floatable litter. Benthic populations will be physically removed during dredging, although rapid recolonization is anticipated. Tidal mudflat habitat will be lost where new bulkheads are installed, dis- placing fauna currently utilizing the area for feeding. Any degradation of water quality will affect the biota of the Dunes and the Upper Bay. Dredge tailwaters will be routed through settling basins before discharge. Dredge spoils should be covered over with other materials or deposited away from the Dunes. A strict ban on discharge of waste from boats should be enforced. Urban runoff currently entering the lagoon should be directed elsewhere. Maintenance or improvement of water quality will diminish impacts to many marine species. Ground settlement from surface loads may present a problem in development of the site. The presence of soft lagunal sediments under the hydraulic fill may result in differential settlements and subsequent foundation problems. Expansive soils, present on the site to a limited extent, will require special treatment, and affect the design and cost of structures in a minor way. 2.1.3 Mitigation Measures Additional drilling, sampling, and testing will be per- formed by the soil engineer in order to further define the physical characteristics of the subsurface material. Particular attention will be given to potentially unstable subsurface materials, and detailed recommendations for site development wi1.i be prepared. It is anticipated that conventional foundations will be subject to hazards associated with ground settlement and liquefaction, and that deep piles will be required for the support of structures. The developer will retain a county -approved soils engineer or engineering geologist to review completed development plans in order to identify potential construction difficulties and make appropriate recommendations. 2.2 HYDROLOGY/WATER QUALITY The following sections are based primarily on a water quality and flushing analysis performed by 14offett and Nichols for the proposed project (Appendix B). 2.2.1 Existing Conditions Upper Newport Bay consists basically of a sinuous main channel which spreads out into a broad, shallow bay at its north end. The length of the channel between the Pacific Coast Highway Bridge on the south to The Narrows on 'the north is around 11,000 feet. Depths decrease gradually over the same length.from 12' to 31, mean lower low water (MLLW). The bottom of the terminal bay is at about elevation 0. The total water surface ranges from 300 acres at extreme low tides to 700 acres at extreme high water. Tides are semidiurnal, and their mean range is about 41. The total tidal prism over a 41-range, centered on mean sea level, is about 1,500 acre-feet total, and the exchange of Upper Bay water with the lower Bay is relatively rapid, complete turnover being achieved in a few tidal cycles. The Newport Dunes lagoon branches off the Upper Bay channel about 4,000' upstream of the highway bridge. Its total area is about 16 acres. Its average depth is relatively uniform, around 5' at MLLW, becoming shallow only within 50' of the shore. Drainage from the aquatic park flows across land surfaces directly into the lagoon (Figure 2.2). 21 N 0 40Y David Klages and Associates, Inc. Existing Drainage 2.2 FIGURE Fresh water.runoff enters the Upper Bay at several points. The total tributary watershed is about 150 square miles. The principal streams are San Diego Creek (123 square miles) and the Santa Ana -Delhi Channel (16 square miles); both enter the Bay at its north extremity. The remaining watershed is distributed among several creeks and gullies which descend from the bluffs on both sides of the Bay, and the average annual storm runoff, based on 12" precipitation and a 20 percent runoff factor, is about 20,000 acre-feet. However, seasonal volume is highly variable, and could amount to twice this figure in a given year. Even so, it is rather small compared to the tidal flux -of 1,500 acre-feet twice daily. Storm runoff does carry substantial pollution loads, including suspended solids (silt), organic matter, oil;'heavy metals, nutrients, and pesticide residues. Most of the seasonal volume is confined to a few weeks each winter, so that temporary effects on water quality can be quite pronounced.' A large part of the suspended load carried in runoff waters tends to settle out in the Upper Bay. The current siltation rate has been estimated at around 50,000 cubic yards per year, but is expected to decrease substantially as the watershed becomes more urbanized. The loss of deep water areas and even of intertidal areas has been observed both above and below The Narrows. Dry weather flows in the two principal channels and in Big Canyon Creek also carry some pollutants. The volume is on the order of 5 cubic feet/second, or about 3,000 acre-feet annually. Because of the high degree of dilution which occurs, the only observable effect is high coliform readings near the channel mouths. Wastes associated with boating activities include fuel residues, copper and zinc released from antifouling bottom paint, litter, and organic matter from illicit use of galleys and heads. The present wet -stored boat population of the Upper Bay is around 500. Releases of organic matter expressed as chemical oxygen demand (COD) can be estimated on the basis of 20 pounds/boat/year (mostly from engine exhaust products); copper contributions are believed to be in the neighborhood of 2 pounds/boat/year. These inputs -- 10,000 pounds/year of COD and 1,000 pounds of oxygen -- are less than the quantities arriving via the creeks and are highly diluted by tidal exchange. Other sources of organics include bathers (mostly confined to the Dunes beach), a fairly large popu- lation of resident and transient waterfowl, and the atmosphere (dust -borne lead). Sampling data for Newport Bay have been reported by numerous authors, representing the State Health Department, County Health Department, State Department of Fish and Game, University of California, and consultants. Conditions with regard to specific parameters are summarized below. 23 • Salinit . During dry weather, the Upper Bay con- tains ocean water salinity up to the vicinity of The Narrows. Fresh water inputs at the head of the Bay cause a slight reduction in that area. A salt wedge underlying surface water of lesser salinity is found during periods of high runoff. • Dissolved Oxygen (DO). Except for limited problem areas (West Newport Channels), oxygen concentrations at all depths in the Lower Bay range from about 6 to 8 milligrams per liter. Dissolved oxygen levels in the Upper Bay are generally lower and more variable. North of the tide gates high values have been reported, indicating photosynthesis production by planktonic algae. • Transparence. An appreciable difference between water clarity in t e upper and lower bays often exists. Secchi disk readings fluctuate around 5 to 8'feet in the lower.bay, versus 1 to 3 feet north of'the highway bridge (EMA/Environmental Health, 1979). The probable reason is that shallow depths and swift cur- rents in the Upper Bay facilitate suspension of fine bottom sediments. • Nutrients. Fairly high concentrations of nitrate (1 to 3 mg/l) and phosphate (0.06 to 0.14 mg/1) occur in the Upper Bay. Implicated sources are the tributary drainage channels, which carry field runoff from irrigated and fertilized agricultural land and from fertilized landscaped areas. • Heavy Metals. Waters of both the lower and upper bays contain lea •, chromium, zinc, and copper at concentrations in the neighborhood of 10 or 20 micrograms per liter. Cadmium and arsenic average a few micrograms per liter, and mercury a few tenths. Bottom sediment cores in the Upper Bay indicate that inputs of lead and zinc (only) increased markedly during the 1950's, corresponding to intensive urbanization activities in the water- shed. • Coliform Bacteria. Except at times of storm runoff, most parts of the lower bay are overwhelmingly negative for coli- forms. Only the sluggish West Newport channels show positive con- centrations with any regularity. However, all of the Upper Bay stations monitored by the County Health Department occasionally produce high readings. The north end exhibits the greatest problems, and the drainage channels are presumed to be the major source, since samples taken directly from them are generally highly positive. Birds and swimmers are possible contributors; the aquatic park beach is fairly heavily populated in summertime. Coliform monitoring is performed weekly by the County of Orange. The state standard for bathing water has never been consistently violated; however, the more stringent shellfish standard has. There now exists a ban on shellfish collection in the area, and such will be posted shortly at the Dunes and at North Star Beach. On February 10, 1979, a spot-check of dissolved oxygen and transparence was made in the Dunes lagoon. Water in both upper 24 and lower bays was noticeably turbid from rainfall during the pre- ceding week. Secchi disk readings were uniformly 3 feet in the lagoon and adjacent Upper Bay waters. Dissolved oxygen in four bottom samples ranged from 7.7 mg/l near the lagoon's south end to 8.4 mg/1 outside the lagoon entrance. 2.2.2 Environmental Impacts Short-term water quality impacts will occur due to dredging of the lagoon. Approximately 40,000 cubic yards of material will be dredged. Use of a hydraulic dredge will result in only minimal impacts directly related to the actual removal of bottom sediments (Espinosa, 1979). Of more concern is the problem of disposal of dredge spoils and slurry. Firm plans regarding dredge disposal have not yet been formulated. Testing by Marine Biological Consultants (1979) indicates that existing sediments are moderately high in pesticides and some heavy -metals, although bottom materials still conform marginally with the criteria for unpolluted dredge material established by the Environmental Protection Agency, Region IX. The finely graded character of bottom materials increases the possibility that dredge tailwaters could contain significant amounts of pollutant materials in suspension, in addition to typical tailwater quality problems such as turbidity, discoloration, and dissolved oxygen suppression. Quality of tailwaters returned to the Bay is controlled by the Santa Ana Regional Water Quality Control Board (SARWQCB). If . dredge spoils remain exposed on the site, rainfall runoff may carry contaminated sediments back into the Bay. Construction activities may result in increased turbidity around working areas. The major long-term consequence of deepening part of the lagoon for new slips will be to reduce the rate of sea water exchange, reducing the rate of pollutant dispersal and dilution, as well as reducing circulation of nutrients and oxygen. The present and post -project exchange rates have been estimated by means of a simplified numerical method. For this purpose, the Upper Bay was considered in three sections, namely (a) all of Upper Bay north of the Dunes lagoon entrance, (b) the junction of the Upper Bay between Coast Highway bridge and the Dunes lagoon.entrance, and (c) the Dunes lagoon itself. The volumes at a 0.5-foot low tide and the prism volumes for a 4-foot tide range are reflected in Table 2-1. The assumed mixing process begins at low tide, and all three basins are filled with "old" water. During the flood tide, Basin B distributes its entire contents between Basins A and C. "Fresh" water fills Basin B to its high tide level, and more "fresh" water goes on to fill Basins A and C. All basins are thoroughly mixed, and the "old" water concentrations are thereby reduced. On the ebb, Basin B is flushed back out to the lower bay; water from Basins A and C mixes together in Basin B, and the excess washes out 25 TABLE 2-1 BASIN VOLUMES Volume, Acre-feet. Basin Low Tide Prism A 1,222 1,180 B 469 264 C 97 68 TOTAL 1,788 1,512 to the lower bay. As the tidal cycles repeat, remaining "old" water continues to diminish. The mean residence times of water in each basin are shown in Table 2-2. TABLE 2-2 MEAN RESIDENCE TIME FOR BAY WATERS (days) Basin Present Post -Project A 1.7 1.7 B 1.7 1.7 C 1.9 2.0 The effect of dredging is to increase the low -tide volume of Basin C by about 25 acre-feet, with no change in tidal prisms. Mean residence times for this case are also given above. It is seen that exchange of all parts of the Upper Bay with the lower bay is very rapid. Of course the exchange with new ocean water is somewhat -slower; if the lower bay were added to the system as one o* more additional basins, the calculated residence times for the system would all be increased by two or three days. The Dunes lagoon turns over slightly more slowly than the main channel; dredging will have almost no effect on flushing of the main channel, but will slow down the exchange of Dunes water with the lower bay by around 5 percent. Long-term water quality impacts associated with the proposed project focus largely on the marina. Pollutant releases to Bay waters will include: 26 • Petroleum products, organics, and lead associated with operation of boat engines; 6 Copper, zinc, arsenic, mercury, and tin leached from boat bottoms coated with anti -fouling paint; • Human waste from clandestine operation of boat heads, leading to increased coliform; 0 Food residues from galley sinks; and • Floatable litter. Most surface debris associated with the marina will be carried out of the lagoon and Upper Bay by natural flushing action and prevailing southerly winds. However, the possibility exists that such materials may be carried onto the swimming beach, fouling the beach. Urban runoff from the project site could continue to enter the lagoon. The scale of the proposed project and the effective tidal dilution prevailing in.the Upper Bay will make any changes in water quality due to the project difficult to detect. The boats and slips will cover roughly 35 percent of the lagoon's present open water area. Oxygen transfer from air to water will be reduced, but with the effective tidal exchange the effect on lagoon, dissolved oxygen concentrations will not be perceptible. 2.2.3 Mitigation Measures Use of a hydraulic dredge will reduce impacts due to resuspension of sediments during dredging. Dredge tailwaters, should be routed through a series of settling basins before dis- charge. Impacts due to waterfront construction activities could be diminished through use of log booms or other containment devices for floating debris and use of plastic mesh curtains to reduce the transport of materials in suspension. If dredge spoils are to be deposited in the Dunes area, they should be covered over with other materials. For example; these materials could be compacted and placed under the proposed parking lots. All requirements of the SARWQCB regarding dredging, tailwaters, and dredge spoils will be observed. A strict ban on discharge of waste from boats should be enforced. The marina should include pump out stations for boat holding tanks and adequate restroom facilities for marina users. In addition, the ban on taking of shellfish for human consumption should be continued on a long-term basis in the Dunes, in order to 27 avoid health problems. A coliform monitoring program should be maintained on the site to detect any increases in coliform levels. A floating screen barrier at the southerly end of the marina would protect the swimming beach from surface debris asso- ciated with the marina. On the other hand, this could trap litter from the beach area inside the lagoon. Were such a barrier util- ized, regular maintenance would be required to remove trapped debris. Storage of boats on land rather than in the water would reduce leaching of heavy metals from boat bottoms. If possible, it would be desirable to design final site plans to direct urban runoff away from the lagoon and into settling basins equipped with grease traps or other similar facilities before discharge. This would help reduce existing and future problems.associated with urban runoff into Bay waters. Partial mitigation of the problem of urban runoff could be achieved throught adoption of a rigid program of clean-up tech- niques. The dispersal of street and parking lot surface contamin- ants, for instance, can be significantly reduced by proper street cleaning operations. This can be achieved by implementing a pro- gram such as that set forth by the U.S. Environmental Protection Agency (1972), which recommends equipment to be used, including properly maintained street sweepers and gutter booms, and offers suggestions regarding operator training. However, a more complete solution to this regional problem will require a regional effort. Urban runoff studies funded under Section 208 of the 1972 Amend- ments to the Federal Water Pollution Control Act (P.L. 92-500) are an example of such an effort currently being implemented. 2.3 BIOLOGY 2.3.1 Existing Conditions The subject property was surveyed by a WESTEC Services' biologist on April 13, 1978. Much of the natural vegetation of the Newport Dunes site has been removed during dredging and landfill operations. Most of the existing vegetation has been planted during landscaping operations associated with site development. Trees and shrubs which have been planted onsite include o-leanders (Nerium oleander), palms (Washingtonia robusta, W. filifera), and Ficus species. Most of the landscaping has been installed around the existing buildings and along the walkway circling the lagoon. Ice plant (Mesambryanthemum crystallinum and M. nodifZorum) has been established as ground cover in these areas. The site has also been invaded by a number of adventitious weedy species such as wild radish (Raphanus sativus), mustard (Brassica sp.), filaree (Erodium sp.), rye grass (LoZium perenne), and fescues (Festuca sp.). 28 AMENDED NEWPORT DUNES SETTLEMENT AGREEMENT THIS AGREEMENT, entered into this /-� c`�av of 62Y7_Gik'� , 1988, by and between THE CITY OF NEWPORT BEACH, a Municipal Corporation and Charter City, hereinafter referred to as "City," THE COUNTY OF ORANGE, a Political Subdivision of the State of California, hereinafter "County," and NEWPORT DUNES PARTNERSHIP, a California Partnership, hereinafter "Company," is made with reference to the following facts, the materiality and existence of which is stipulated by and between the parties hereto: A. Pursuant to the provisions of Chapter 526 of the California State Statutes of 1919, the State of California granted certain tidelands to County. These tidelands were regranted by the State to the County, pursuant to the provisions of Chapter 415 of the Statutes of 1975. The legislature imposed certain conditions and restrictions on the use of the granted property. The tidelands referred to in these two grants, together with a small parcel of uplands, are described in Exhibit "A" to this Agreement, and are hereinafter referred to as "the Property"; B. Newport Dunes, Inc., formerly a California corporation (NDI) has, in the past, constructed certain recreational and visitor -serving facilities on the property, including the following: 1 G. The construction of a recreational vehicle park not to exceed 444 spaces, all of which will have full service capabilities, including electricity, water and sewer, together with a recreational vehicle support center, the center to contain a small convenience store and an equipment rental area (approximately 3,500 sq.ft. of gross floor area), an equipment rental area, recreation/meeting room and clubhouse (approximately 2,900 feet of gross floor area), restrooms, showers and a laundry facility (approximately 2,100 feet of gross floor area), a storage area and swimming pool. H. The construction of approximately 200 boat slips, a pedestrian bridge connecting the easterly and westerly portions of the property, and a pump -out station, subject to the following: 1. No boat slips shall be constructed in the mouth of the lagoon, or in the lagoon itself, until such time as designated representatives of the City and County have reviewed and approved a water quality study which considers the effects of the construction of boat slips on the water quality in the swimming lagoon; 2. Boat slips constructed in the mouth of the lagoon, or within the lagoon itself, shall not accommodate boats exceeding 28 ft. in length; 3. Boat slips constructed in the mouth of the lagoon, or in the lagoon itself, shall be designed and constructed 0 to ensure that there is minimal interruption of the tidal flow in and out of the lagoon; 4. Overnight occupancy of boats moored in the mouth of the lagoon, or in the lagoon itself, is prohibited and County and/or Company shall take all action necessary to ensure enforcement of that prohibition; S. The pedestrian bridge which is to be constructed across the mouth of the swimming lagoon will be elevated above the water surface, built on pilings, and designed to minimally restrict tidal flows in and out of the lagoon and permits the entry of dredging equipment (such as removable center section);. T ---_6- --_ n pumpout station shall be constructed at a location convenient to boaters with a sufficient capacity to service any boat for which slip or mooring space is available on the property; and 7. Company may charter vessels for commercial purposes from a location on the west side of the swimming lagoon subject to issuance, by City, of a commercial harbor activities permit and compliance with all City ordinances. II. Company shall retain, and in certain cases upgrade and/or add to, certain existing facilities and uses, as follows: A. The existing dry boat storage capacity may be increased to no more than 400 units. During the first phase of construction, all dry boat storage shall be at surface level. If additional spaces are to be provided, the increase may be 0 MEMORANDUM CITY OF NEWPORT BEACH PLANNING DEPARTMENT March 2, 1992 TO: City Council FROM: W. William Ward, Senior Planner SUBJECT: Status Report for the Dunes Project As requested by the City Council at its February 24, 1992 meeting, staff has prepared the following summary of development entitlement for the Dunes project as stipulated in the approved Settlement Agreement and subsequent amendments. Description of Entitlement Status of Construction 1. Recreational Vehicle Park containing 444 spaces Phase I - Completed with a 5,000 sq.ft. R.V. support center containing a convenience store, equipment rental, recreation room, restrooms/showers, laundry facilities, swimming pool and storage areas. 2. 200 additional boat slips with a pedestrian bridge. 3. Marine Amenity Facilities including a 6,000 sq.ft. clubhouse and a 3,200 sq.ft. storage building. The clubhouse includes marina offices, three recreational amenity areas including a television room, fitness center and club lounge. The storage building includes lockers, laundry facilities, vending machines and storage areas for maintenance equipment. 4. Family Inn with a maximum of 275 rooms and a maximum square footage of 500,000 sq.ft. The facility is to be constructed with features that will be attractive to families and shall include the following: a. Kitchen facilities in approximately 40 % of the units. b. A room containing recreational facilities and equipment for use by guests of the inn. Phase II - Completed Phase II - Completed Phase III - Not started y �! Description of Entitlement C. No permanent audio/visual facilities or equipment are to be integrated into the design. 5. Two additional restaurants; one containing 5,000 sq.ft. of "net public area" and one containing 7,500 sq.ft. of "net public area." 6. Expansion of Anthony's Pier II restaurant; not to exceed 15,000 sq.ft. of "net public area." 7. Commercial office and retail uses not to exceed 10,000 sq.ft. 8. Two meeting rooms with a maximum occupancy of 100 persons each. Status of Construction Phase III - Not started Phase III - Not started Phase III - Not started Phase III - Not started 9. Headquarters Building for Newport Dunes; not Phase III - Not started to exceed 12,000 sq.ft. of gross floor area; 6,000 sq.ft. of which is to be for administrative uses. Staff will have a copy of the approved phased development plan on display at the City Council Study Session. PLANNING DEPARTMENT JAMES D. HEWICKER, Director By W. William Ward Senior Planner PHASE Rti a " •aQow��B�m,,,,.A ownniY�Anur,e .�w�iip• r.ti"YD 4'".jp Q'I o I �: •.III•... :-�; - -- k► d �..� .t 141U - ............... SIGN A ..F..,.r-- .,.... ,'V"PHASE IR � ....,. UNDER SEPARATE SUBMIIAL NOT A PART I Y, w.ee i 52721 q p,ue[ II Lase Islas, SIGN E PHASE I f � l �1 �.4 SIGN C lip SIGN LOCATION PLAN 10'-0" 'A .150, T 0 LOCATION MAP 1"=40' : J •` - 1 _ �� : :t of �i A , I EXTERNALLY LIT BOAT j LAUNCH IE•NTRY SIGN NOT TO SCALE z:�Z-j �GN LGN� F� _- I jap,GK Bp, DR`VE M 3ERNALLY LIT PROJECT ENTRY SIGN NOT TO SCALE 1 •::I LOCATION MAP �I-fir r1 M I f•{<� C , i EXTERNALLY LIT i STUCCO SIGN NOT TO SCALE D . POLE SIGN .NOT TO SCALE i LOCATION MAP 1"=40- IT p Tjq /7 1 ,,,In E , I EXTERNALLY LIT STUCCO SIGN NOT TO SCALE LUCATION'MAP WOOD -SIGN TO MATCH PHASE ONE / RELIEF IMAGE SIGNS �I'.-' - -- -.-.r- Fm REASSURANCE SIGN CONCEPT NEWPORT DUNES PHASE TWO P�-1 PIC, cot..5T 4wy. 30 MAY l q q e� N �k/ Pof�i pll N�5 s ;i 4 f/h.-M I LY Pf�Pa��D M�•�-I NA. c�rrt�.F� N ESN Po fz M,A%Izi N,+• LIPPEF- NE:}NPorT Architects and Planners Wimberly Allison Tong & Goo Psi Ply CCOA�5T qwy. 30 MAY Iqq� N�wPo�T p�lN�� Pf�jzK- Fr-M ! trY I N N PF-CpPotEP MA.P-INA cPNTriz Nrv✓Po(zT PlJNES u�Pe�- NE�NPQf`T m® Wimberly Allison ® Tong Architects and Q �-v Goo Planners CAL r�r—j F-I(=o C4p6_j)*r HW'. a ..:, ^,)^ F77�,, fpor-7 pu H e-'5 Y. reARK-- I P, .W LAM. 2� Ls HAFzl NA (OgAw 14M-4-) Wimberly Allison Tong Architects and Planners & Goo DOCKS TO BE RENOVATED RESTROOM/SHOWER BUILDING WEST BUILDING 25 PEDESTRIAN PROMENADE PROMENADE PLAZA RESTROOM/SHOVER BUILDING EAST BUILDING 26 \ TEMPORARY_ EMERGENT ACCESS (DOTTED) BAYSIQE DRIVE 1400 MAINTENANCE BUILDING & RESIDENCE GATEHOUSE BUILDING' BUILDING 24 MAINTENANCE YARD HASE II / I NOT A PART STATE ECOLOGICAL ' PRESERVE { r t/ ER N WP RT BAY AREA SUBMITTED FOR REVIEW MARINE REPAiR/ -� COFFEE SHOP/ -- SECURITY RESIDENCE � -- -- 1#OA STORAGE CONEY ISLAI+dD� = OAT LAUNCH RAMP- t� PER RECOMMENDATION OF MARINE ENGINEER)^ D _t 'ANDING THEME JRANT & LOUNGE I j l 1, ! i : I BOAT LAUNCH I I� - DAY USE PARKINGI1 i ! PEDESTRIAN BRIDGE � b- ' UMP / ( ! S ATION l RESTROOM - IIB 1 ' BOAT r' WASH RACKS . TI ..-.--,- . : '.�r� � -OUTBOARD GATEHOUSE OUTBOARD GATEHOUSE 1 BOAT LAUNCH ENTRY 1 - '_ -- -REMO 'ABLE TRAFFIC CON OL BOLLARDS D *" EAC:� DAY USE �y _! PARKING i b,IIfim, 0 s0 100 200 NOTE: DRAINAGE IS ILLUSTRATED WITH DOTTED ARROWS v i Wimberly Allison Tong & Goo Architects and Planners 140 Newport Center Drive, Suite 200 Newport Beach, California 92660 Telephone 714 759 8923 Facsimile 714 759 3473 Telex 294695 WATG UR SCALE OATE.` SHEET NO.. loc�5/24/9b:`, DRAWN BY, PROJECT'�NO.,';� x 1. 5-83-962 State of Cahforrua, Edmund G Brown Jr, Go error 1/27/84df California Coastal Commission NOTICE OF INTENT TO ISSUE PERMIT South Coast Dtstnct 245 West Broadway, Suite 380 P O Box 1450 Long Beach, CahfornwW1.1450 Date January 27, 1984 - (213) 59P5071 Application No. 5-83-962 on January 25, 1989 the California Coastal Commissio approved e application of County of Orange MA, Newport Dunes In , subject to the attached standard and special conditions, for the development described below: Description: Redevelopment of and addition to a 72-acre Newport Dunes Park. It includes a 275 room family inn, 430 slip marina, 310 unit R. V. Park, 300 unit boat storage, 10 boat launch r4=ps and marina business building. Site: 1131 Back Bay Drive NEWPORT BEACH, Orange County The permit will be held in the District Office of the Coastal Commission, pending fulfillment of Special Conditions _ See paces 2 i 3. When these conditions have been satisfied. the permit will be issued. 40 2`nt l jf C• �a Tom Cran a , %— South Coast Director Staf f Ana yst, Praveen Gupta Of INTENT TO Ism PEIW.TT, !ogre 2 of 3 Application No. 5-83-962 STANDARD CONDITIONS: notice of Aecript and Acanowlt0�arnt. The permit is not Will and Construction %boll Nt Commence vntil a copy of 10ie i—emit, Tn�1P�ru tt tee 0r outno•ifee agent, mci mwledptng receipt of the pertiit and acceptant of the tens and onmditibfu, is returned to the Commission office. 2. Expiration. if construction Ms not Commenced, the permit rill expire too years from the dote an which the Cow.ission ea m- a application, Construction Shull fse pursued in a diligent manner and cawpleted tp•a reasonable period of tits. Application for extension of the ►emit must be made prior to the expiration date. Hance. All emnstructfon must occur in strict compliance with the proposal as set forth in the application, for perm,+ , su Jett to any special conditions set forth below. Any deviation from the approved plans must be reviewed and approved by the staff and any require [omission approval. 1. Inter rttatfon, Any questions of intent or interpretation of any condition will be resolved by the Utcutive Director or the raw.-Ission. S. Inspection. The Cowrission staff shall be allored to inspect the site and the development during construction, �r a -hour advance notice. 6. Asst nntnt. The permit my be assigned to any qualified person, provided assignee files with the Cowcission on a vit accepting all terms and conditions of tree permit. 7. Terms and Conditions Run with the Land. These trra6 and conditions shall be perpetual, and it Is the intention of the gawrillicor. and the perm+ tee to bindoil future owners and possessors of the subject property to the terms ant conditions. SPECIAL CONDITIONS: 1. Public Access. a. Pedestrian Promenade. Prior to transmittal of permit, the applicant shall submit revised plans for approval of the Executive Director. The plans shall provide a minimum of 8 feet wide public walkway along the entire waterfront of the project located along the beach and bulkhead so that no major structure is between the walkway and the beach. This walkway shall be connected to the similar walkway around the adjacent Anthony's Restaurant. Gates shall be provided in the existing fences between Anthony's Restaurant and the project and such gates shall be open for pedestrians and bicyclists access during daylight hours. b. Pedestrian Access. Admission of bicyclists and pedestrians to the day use facilities shall be free of any dm laion or user charges. C. Public Transit System. The applicant shall initiate, in coordination wit t e City o£ Newport Beach and Orange County Transit District, investigation of the possibility of providing a publt bus stop within the project site for the buses serving this general area. If found feasible, the applicant shall provide a public bus stop within the project boundary. , 2. Water Quality. Prior to transmitt&l of permit, applicant shall submit plans for an on -site drainage system for the approval of the Executive Director that shall be constructed and maintained to collect roof and surface 5-83-962 Page 3 runoff so it does not flow into the swimming lagoon. Said drainage system shall also provide for retention and treatment,or off -site disposal of dry weather flows and flows from the first hour of rain storm. 3. Building Plans. Prior to the construction of any building on the property, the applicant shall submit architectural drawings for approval of the Executive Director of the Commission. Any deviation from the approved plan shall require an amendment or a separate coastal development permit. S DRAFT NEWPORT DUNES REDEVELOPMENT PHASE I SCHMATIC DESIGN,REVIEW (Issues.to be Resolved) 1. LAND USE/PARKING a. Number of day use and boat launch parking spaces required. b. Location ofAinternal circulation within day use and boat launch parking areas. c. Joint parking use for day use and boat launch. d. Location of bus parking. e. Landscaping and lighting for all parking areas. f. Location and size of maintenance area. 2. ACCESS, INGRESS/EGRESS a. Main entry and boat launch stacking distance adequacy. b. Internal separation of R.V. and day use entry and exit traffic. c. External separation of day use and boat launch entry and exit. d. Boat launch entrance design. e. Location and design of pedestrian and bicycle entry. f. Bicycle path intersection with Backbay Drive and Dunes main entrance. 3. ARCHITECTURAL ELEMENTS a. Entry design statement. b. Building exterior wall treatments. c. Interpretive Center. 4. LANDSCAPING a. Entrances. b. ' DR:sk 8071110042170 " County of Orange EP, nniM ^ MAY 31 1988 1 1Dea:1r,""'rt4 8 MAY31198T" I CITY u; Z Ni17POALIf EM Hi TO: Distribution FROM: Director,,EMA/Harbors, Beaches & Parks �r SUBJECT: Design Review Board Appointments for Newport'Dunes Redeveloprent I The Board of Supervisors will, on June 7, 1?881 act on an option/lease agreement for redevelopment of subject facility. The option requires review and approval of optionee/lessee plans by a Design Review Board (DEB) to be created by Director, HBP. The lessee, Newport Dunes, Inc., is ready to proceed and so I am requesting representatives from the following divisions/offices participate On this DEB: EMA/HBP - Program Planning (Chair) EMA•/Regulation - Development Services ! EMA/HBP - Recreation Facilities Design GSA/Real Estate Division - Property Management Board of Supervisors - Fifth District City of Newport Beach I , The responsibilities of the DRB appointees will be to review and make recommendations;on plans submitted by the lessee/developer. Submittals will be in three phases, schematic, preiiminary, and construction drawings, as outlined in the attached excerpts from the option agreement and Design Criteria. A summary of the project and option/lease is elso attached for reference. I Time commitment is anticipated to be approximately 4 - 6•hours a month for about 6 - 9 months, including one meeting per month for about 1-1/21 hours to ,review and discuss plans as submitted. Please notify R. E. Hamilton, Manager, EMA/HBP-Program Planning of your appointee notlater than May 31. It is anticipated the firlit meetinglwill be late June. In addition to the above DRB participation,,HBP Facilities Operations, Public Works Construction, HCA Environmental Health, and EMA/Planning - Coastal/Commdnity Planning will be asked to review and provide comments on plans. i optionee has preliminary schematic plans prepared and has requested DRB appointees and interested County staff attend an informal meeting on ,June 1, 196b in order to present the overall concept plan to County' staff; provide•a general briefing on features,of the plan, and discuss the Design Review Board schedule and procebs. 4 d I •' I f 1 II i , I � I I I I • Distribution• II Page 2 I I Please have your staff appointees contact David Rosso to confirm appointmentsland indicate attendance at,June 1 meeting.(8—3346). 1 I i I • R, ga ' i I DISTRIBUTION:, I I 1 I II Director EMA ` C; MnDafliels;•rifth-DiStfict I' K. Scattergood, HBPIProgram Planning ' P. McLellan, Manager, Development Services I G. Britton, Coastal/Community Planning 1 T.'Miller, Manager, Regional Pat. Operations T: Galvan, Chief, GSA/RED'Property Management I I + S. Blanchard, GSA/RE6 PM D. Turner, Acting Manager, HBP'Design I J. Hevicker, Planning Director, City of Newport Bekch J-- Assistant Director, Technical Services', HCA/Environmental Health DRils(WP+HBP46) ' I ' I I r t • � ' f I I I f I I I 1 I .I HA55B-101.21 Upper Newport Bay EXHIBIT C DESIGN CRITERIA AND MINIMUM SPECIFICATIONS FOR CONSTRUCTION AT NEWPORT DUNES A UATI ARK The Design Criteria and Minimum Specifications contained herein are intended as an outline of minimum standards and requirements for construction by optionee/tenant, referred to hereinafter as "Tenant," and to assist in preparing architectural and schematic site plans for improvements at Newport Dunes Aquatic Park. The Design Criteria are in addition to all other City of Newport Beach, County, State, and Federal ordinances, codes, rules, regulations, and permit requirements. The Tenant's attention is called to the requirement that, in addition to any other approval required, Tenant will have need to familiarize itself with the specific approval requirements of the Settlement Agreement, Coastal Development Permit (CDP) and is responsible for compliance with Environmental Impact Report 230 (EIR 230) and any additional California Environmental Quality Act (CEQA) compliance in the event EIR 230 is deemed not adequate. The Lease and the General Conditions to which this Exhibit is attached, hereinafter referred to as "LEASE," shall be controlling in the event of an inconsistency between them and these Design Criteria and Minimum Specifications. A. SCOPE All services, labor, materials, and equipment furnished and the performance of all operations in connection with the work necessary for the improvement of Newport Dunes Aquatic Park shall -be iA accordance with the LEASE and this Design Criteria and Minimum Specifications. B. DESIGN REVIEW BOARD The Director, EMA/Harbors, Beaches and Parks, may appoint a Design Review Board to review and approve site development and construction plans proposed by Tenant for Newport Dunes Aquatic Park. The Design Review Board may include a representative of the City of Newport Beach. C. SUBMISSION OF PLANS AND OTHER DATA 1. General All submittals shall be made to the office of the Director, EMT/Harbors, Beaches and Parks. Specific attention of the Tenant is Balled to the function of the Design Review Board. Caution should be exercised not to proceed with working drawings until such time as proper approvals have been obtained for submittals SB:alj:da 0458w-1 Page 1 of 14 05-18-88 of schematic drawings. The Tenant shall submit a written narrative outline of the intended improvements with a site development plan, followed by schematic architectural renderings and any other material necessary to fully inform the Director, EMA/Harbors, Beaches and Parks, as to the architectural design and uses planned for the Demised Premises, The development plan proposed by Tenant will be reviewed for consistency and compliance with EIR 230 prepared for Newport Dunes and certified by the Board of Supervisors. The review and written determination of compliance with EIR 230 will be made by the County of Orange, Environmental Management Agency, Environmental and Special Projects Division (EMA/ESP), and issued to Director, EMA/Harbors, Beaches and Parks, with a copy to Tenant. If, as a result of specific design features or future development proposed by Tenant, additional environmental documentation is required by EMA/ESP, Tenant shall, at its own expense, process same in accordance with County of Orange procedures. After the schematic and "preliminary" plans have been approved by the Director, EMA/Harbors, Beaches and Parks, and CEQA/CDP compliance determined complete, the Tenant shall contact the City of Newport Beach Building Department and submit County approved plans for review/evaluation of the design, construction, quality of materials, use and occupancy, and location of the buildings and structures, as proposed, for compliance with City regulations. Upon approval of working drawings by the Director, EMA/Harbors, Beaches and Parks, the Tenant shall submit them along with an application for a building permit and the necessary fees td the City of Newport Beach Department of Building and Safety for plan checking and issuance of required permits. Unless otherwise indicated, whenever data is submitted for approval, the following number of copies shall be submitted: a. Schematic plans, preliminary plans, working drawings: (1) Director, EMA/Harbors, Beaches and Parks - one set of reproducibles and ten sets of prints. (2) City of Newport Beach Building Department - contact City for appropriate number. b. All other data such as calculations, reports, pencil renderings, etc., as required by Director, EMA/Harbors, Beaches and Parks, and/or City. The design and preparation of the plans and specifications for construction under the terms of the LEASE shall be by engineers, architects, and landscape architects duly licensed by the State of California. SB:alj:cb 0458w-2 U5-12-88 Page 2 of 14 2. Materials for Submission a. Schematic Plans Schematic plans shall include an accurate scaled layout of all land and water areas showing uses, buildings, landscape development, and other features; schematic floor plans of all structures, simple elevations of buildings, architectural theme, and a detailed description of improvements and methods of operation; and an outline specification of materials and methods of construction and an estimate of the total cost of improvem6nts planned. b. Preliminary Plans Preliminary plans shall consist of the following: (1) A detailed site plan of all land and water areas showing all improvements planned for the site. This plan shall include any easements, location of all utilities, drainage plan, and grade elevations of all structures. (2) Floor plans, elevations, and sections of all structures. (3) Finalized landscape development plans with plant palette and irrigation plans. (4) Complete outline specifications to cover all phases of the work. (5) A detailed cost estimate of all improvements. (6) Exterior color scheme. (7) Colored rendering. Upon approval of the "preliminary" plans, the working drawings shall then be prepared. c. Working Drawings Working Drawings shall consist of the following: (1) Complete architectural, landscape, and engineering working drawings. (2) Complete specifications. (3) Construction contract form. i4) Construction schedule. SB:alj:cb 0458w-3 Page 3 of 14 05-12-88 d. "As -Built" Drawings One set of reproducibles and three sets of prints shall be submitted. 3. Future Remodeling Plans shall be submitted to the Director, EMA/Harbors, Beaches and Parks, for approval, and approval must be granted in advance of any construction, remodeling, alterations, or additions undertaken throughout the term of the LEASE. Approval by the Director, EMA/Harbors, Beaches and Parks, shall not relieve the Tenant of its obligation to obtain appropriate permits from the City of Newport Beach Building Department (or other agency with jurisdiction) prior to any work being done. OF IMINARY PLANS. AND The Director, EMA/Harbors, Beaches and Parks, shall promptly review plans properly submitted by Tenant and may Vent approval or require changes. Corrections or modifications required by the Director, EMA/Harbors, Beaches and Parks, shall be made and revised drawings resubmitted within thirty (30) days of notice to Tenant of corrections required. The basis of the Director, EMA/Harbors, Beaches and Parks' approval of plans and specifications will be as follows: 1. Permitted Uses The uses proposed for the development shall be only those permitted by the LEASE and CDP and must comply with all ordinances and codes. 2. Adequacy of Facilities Consideration will be given as to how adequately the proposed development will serve the purposes for which it is intended. The following will be among factors considered: a. Functional Adequacy Are facilities for all intended activities of appropriate scale and compatibility with existing facilities? b. Circulation and Parking Are all driveways, entrances, exits, loading areas, and other parts of the vehicular circulatory system safe, efficient, and of adequate dimension? Are parking areas located sufficiently close to the activity they serve and in sufficient quantity? S •alj:cb •05-12-88 Page 4 of 14 l 3. Architectural Design and Landscape Development Approval of the architectural and site design and landscape development by the Director, EMA/Harbors, Beaches and Parks, will be based upon the extent to which the design meets the requirements listed in Section II of this criteria titled "BUILDINGS" and Section III-D titled "LANDSCAPE DEVELOPMENT." Judgment of the design submitted will be based on structural integrity, efficiency, and aesthetic consistency. Purpose of review and approval is to establish a distinctive architectural character for New Dunes Aquatic Park which creates a harmonious environment of both natural and man-made features which aesthetically and structurally will resist deterioration over the term of the LEASE. 4. Miscellaneous Considerations Easements, setbacks, height limitations, and other physical restrictions shall be in accordance with existing City of Newport Beach codes, regulations, ordinances, LEASE, exhibits to the LEASE, and the CDP. _ ISSUANCE OF BU After Tenant has received approval of his preliminary plans by the Director, EMA/Harbors, Beaches and Parks, and CEQA compliance obtained, Tenant shall submit to the City of Newport Beach Building Department and the County of Orange Health Care Agency/Environmental Health Division, preliminary plans for the proposed occupancy of the building and the type of construction proposed. After Tenant has completed working application to the City of Newport building permit with required sets pay for all permits and plan check All licenses, plan checks, permit, with construction by Tenant shall its contractor. drawings, Tenant shall make 'Beach Building Department for a of prints. Tenant shall obtain and fees required by City ordinance. and inspection fees in connection ie the responsibility of Tenant or All inspection of work as required by code shall be the responsibility of the City of Newport Beach Building Department. County may, at its own expense, also inspect construction project(s) to ensure compliance with approved plans and specifications. II. BUILDINGS A. ARCHITECTURAL THEME The object of the design of any and all structures at Newport Dunes Aquatic Park is to enhance the environment of the park by providing compatible character, while providing needed services to the public. SB:alj:da 0458w-5 Page 5 of 14 05-18-88 Design provisions shall be made for handicapped access as required by applicable ordinances, codes, and laws. To achieve the character set forth herein, the following design requirements have been established: 1. The design will make use of the view created by the lagoon and Upper Newport Bay. 2. Materials used must create a self -weathering, low -maintenance facility. 3. The appearance of all structures must be consistent from all directions. 4. All utility and mechanical equipment shall be screened from view. All roof projections such as vents, exhaust fans, ducts, and pipes shall be gathered and grouped together and housed in an architecturally compatible design. 5. Trash collection centers shall be located -on easily cleanable concrete surfaces. Said centers are to be kept from public view by use of a screening fence or wall not less than seven feet in height and constructed so as to be easily cleaned. Screen planting will also be required. 6. Service areas shall be so located and designed as to be out of public view. B. MATERIALS AND FINISHES Materials will be approved with regard to specific characteristics of texture, color, and durability for use for construction of all improvements. Once established by Tenant, any deviation from the approved list is subject to approval by the Director, EMA/Harbors, Beaches and Parks. Construction material footnotes should indicate manufacturers of the products named as standards. Similar products by other manufacturers may be used as long as they match color and texture of materials in accordance with the manufacturers listed specifications. Use of non -compatible, unapproved materials and finishes may be cause for maintenance replacement to be undertaken by LESSOR as provided by Clause 25.6 (LESSOR's Right to Repair). III. SITE WORK A. GENERAL All site features including paving, walks, landscaping, drainage, lighting, signs, rest rooms, and street furniture shall be designed in a consistent appearance throughout Newport Dunes Aquatic Park. Signs, light standards, and similar items must be unobtrusive and tastefully designed and located. Textures and finishes must complement the overall aesthetic quality of the park environment. SB.alj:cb 045gw-6 Page 6 of 14 05-12-88 1. Cultural/Scientific Resources No known cultural/scientific resources (i.e., archaeological, paleontological burial grounds or remains, ceremonial objects, petroglyphs, or other artifacts of a like nature) are known to exist within the Demised Premises. In the event Tenant's development uncovers or Tenant's agents/employees'find any burial grounds, or remains, ceremonial objects, petroglyphs, and archaeological or paleontological or other artifacts of a like nature within the construction area, Tenant shall immediately notify Director, EMA/Harbors, Beaches and Parks, of Tenant's findings and shall modify construction operations so as not to disturb the findings pending receipt of notification as to determination of the final disposition of such findings from Director, EMA/Harbors, Beaches and Parks. Should the findings, or notification as to disposition of findings, result in delays or extra work, additional time and/or extra work will be allowed as provided for in Clause 18 (INITIAL CONSTRUCTION BY TENANT) of the LEASE. _ Any findings of a cultural/scientific resource nature shall remain the property of the County of Orange and not become the property of the person or persons making the discovery. ~�1 2. Sound Control Requirements Tenant shall ensure that all work on the Demised Premises complies with all County and City sound control and noise level regulations, codes, ordinances, and laws and shall make every effort to control any undue noise resulting from the construction operation. B. PAVED AREAS SB:alj:da 0458w-7 05-18-88 1. General Parking areas and vehicle access ways shall be clearly defined and identified, completely paved and graded for drainage. Parking stalls shall be clearly marked with painted striping. Concrete curb and gutters shall be provided around all paved areas. 2. Parking and Vehicle Access Ways Parking stalls 'and vehicle access ways shall meet applicable City of Newport Beach code requirements. Page 7 of 14 3. Grading The entire paved area shall be graded to provide adequate surface drainage in accordance with City of Newport Beach standards. C. AREA LIGHTING The design object of area lighting is to light landscape areas, walls, structures, and buildings for utilitarian and/or decorative purposes. The light must not dominate above the buildings and landscapes, but blend in as an integral part of the area. The public must view the improvements as seeing the buildings and landscape plantings first and noticing the brightness of a light source last, thereby creating a complimentary impression to the overall appearance. The lighting shall not constitute a menace to navigation by either its location or type. All lighting shall be shielded from adjoining properties where it would create an annoyance. All lighting standards and fixtures are to be of non -corrosive materials or treated with a corrosion -proof material. D. LANDSCAPE DEVELOPMENT SB:alj:cb 0458w-8 '05-T2-88 On a site composed of a variety of land uses ranging from public swim beach, day use parking, recreational vehicle park, hotel, marina, to open recreation areas, the landscape development shall function as a unifying element, integrating all areas into a comprehensive and orderly whole. To achieve this end, certain controls have been established to serve as guidelines for the designer. Working within these design guidelines, using materials and processes selected with a purpose, it is planned that the landscape development of individual parcels and areas will complement and enhance the basic concept and character of Newport Dunes Aquatic Park. The scope of the landscape design for each parcel within Newport Dunes Aquatic Park shall include a planting program, an irrigation plan, treatment of paving, the designation of street furniture, and the planning of related amenities. The landscape design plan shall also be reviewed and approved by the City of Newport Beach. 1. Design Criteria and Requirements: a. Shrubs, Vines, and Ground Cover (1) All chain link fencing that may be allowed shall have vines, shrubs, or trees in espalier form, planted on and/or against them. (2) Flowering vines shall be used for color and for softening effect. Page 8 of 14 1 b. Trees Trees shall be planted within each parcel of Newport Dunes Aquatic Park in accordance with City of Newport Beach requirements and as approved by Director, EMA/Harbors, Beaches and Parks. c. Paving (1) Paving shall serve as a connecting, unifying element within each parcel and throughout Newport Dunes Aquatic Park. (2) Landscape development of the Demised Premises shall involve materials other than plants, i.e., concrete, wood, stone, gravel, sand, etc. (3) Paved areas intended for parking or vehicular access shall not be considered a part of the landscape development. (a) Planting Plan Preliminary planting plans shall be reviewed and approved by the Director, EMA/Harbors, Beaches and Parks. Preliminary planting plans shall identify type, size, and location of all plant material and any other construction materials (i.e., stone). Selection of plant material shall be made in accordance with climate and soil conditions as well as the overall theme of the proposed landscape. Use of native and drought resistant plants adaptable to the environmental conditions are highly encouraged. Selection of street trees shall be made in accordance with City of Newport Beach standards. (b) Irrigation Plan All irrigation systems shall be automatic. E. REST ROOM FACILITIES Rest room facilities for all structures shall be best quality and conform to the requirements of the Uniform Plumbing Code and applicable City of Newport Beach codes. Rest room facilities shall be designed to be available and easily accessible to the public, including handicapped. F. SIONS Signage shall be planned, designed, and developed to be consistent between -each parcel of Newport Dunes Aquatic Park and shall be carried out with a compatible and consistent design theme, using similar SB:alj:da 0458w-9 Page 9 of 14 05-18-88 materials and similar scale. All signage shall conform with applicable City of Newport Beach building permit requirements. 1. Objectives a. To provide sign criteria as a standard to be used by Tenant for sign submittal, and by the Director, EMA/Harbors, Beaches and Parks, for administration of these submittals; b. To provide adequate direction information as to where an activity is located, and what is available when one arrives on the Demised Premises; c. To architecturally maintain the theme of Newport Dunes Aquatic Park as it pertains to signs; d. To assist the individual sublessees and tenants in identifying their activities. 2. Two Types of Signing (Permanent and Temporary) a. Permanent Signs (Informational and Business Operations) (1) Informational --Where and What (a) Directional Signs that may be provided by the State, the County of Orange, or the City of Newport Beach to direct the public to Newport Dunes Aquatic Park, to identify the park, and to direct the public to the various activities within the park. (b) Functional or Parcel Identification Signs --Provided by Tenant to identify and present major activities on the parcel and the activities of its sublessees. (c) Public Activity Identification signs, such as Bicycle Trail, Parking, No Parking, One Way, Pedestrian Crossing, etc., will be left to the discretion of Tenant upon review and approval by Director, EMA/Harbors, Beaches and Parks. b. Temporary Signs (1) Special Occasion (a) Example --Grand Opening, Special Event, Holiday Event, etc. 1) Tenant may display a banner with appropriate words for such occasions. 2)' Individual sublessees may participate with similar signs. (Signs to be professionally . SB:aljprepared.) :da 0458w-10 Page 10 of 14 *05-18-88 ) 3) Maximum time limit for this type of sign display is fourteen (14) days. (b) Recognition Before a Permanent Sign is Approved 1) Signs shall be displayed on a three-legged easel or hung on a wire inside the glass line of completed space. 2) Sign must be professionally prepared. 3) Credit signs for Contractors/Architects and Designers a) Standard office or company sign may be used. b) Maximum size to be four (4) feet by eight (8) feet. 3. Construction requirements and permits shall be in accordance with the City of Newport Beach. 4. Restrictions a. No signs of any type other than those described in the foregoing shall be allowed to become attached to or permanently placed within the display windows of any store, or attached to the outside walls of any store, or placed in a hanging position either parallel or perpendicular to a storefront, or free standing, without first being approved by the Director, EMA/Harbors, Beaches and Parks. b) No flashing or animated signs. c) No revolving or oscillating signs. d) No exposed neon or "can -type" fluorescent signs. 5. Approval of Signs a. Two copies of all sign documents being proposed shall be submitted to the office of the Director, EMA/Harbors, Beaches and Parks, at least two (2) weeks in advance of required approval. If approved by Director, EMA/Harbors, Beaches and Parks, it must then be submitted to City for permits. b. The following items will be specified: (1) Picture or sketch of the proposed sign. (2) Color designation. SB:alj:da 0458w-11 Page 11 of 14 05-18-88 R (3) Sign layout, including dimensions and size of lettering and logo. (4) Graphics. (5) Location on the building; or in the case of an architectural structure, the location. (6) Materials used for construction. c. Both copies of sign documents are to be approved by Tenant and stamped and dated accordingly. d. Any sign(s) installed without the approval of the Director, EMA/Harbors, Beaches and Parks, will be taken down immediately upon notification. All expenses incurred in this sign removal will be borne by Tenant. IV. MARINA CONSTRUCTION The basic philosophy governing the construction of facilities in the water areas of the Demised Premises shall be based upon the need for safety and durability as well as conveniences and sightliness. Structural elements of gangways, floats, piling, and similar features must be adequate to safeguard not only human life but also the integrity of the ) boats and other material objects kept by boaters. Materials of construction must resist the corrosive effects of the saltwater environment to assure low maintenance and long life of the structures. Floats must be designed to assure permanent buoyancy. Best quality utilities will be required to provide for the convenience and safety of boaters, and all construction must conform to the pleasing appearance of the overall development. The marina shall be developed subject to plans and specifications approved by the Director, EMA/Harbors, Beaches and Parks, and in accordance with City building code compliance and issuance by City of appropriate approvals and permits. Slips shalt not be occupied by boats more than three (3) feet longer than the slip. All slips shall be single occupancy unless otherwise approved by the Director, EMA/Harbors, Beaches and Parks. V. UTILITIES Tenant must install all utilities at his own expense. All utilities on the Demised Premises, except those on the floats, must be placed underground in accordance with the requirements of this Design Criteria. All underground utilities, including service connections, must be installed as specified by the City of Newport Beach prior to surface improvements --such as paving, curbs, and gutters, etc. SB:alj:da 055B-8p 'T8 Page 12 of 14 l A. SEWERS / 1. General Sewers shall be designed in accordance with requirements of the City of Newport Beach and the local sanitary district. Installation and design shall be per City of Newport Beach with Director, EMA/Harbors, Beaches and Parks' approval. Holding Tank Pump -Out Facilities City, County, State, and/or Federal laws require marinas to provide facilities for pumping out and disposing of the contents of marine toilet devices on boats. It shall be the responsibility of Tenant to install and maintain such facilities so as to comply with requirements of the Settlement Agreement, CDP, and applicable ordinances as determined by City of Newport Beach with Director, EMA/Harbors, Beaches and Parks' approval. B. ELECTRICAL,POWER 1. General Tenant shall provide facilities for the transmission, metering, and distribution of electrical power within the Demised Premises in accordance with City of Newport Beach criteria and the requirements of the Southern California Edison Company or other appropriate public utility company serving the Newport Beach area. Codes All electrical construction shall comply the National Electric Code as amended and Newport Beach, County of Orange, and the State of California. 3. Underground Requirements with the requirements of adopted by the City of Safety Orders of the All exterior wiring including feeders, distribution systems, street and parking area lighting and building services shall be underground in conduit. Load center substations and transformers may be above ground on concrete pads, weather protected, and located so as to blend with the architectural design of the area. TELEPHONE AND TELEVISION Telephone and cable television provisions shall be provided in the Demised Premises. Wiring devices provided for telephone service shall be in accordance with the requirements of the City of Newport Beach and provided by Pacific Bell or a qualified company serving the Newport Beach area. SB:alj:da 0458w-13 Page 13 of 14 05-18-88 WATER The water supply system shalt conform to applicable requirements of National Fire Protection Association (NFPA) Bulletin No. 303, "Fire Protection of Boatyards and Marinas"; to the applicable requirements of "Standard Specifications for Domestic Water System, City of Newport Beach"; and other NFPA standards referenced therein, as required by the City of Newport Beach. The District Manager of the local water district serving the Newport Beach area should be contacted to ensure coordination prior to the installation of the facilities. VI. RUBBISH COLLECTION A. GENERAL All individual refuse containers shall be provided with single use disposable liners which can be tied off and removed to a concentration point. B. LAND AREA Adequate numbers of approved containers shall be placed throughout the Demised Premises to provide the public and boat owners convenient means of disposing trash. At points of concentration, Tenant shall provide adequate numbers of attachable containers that are compatible with the rubbish collection equipment serving Newport Dunes Aquatic Park. These containers shall be stored in a totally enclosed area. The enclosed areas shall be designed of smooth, easily cleanable floors and walls and shall be provided with equipment and drainage for cleaning all containers. WATER AREA Adequate numbers of approved containers shall be provided on the main floats. It shall be the responsibility of Tenant to transport the contents of these containers to the points of concentration mentioned previously. VII. DISPOSAL OF FLAMMABLE LIQUIDS Tenant shall provide the means for boat owners to dispose of waste oil, paint thinner, diesel fuel, and similar flammable liquids. At least one such facility shall be provided in each marina/boat area. Receivers shall be underground, liquid -tight, and be designed and located so as to be easily emptied by means of vacuum trucks for remote disposal at an approved site. The details and location of the receiving container shall be subject to the approval of the City of Newport Beach Fire Department, Orange County Fire Department, and the Director, EMA/Harbors, Beaches and Parks. SB:alj:da 0055f� 1164 Page 14 of 14 RECEIVED b 4UNIS1988 1 HA556-101.21 NEWPORTy�iA�fi�i, \% 2 Upper Newport Bay ¢ALI6_,,• 3 4 OPTION AGREEMENT (Newport Dunes Aquatic Park) 5 6 THIS OPTION AGREEMENT, hereinafter referred to as "Option," is made 7 1988, by and between County of Orange and Orange County Harbors, Beaches and Parks District, hereinafter collectively referred to as "COUNTY," and Newport Dunes 8 Partnership, a California General Partnership, hereinafter referred to as "OPTIONEE." 9 R E C I T A L S 10 A. COUNTY is the owner of certain real property in Upper Newport Bay commonly known 11 as Newport Dunes Aquatic Park, hereinafter referred to as "Newport Dunes". 12 B. February 25, 1958, COUNTY and Newport Dunes, Inc., a California Corporation entered into a lease covering Newport Dunes, subsequently amended or modified on various 3 dates, hereinafter collectively referred to as the "original lease." 14 C. The original lease expires May 30, 200& 15 D. March 2, 1965, the original lease was amended with respect to a 6.4 acre parcel designated for hotel development. The amendment extended the lease term on the 6.4 16 acre parcel to February.28, 2015, on the condition that the hotel be completed and in operation prior to December 31, 1966. 17 E. The deadline for construction was subsequently extended to December 31, 1971, 18 at which time the amendment and the right to build the hotel expired due to non- performance. 19 F. January 19, 1888, County consented to an assignment of the original lease to 20 facilitate reorganization from Newport Dunes, Inc., a California Corporation, to OPTIONEE. 21 G. A plan has been approved by OPTIONEE, COUNTY, California Coastal Commission, and 22 the City of Newport Beach, for the redevelopment of Newport Dunes to respond to public demand and provide additional service and convenience to the general public. Said 23 plan was approved through the Settlement Agreement dated May 17, 1983, as amended, hereinafter collectively referred to as "Settlement Agreement". 24 H. The Settlement Agreement defines the redevelopment plan and outlines the maximum 25 level and conditions of development allowed. y)6 1. There are also requirements•and restrictions as to use of the property set forth in the Tidelands Grant by the State of California to the County of Orange (Chapter 526, 27 Statutes of 1919, State of California, as amended). 28 SB:alj:sf 85-25-1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 J. OPTIONEE proposes to redevelop Newport Dunes in three phases. In order to facilitate this phased redevelopment and provide increased public service, COUNTY and OPTIONEE have agreed to replace the original lease and enter into the following agreements: 1. An amended and substituted original lease, hereinafter referred to as "Substituted Lease" covering Parcel D. attached hereto as Exhibit 1. 2. A new lease, hereinafter referred to as "Lease" covering Parcel A, attached hereto as Exhibit 2. 3. A separate option to incorporate Parcels B and C into said Lease for Parcel A, hereinafter referred to as "Option Agreement to Amend Lease", attached hereto as Exhibit 3. NOW, THEREFORE, in consideration of the above, the parties hereto mutually agree to the following terms and conditions: 1. DEFINITIONS (PMO2.1 N) "COUNTY" means the County of Orange and Orange County Harbors, Beaches and Parks District. Actions to be taken by the COUNTY under this Option shall be taken by the Board of Supervisors of the political body which executed this Option or its representatives specifically authorized to take such actions under this Option. 1 "Director, EMA/Harbors, Beaches and Parks" means the Director of Harbors, Beaches and parks, Environmental Management Agency of the County of Orange, or upon written notice to OPTIONEE, Director's designee. "Director of GSA" means the Director of General Services Agency of the County of Orange, or upon written -notice to OPTIONEE, Director's designee. "Real Estate Manager" means the Manager, General Services Agency, Real Estate Division of the County of Orange, or upon written notice to OPTIONEE, Manager's designee. "Design Review Board" means the Design Review Board created by the Director, EMA/Harbors Beaches and Parks, for the purpose of reviewing and approving the development plans proposed by OPTIONEE, or upon written notice to OPTIONEE, Director's designee. "City" means the City of Newport Beach, a Municipal Corporation. "City/Building Department" means the Building Department of the City of Newport Beach. "Settlement Agreement" means the tri-party agreement dated May 17, 1983, as amended, between Newport Dunes, Inc., City and COUNTY that sets forth the redevelopment plan and establishes the maximum level and conditions of development allowed for Newport Dunes. "EIR 230" means the final Environmental Impact Report 230 prepared for the Redevelo, ment of Newport Dunes and certified by the Board of Supervisors Decemberr23, 1980. SB:ali:sf 85-25-2 5-19-88 -2- 2 3 4 5 6 7 8 9 10 11 12 /13 14 15 16 17 18 19 20 21 22 23 24 25 )26 27 28 "Phase I" means the first phase of a three-phase development plan for the Newport Dunes project in the City of Newport Beach. The real property covered in Phase I is described in Exhibit A (Page 1 of 3) of the Lease (attached hereto as Exhibit 2) and shown on Exhibit B of the Lease as Parcel A. "Phase II" means the second phase of a three-phase development plan for the Newport Dunes project in the City of Newport Beach. The real property covered in Phase II is described in Exhibit A (Page 2 of 3) of the Parcel B Lease Amendment contained in the Option Agreement to Amend Lease (attached hereto as Exhibit 3) and shown on Exhibit B of the Lease (attached hereto as Exhibit 2) as Parcel B. "Phase III" means the third phase of a three-phase development plan for the Newport Dunes project in the City of Newport Beach. The real property covered in Phase III is described in Exhibit A (Page 3 of 3) of the Parcel C Lease Amendment contained in the Option Agreement to Amend Lease (attached hereto as Exhibit 3) and shown on Exhibit B of the Lease (attached hereto as Exhibit 2) as Parcel C. Phase III may precede or follow Phase II in the development of the Newport Dunes project. 2. OPTION (PMO3.1 N) For valuable consideration, receipt of which is hereby acknowledged, COUNTY grants OPTIONEE an option to enter into the Substituted Lease, Lease, and Option Agreement to Amend Lease for Newport Dunes, in accordance with the covenants and conditions set forth in Exhibits 1, 2, and 3 attached hereto. 3. TERM (PMO5.1 S) The term of this Option shall be nine (9) months and shall commence upon the date first written above. 4. OPTION EXTENSION (PM0 6.1 N) The term of the option may be extended under the following circumstances: A. First OPTIONEE may extend, without cost, the term of this Option for up to ninety (90) days if OPTIONEE's "preliminary plans" as defined in Clause 5 (CONDITIONS) have been approved in writing by the Design Review Board; and B. Then if OPTIONEE is delayed in fulfilling the requirements of this Option through no fault of its own or through no fault of its agents or employees, this Option will be extended without cost to OPTIONEE for up to one hundred eighty (180) additional days by Real Estate Manager. Any extension for more than one hundred eighty (180) days must be approved by COUNTY. Any notice or request for extension must be in writing, must outline the reasons why an extension is requested, outline OPTI'ONEE's current status in terms of compliance with the requirements of this Option, provide an estimated timeline for full completion of all option requirements, and must be delivered to Real Estate Manager at least fifteen days prior to expiration of this Option. 5. CONDITIONS (PM07.1 N) This Option may not be exercised until the following terms and conditions have been met.,] SB:alj:sf 85-25-3 -3- 2 3 4 5 6 7 8 9 10 11 12' 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 A. Architect and Design Consultants - Phase I Prior to execution of this Option, OPTIONEE submitted a written description to Director, EMA/Harbors, Beaches and Parks, for approval of OPTIONEE's design team (hereinafter referred to a "Design Team") including previous project references, prior applicable projects, and resumes for each lead member. The Design Team has applicable experience and demonstrated ability to design a public recreational facility in accordance with requirements of the Lease and Settlement Agreement. Members of the Design Team are appropriately licensed in the State of California and have been approved by Director, EMA/Harbors, Beaches and Parks. B. Schematic Plans and Environmental Requirements - Phase I Within thirty (30) days after the date of execution of this Option, OPTIONEE shall submit to the Director, EMA/Harbors, Beaches and Parks, for Design Review Board examination "schematic plans" for development and use of the Demised Premises for Phase I (hereinafter referred to as "Demised Premises"), in accordance with requirements of the Lease and Settlement Agreement. Schematic plans shall be prepared by the Design Team and shall include: (1) A site layout of the Demised Premises showing uses, buildings, landscape development, drainage, and other features; (2) Schematic floor plans of all structures, simple elevations of buildin and architectural theme; (3) A general description of uses, improvements, and methods of operation; and (4) A general outline of specifications describing materials and methods of construction and an estimate of the total cost of improvements planned. The development plan proposed by OPTIONEE for Phase I will be reviewed for consis- tency and compliance with EIR 230 prepared for Newport Dunes and approved by the COUNTY. The review and written determination of compliance will be made by the County of Orange, Environmental Management Agency, Environmental and Special Projects Division, hereinafter referred to as "EMA/ESP", and issued to the Director,) EMA/Harbors, Beaches and Parks. The Design Review Board will approve, rule, reject, or comment as appropriate regarding the schematic plans submitted within twenty (20) days after the written notification of compliance from EMA/ESP to the Director, EMA/Harbors, Beaches and Parks, or twenty (20) days after the day schematic plans were submitted, whichever comes later. Once the Design Review Board has.•granted approval of the schematic plans, the development plan shall only be subject to further schematic review if changes are made by the OPTIONEE or other public entities in addition to or inconsistent with the prior approval as determined by Director, EMA/Harbors, Beaches and Parks. If, as a result of specific design features proposed by OPTIONEE, additional environmental documentation is required by EMA/ESP, OPTIONEE shall, at its own 2811 SB:alj:sf 85-25-4 -4- 5-19-88 1 1 2 3 4 5 6 7 8 9 10 11 12 14 15 16 17 18 19 20 21 22 23 24 25 27 m expense, process same in accordance with County of Orange procedures, and the Design Review Board will approve,,rule, reject, or comment as appropriate regarding the schematic plans submitted within twenty (20) days of the completion of the addendum or supplement to EIR 230 or twenty (20) days after the day the schematic plans were submitted, whichever comes later. OPTIONEE shall request a finding from the Planning Agency of the City that the proposed development of Phase'I is in conformance with the Settlement Agreement and the City General Plan pursuant to Section 65402 of the Government Code, State of California. C. Preliminary Plans - Phase I Within sixty (60) days after the date of Design Review Board approval of schematic plans, OPTIONEE shall submit to Director, EMA/Harbors, Beaches and Parks, for Design Review Board examination "preliminary plans" for development and use of said Demised Premises in accordance with the requirements of the Lease and Settlement Agreement. Preliminary plans shall be prepared by the Design Team and shall consist of: (1) A detailed site plan of the Demised Premises showing all improvements planned for the site. This plan shall show any existing and proposed easements affecting the Demised Premises, ingress and egress to and from the Demised Premises, parking, location of all utilities, drainage plan, and grade elevations of all structures; (2) Floor plans, elevations, and sections of all structures; (3) Finalized landscape development plans, prepared by a licensed landscape architect, with Horticulture palette and irrigation plans; (4) Structural, mechanical, and lighting systems; (5) Complete outline specifications to cover all phases of the work; (6) A detailed cost estimate of all improvements; (7) Exterior color schemes of all buildings; (8) A detailed estimate of the construction schedule; and (9) A colored rendering or model; The Design Review Board will approve, rule, reject, or comment on the preliminary plans within twenty (20) days after their receipt. Once the Design Review Board has granted approval of preliminary plans, the development plan will only be subject to further preliminary plan review if changes are made by the•OPTIONEE or other public entities in addition to or inconsistent with the prior approval as determined by Director, EMA/Harbors, Beaches and Parks. SB:al j:sf 85-25-5 5-19-88 -5- 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 D. Construction Contract Documents - Phase I Within forty-five (45) days after the date of Design Review Board approval of pre- liminary plans, OPTIONEE shall submit to Director, EMA/Harbors, Beaches and Parks, for Design Review Board examination, "construction contract documents" and architect's cost estimates for development of the Demised Premises. Construction contract documents shall consist of the following: (1) Complete architectural, landscape, (2) Complete specifications; (3) Construction contract form for all (4) Construction schedule. and engineering working drawings; work OPTIONEE contracts for; and The Design Review Board will approve, rule, reject, or comment on the construction contract documents within twenty (20) days after their receipt. Once the Design Review Board has granted approval of the construction contract documents, the development plan will only be subject to further construction contract document review if changes are made by the•OPTIONEE or other public entities in addition to or inconsistent with the prior approval as determined by Director, EMA/Harbors, Beaches and Parks. At the same time construction contract documents are submitted to Director, EMA/- Harbors, Beaches and Parks, OPTIONEE will submit construction contract document ) to City's Building Department for plan check and pay such fees as required. Within twenty (20) days after review of construction contract documents as called for above, OPTIONEE shall have completed all corrections and adjustments in con- struction contract documents as required by the Director, EMA/Harbors, Beaches and Parks, Design Review Board, City/Building Department, and other concerned agencies, and shall have obtained Design Review Board approval and appropriate permits front City/Building Department for construction. E. Phased Development Plan - Phases II and III At least forty-five (45) days prior to expiration of this Option, OPTIONEE shall submit to the Director, EMA/Harbors, Beaches and Parks for Design Review Board examination the proposed phased development plan and schematic plans for Phases 11 and III development and use of Parcels 8 and C, in accordance with requirements of the Option Agreement to Amend Lease, Lease, and Settlement Agreement. Schematic plans shall be prepared by the Design Team and shall include: (1) A site layout of Phases 11 and III showing uses, buildings, landscape development, drainage, and other features; (2) Schematic floor plans of all structures, simple elevations of buildings, and architectural theme; (3) A general description of uses, improvements, and methods of operation; S11:alj:sf 85-25-6 5-19-88 -6- VA 3 ►1 5 6 7 8 9 10 11 12 14 15 16 17 18 19 20 21 22 23 24 25 J6 27 28 (4) A general outline of specifications describing -materials and methods of construction and an estimate of the total cost of improvements planned; and; (5) Projected cost estimate and construction schedule for Phases II and III. The Design Review Board will approve, rule, reject, or comment on the phased development plan within twenty (20) days. Within twenty (20) days after review of the phased development plan for Phases II and III, OPTIONEE shall have completed all corrections and adjustments as required by the Director, EMA/Harbors, Beaches and Parks, Design Review Board, and City and obtained Director, EMA/Harbors, Beaches and Parks final approval. F. Deferred Maintenance (Parcel D At least forty-five (45) days prior to expiration of this Option, OPTIONEE shall submit to the Director, EMA/Harbors, Beaches and Parks, for Design Review Board examination, the proposed plan to cure deferred maintenance of existing facilities on Parcel D. Parcel D is the real property described in Exhibit A and shown on Exhibit B of the Substituted Lease (attached hereto as Exhibit 1). The plan must correct all items of deferred maintenance to the satisfaction of the Director, EMA/Harbors, Beaches and Parks and ensure appropriate public health and safety until redevelopment is started as required in the Substituted Lease or as provided in Section E (Phased Development Plan) above. The plan will identify each item of deferred maintenance, indicate the corrective action to be taken, and provide construction cost estimates and implementation schedule. The Design Review Board will approve, rule, reject, or comment on the plan to cure deferred maintenance on Parcel D within twenty (20) days. Within twenty (20) days after review of the plan to cure deferred maintenance on Parcel D, OPTIONEE shall have completed all corrections and adjustments as required by the Director, EMA/Harbors, Beaches and Parks, Design Review Board, and City and obtained Director, EMA/Harbors, Beaches and Parks final approval. G. California Coastal Commission The development proposed by OPTIONEE will be reviewed for consistency and compli- ance with the approved Coastal Development Permit, as amended, hereinafter collect- ively referred to as "CDP," prepared for Newport Dunes and approved by the California Coastal Commission. Prior to expiration of this Option, OPTIONEE shall obtain: (1) Final approval of plans and specifications by the Director of the California Coastal Commission (hereinafter referred to as "Director of CCC") regarding compliance with all conditions and requirements of the CDP. (2) Plans prepared in Section E above will require Director of CCC approval regarding Phases II and III development. SB:al j :s f 85-25=7 5-19-88 -7- 3 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 The approval and written determination of compliance shall be made by Director of CCC and issued to the Director, EMA/Harbors, Beaches and Parks. Any deviation from the approved CDP may require an amendment to the CDP or a separate CDP. H. Initial Construction Cost Reimbursement - Phase I Prior to expiration of this Option, OPTIONEE shall obtain written approval from Director, EMA/Harbors, Beaches and Parks, of a procedure to approve and authorize construction progress payments during the initial construction period for Phase I (Parcel A). The procedure shall be in letter form, identify specific improvements, and outline the method and documentation required for OPTIONEE to request and Director, EMA/Harbors, Beaches and Parks, to authorize a series of progress payments as provided in Clause 18.C. (INITIAL CONSTRUCTION COST REIMBURSEMENT) of the Lease. I. Submittals to Real Estate Manager Prior to expiration of'this Option OPTIONEE shall have submitted the following and obtained approval from the Real Estate Manager% (1) Satisfactory evidence of OPTIONEE's ability to finance the cost to demolish the existing improvements and to construct the development planned for the Demised Premises in accordance with the requirements of the Lease and Settlement Agreement. If OPTIONEE plans to hypothecate the leasehold or a portion thereof, as security for a loan, OPTIONEE shall submit all documents proposed in the loan transaction along with a processing fee and request for COUNTY's consent to the proposed hypothecation. Such hypothecation documents shall be submitted in accordance with Clause 31 (ASSIGNING, SUBLETTING; AND ENCUMBERING) of the Lease. (2) Satisfactory evidence that OPTIONEE and OPTIONEE's current sublessees under the original lease for Parcel A will either: (a) Terminate their sublease agreements upon execution of the new Lease and enter into new subleases, or (b) Amend current subleases to terminate reference to the original lease and recognize, upon execution, the new Lease. (3) Title reports reflecting condition of title to Parcels A, 8, C, and D acceptable to Real Estate Manager. (4) The $30,000 security deposit as required by Clause 17 (SECURITY DEPOSIT) of the Lease. (5) Assurance of construction completion in accordance with Clause 20 (TENANT'S ASSURANCE OF DEMOLITION AND CONSTRUCTION COMPLETION) of the Lease. (6) Evidence of insurance coverage which fully complies with Clause 30 (INSURANCE) of the Lease.. 28 SB:alj:sf 85-25-8 5-19-88 t� A 3 4 5 6 7 8 9 10 11 12 "' 13 14 15 16 17 18 19 20 21 22 23 24 25 )6 27 m (7) Evidence that the proposed development is in conformance with both CEQA and EIR 230 from EMA/ESP and with the General Plan and Settlement Agreement from the City. (8) A properly executed Quitclaim: Deed of the original lease regarding Parcels A and C acceptable to Real Estate Manager. The quitclaim Deed will be recorded upon execution by COUI4TY of the Lease, Substituted Lease, and Option Agreement to Amend Lease. (9) Execution of the follow.i.ng documents in triplicate: (a) Substituted Lease (b) Lease (c) Option Agreement to Amend Lease (including amendments attached thereto) 16. REVIEW OF PHASE I BY COUNTY AND CITY OF NE'WPORT BEACH (PM08.1 N) OPTIONEE hereby acknowledges that one of the purposes of -this Option is to afford OPTIONEE, COUNTY, and City the opportunity to determine whether or not OPTIONEE is able to meet the various conditions and obtain the required approvals as set forth in this Option prior to execution by COUNTY of the'Substituted Lease, Lease, and Option Agreement to Amend Lease. Several of those conditions involve obtaining review and approval from officers, employees, or agents of COUNTY and City. Each such review shall be conducted in an independent manner and nothing contained herein shall be deemed to limit the jurisdiction or authority otherwise possessed by said officers, employees, or agents in the conduct of such review. Nothing contained in this Option shall be deemed to imply that said approvals will be forthcoming, and the failure to issue any such approval of permit by any officer, employee, or agent of COUNTY and/or City shall not be deemed in any manner a breach of this Option, nor shall any such denial give raise to any claim, liability, obligation or cause of action with respect to this Option or the attached Substituted Lease, Lease, and Option Agreement to Amend Lease. OPTIONEE shall obtain any and all permits, licenses, or approvals that may be requireo in connection with the demolition, construction, maintenance-, or operation of the structures and improvements on the Demised Premises including, but not limited to, approvals and permits from the following agencies: A. County of Orange B. City of Newport Beach C. California Department of Fish & Game D. California Coastal Commission E. California Regional 'dater Quality Control Board F. California Department of Housing & Community Development G. Army Corps of Engineers H. State Lands Commission COUNTY shall not unreasonably withhold approval or consent to any application by OPTIONEE with respect to any permits or approvals related to'activities or improvements approved by COUNTY in accordance with this Option which may be required by any govern- mental or other regulatory agency. SB:alj•:jh 85-25-9 5-19-88 t 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 No permit, approval, or consent given by COUNTY or its officers, employees, or agents, acting in its/their governmental capacity, shall affect or limit OPTIONEE's obligations under this Option or the Lease nor shall any approvals or consents given under this Option by COUNTY, as a party to this Option, be deemed approval as to compliance or conformance with applicable governmental codes, laws, rules, and/or regulations. 7. OPTIONEE'S RIGHT TO ENTER DEMISED PREMISES (PMO9.1 N) Subject to prior written approval and any conditions specified by the Director, EMA/ Harbors, Beaches and Parks, OPTIONEE and its authorized representatives shall have the right to enter upon, to pass, and to repass over and along Parcels A, B, and C not currently under lease to OPTIONEE, to do the surveying and testing necessary for OPTIONEE to prepare the herei nabove-descri bed schematic plans, preliminary plans, and construction contract documents. OPTIONEE hereby agrees to indemnify COUNTY and hold COUNTY harmless from any loss or liability incurred by reason of the exercise of this right. Should this Option be terminated, OPTIONEE agrees to repair any and all damages caused to Parcel A, B, and C by reason of any such investigation or investigations. 8. ASSIGNMENT (PMO10.1 N) A. Assignment Prohibited This Option, or any part or portion thereof, shall not be sold, assigned, or oth-- wise transferred, hereinafter referred to as "Assignment." j The only exception to this prohibition is with the prior written consent of Real Estate Manager to an Assignment by OPTIONEE of OPTIONEE's interest in this Option, or any portion thereof, to any lineal decendent(s) of Anne L. Evans, and/or such issue of decendent(s), and/or any trust and/or business entity created for her and/or their exclusive benefit. If such an Assignment is proposed, OPTIONEE shall notify Real Estate Manager and provide all documentation thereto including consideration. Real Estate Manager shall not arbitrarily withold consent to such an Assignment, but Real Estate Manager may withold consent if OPTIONEE has not demonstrated that the proposed assignee has the necessary experience, organization, and financial capabilities to fulfill the terms and conditions of this Option. OPTIONEE shall submit all documents proposed in the transaction along with a processing fee and request for Real Estate Manager's consent. Failure to obtain Real Estate Manager's required prior written consent of an Assignment will render such assignment void. OPTIONEE may appeal the determination of Real Estate Manager to the Director of GSA, whose decision shall be final and conclusive. Notwithstanding anything else to the contrary as set forth herein, no such consent shall be necessary in the case of any transfer or assignment of an interest in OPTIONEE and/or in this Option caused by the death or incapacity of OPTIONEE and/or any party who owns an ownership interest. SB:nb.sf 85-25-10 5-19-88 -10- 2 3 4 5 6 7 8 9 10 11 12 .Nu. A3 14 15 16 17 18 19 20 21 22 23 24 27 M B. Sale of Stock or Interest If OPTIONEE hereunder is a corporation or an unincorporated association or partner- ship, the sale, transfer, or assignment of any stock or interest in said corporatior association, or partnership in the aggregate exceeding twenty-five percent (25%) shall be deemed an assignment within the meaning of this clause and shall terminate this Option. OPTIONEE must notify Real Estate Manager of any sale, transfer, reorganization, or assignment and shall provide all documentation thereto including consideration. 9. EXERCISE OF OPTION (PM011.1 S) At any time during the option term that OPTIONEE has performed all conditions as set forth in Clause 5 (CONDITIONS) of this Option to the satisfaction of COUNTY, OPTIONEE may exercise this Option by giving Real Estate Manager written notice of election to do so, accompanied by properly executed copies of all three documents (Substituted Lease, Lease, and Option Agreement to Amend Lease) in triplicate. 10. EXECUTION OF DOCUMENTS (PM012.1 N) Upon proper exercise of the option by OPTIONEE and receipt of fully executed documents as defined in this Option, COUNTY shall, within thirty (30) days, simultaneously execute the Substituted Lease, Lease, and Option Agreement to Amend Lease. 11. DOCUMENT DATE (PM013.1 S) It is understood and agreed that the date of the Substituted Lease, Lease, and Option Agreement to Amend Lease shall be the date of execution of the documents by COUNTY. 12. TERMINATION (PM014.1 S) Failure of OPTIONEE to meet the terms and conditions of this Option fully and sati- factorily within the time limits stated shall absolutely and conclusively terminate OPTIONEE's rights hereunder, notwithstanding the fact that COUNTY may choose to negotiate a lease with OPTIONEE within a reasonable time after the expiration of this Option. Any default by OPTIONEE under this Option or OPTIONEE's failure to exercise the Option shall not constitute a default under OPTIONEE's original lease with COUNTY. In the event of any such termination, within five (5) days of COUNTY's request OPTIONEE shall execute, acknowledge, and deliver to COUNTY for recording a quitclaim deed or other document reasonably requested by COUNTY's counsel, or a reputable title company, to remove any cloud on title created by this Option. 13. DISCLAIMER OF REPRESENTATIONS OR WARRANTIES (PM015.1 S) A. OPTIONEE agrees that COUNTY has made no representations, warranties, or agreements as to any matters concerning the Demised Premises, including but without being limited to, the land, marketability of title, topography, climate, air, water, water rights, utilities, present or future zoning, soil, subsoil, hazardous substances, waste or materials, the purposes for which the property is suited, drainage, access to public roads, proposed routes of roads or extensions thereof or the availability of governmental permits or approvals of any kind. SD:nb:sf 85-25-11 -11- 2 3 4 5 6 7 8 9 10 11 12 13 14' 15 16 17 18 19 20 21 22 23 24' 25 26 27 28 OPTIONEE represents and warrants to COUNTY that it and:its representatives and employees have made or will make their own independent inspection and investigation of such matters relating to the Demised Premises. B. OPTIONEE acknowledges that COUNTY has made no representations or warranties regarding the nature of its interest in the Demised Premises. Regardless of the nature of such interest, OPTIONEE agrees to accept, without warranty, only such right, title, and interest, if any, as COUNTY may have in and to the Demised Premises. COUNTY has the power and authority to execute and deliver the option and documents herein provided, 14. ENTIRE AGREEMENT (PMO17.1 N) This instrument contains the entire agreement between the parties relating to the option granted by this Option and all negotiations and agreements between the parties hereto or'. their agents with respect to this transaction are merged herein. Any oral represen- tations or modifications or waivers concerning this instrument shall be of no force and effect except in a subsequent instrument made in writing, and signed by both parties. Time is of the essence in the performance of the parties' respective obligations herein contained. 15. NOTICES (PM 018.1 S) Any notice, tender, or delivery to be given in accordance with this Option by eitht i party to the other shall be sent through the United States Mail duly registered or certified, return receipt requested with postage prepaid, or made by personal delivery to the addresses set forth below: TO: COUNTY TO: OPTIONEE County of Orange David Cherashore EMA/Harbors, Beaches and Parks Newport Dunes Partnership P. 0. Box 4048 998 W. Mission Bay Drive Santa Ana, CA 92702-4048 San Diego, CA 92109 and and County of Orange Brian T. Seltzer, Esq. GSA/Real Estate Division Seltzer, Caplan, Wilkins & McMahon P. 0. box 4106 3003 Fourth Avenue Santa Ana, CA 92702-4106 San Diego, CA 92103 Either party hereto may from time to time, by written notice to the other, designate a different address which shall be substituted for the one above specified. 16. ATTACHMENTS TO OPTION (PMFII.1 N) This Option includes the following, which are attached hereto and made a part hereof: Exhibit 1 - Substituted Lease Exhibit 2 - Lease Exhibit 3 - Option Agreement to Amend Lease SB :s f 85-25-12 S_1O-nn -12- . t 1 1 2 3 5 6 7 8 10 11 12, �I 14 15 16 17 18 19 20 21 22 23 24 25 27 IN WITNESS WHEREOF, the parties have executed this Option the day and year first above written. nPTTnNFF APPROVED AS TO FORM: County Counsel Dated a3 RECOMMENDED FOR APPROVAL: Environmental Management Agency RCBERT WINGARD General Services Agency Facilities & Real Property Real Estate Division BY X��4rh 1Z1CUvtr-cncX Real Property Agent SIGNED AND CERTIFIED THAT A COPY OF THIS DOCUMENT HAS BEEN DELIVERED TO THE CHAIRMAN OF THE BOARD LINDA D. ROBERTS Clerk of the Board of Supervisors, and governing board of the Orange County Harbors, Beaches and Parks District NEWPORT DUNES PARTNERSHIP, a Calm a General =nership ByQ�ZJ Anne L. Evans, General Partner and Trustee of the William D. Evans and Anne Ledford Evans Trust COUNTY COUNTY OF ORANGE AND ORANGE COUNTY HARBORS, BEACHES AND PARKS DISTRICT By Chairman, Board of Supervisors County of Orange, and acting as governing board of Orange County Harbors, Beaches and Parks District SB:sf 85-25-13 5-19-88 -13- ,4 I HA55B-101.,21 Upper Newport Bay DOCUMENT SUMMARY I. OPTION AGREEMENT COUNTY County of Orange and Orange County Harbors, Reaches and Parks District OPTIONEE Newport Dunes Partnership, a California General Partnership [020 in To obtain a Lease, Option to Amend Lease, and Substituted Lease for the three-phase redevelopment of Newport Dunes Aquatic Park (approximately 100 acres) in the City of Newport Beach TERM Nine Months OPTION EXTENSION A. First, Optionee may extend the term of the option for up to 90 days if Optionee's "Preliminary Plans" have been approved. B. Then GSA/Real Estate Manager will extend the term of the option for up to an additional 180 days if there is delay for which the Optionee is not at fault. CONDITIONS: The following conditions must be met during the option period: Construction Plans - All plans for redevelopment must be approved by the County Design Review Board and shall include the following: A. Architect and Design Consultants - Phase I B. Schematic Plans and Envircnmental Requirements - Phase I C. Preliminary Plans - Phase I D. Construction Contract Documents - Phase I E. Phased Development Plan - Phases II and III F. Deferred Maintenance (Parcel D) G. California Coastal Commission Plans will be reviewed and approved by the City of Newport Beach. SB:cv:nd 0933u-1 5-17-88 Page 1 of 21 A CEQA and General Plan Conformance - Previously certified EIR 230 applies to this project. In addition, the project is in conformance with the City of Newport Beach's General Plan. Additional environmental and general plan review will be provided during the option period. Initial Construction Cost Reimbursement - Phase I - Prior to expiration of the Option, Optionee and Director, EMA/Harbors, Beaches and Parks shall agree on a procedure to approve and authorize construction progress payments (not to exceed $1.5 million) for the development and operation of public oriented improvements. Financing - Optionee must provide evidence of ability to finance construction. Assurance of Completion - Optionee must provide a bond or other assurance that demolition and construction will be completed. Insurance - Optionee must provide evidence of minimum insurance coverages as identified in,the Lease. CALIFORNIA COASTAL COMMISSION The development proposed by Optionee will be.reviewed for consistency and compliance with the approved Coastal Development Permit (CDP). Any deviation from the approved CDP may require an amendment to the CDP or a separate CDP. OPTIONEE'S RIG]iT TO ENTER DEMISED PREMISES Subject to the prior written approval and conditions as specified by the Director, EMA/Harbors, Beaches and Parks, Optionee shall have the right to enter the Demised Premises and conduct necessary surveying and testing to prepare the required schematic plans, preliminary plans, and construction contract documents. ASSIGNMENT A. Assignment Prohibited - The Option Agreement shall not be sold, assigned, or otherwise transferred. The only exception is with the prior written consent of Real Estate Manager to an assignment for the exclusive benefit of any lineal descendent(s) of Anne L. Evans, or their issue. B. Sale of Stock or Interest in the aggregate exceeding 25% shall be deemed an assignment and terminate the option. EXERCISE OF OPTION At any time during the option term that Optionee has performed all conditions of the Option Agreement to the satisfaction of County, Optionee may exercise the Option Agreement by giving written notice to County. SB:cv:nd 0933u-2 5-17-88 Page 2 of 21 I TERMINATION Failure to meet. the terms and conditions of the Option Agreement within the established time limits shall terminate Optionee's rights. County reserves the right to negotiate with Optionee withfn a reasonable time after expiration. OTHER OPTION AGREEMENT CLAUSES BY REFERENCE Definitions Review of Phase I by County and City of Newport Beach Execution of Documents Document Date Notices ATTACHMENTS TO OPTION Disclaimer of Representations or Warranties Entire Agreement Exhibits 1 - Substituted Lease 2 - Lease 3 - Option to Amend Lease II. LEASE LESSOR County of Orange and Orange County Harbors, Beaches and Parks District TENANT Newport Dunes Partnership, a California General Partnership TERM 50 years (35 years without development of the hotel on Parcel C) DEMISED PREMISES (Phase I - Parcel A) Approximately 50 acres of land and approximately 25 acres of water located in Upper Newport Bay into the City of Newport Beach, commonly referred to as Newport Dunes Aquatic Park OPTION TO EXPAND LEASE AREA To facilitate redevelopment of Newport Dunes Aquatic Park as indicated in the Settlement Agreement, Tenant is granted an exclusive option to lease two additional parcels of land (Parcels B and C) as provided in a separate document "Option to Amend Lease." SB:cv:nd 0933u-3 5-17-88 Paqe 3 of 21 Upon exercise of the option for each parcel, and execution of the corresponding amendment by Lessor, the Demised Premises shall be expanded to include the respective parcel. In the event the option for Parcel C expires and the Lease has not been amended for the development and operation of a hotel, the term of the Lease shall automatically be reduced to 35 years. LIMITATION OF THE AGREEMENT USE The Lease is subject to all covenants, conditions, restrictions, and exceptions of record or apparent, including those which are set out in the Tidelands Grant by the State of California to the County of Orange. Use shall be limited to the redevelopment and operation of a public recreation facility A. Required Services and Uses 1. Boat Launch 2. Dry Boat Storage 3. Public Swim Beach 4. Day Use Parking 5. Recreational Vehicle Park 6. Overnight Camping 7. Human Powered Watercraft Launch Area 8. Beach Concessions 9. Boat Repair 10. First Aid Facility 11. Operations Building B. Optional Services and Uses 12. Interpretive Center 13. Bikd Trail 14. Pedestrian Bridge 15. Pedestrian Promenade 16. Public Restrooms 17. Transient Boat Slips (boat repair area) 18. Drinking Fountains 19. Pay Telephones 20. Sewage Dump Station 21. RV Convenience Store Subject to prior written approval of use and location by Director, EMA/Harbors, Beaches and Parks, Tenant is granted the option to provide those additional services and uses which are ancillary to and compatible with the required services and uses. Said optional services and uses shall include but are not limited to the following: 1. Vending Machines (Beverages and Snacks) 2. Game Machines 3. Newspaper Racks 4. On -Site Employee Residence (Parcel A only) 5. Marine Repair Facility 6. Equipment Rental 7. Commercial Offices/Businesses (Marine related) 8. Marina/Boat Slips on Parcel A SB:cv:nd 0933u-4 5-17-88 Page 4 of 2.1 4 C. Interpretive Center Maintained by Tenant as a nature study area. Tenant shall not permit or allow any sales, services, or other uses to be conducted, transacted or performed without the prior written approval by Director, EMA./Harbors, Beaches and Parks. D. Other Concessions and Services Subject to the prior approval of Tenant and Lessor, approval shall not be withheld unreasonably by either party. E. Restricted Use The above listed services and uses, both required and optional, shall be the only services and uses permitted. No beer, wine, or other intoxicating beverages shall be sold or consumed from public areas on the Demised Premises. Sale of such items shall be limited to the recreational vehicle park convenience store and restaurants. Consumption shall be limited to restaurants and areas specifically designated in writing by the Director, EMA/Harbors, Beaches and Parks. RENT A. Minimum Annual Rent 1. Parcel A - (Phase I) Beginning on the effective date of the Lease through t e fifth anniversary year, the minimum annual rent for Parcel A shall be Year Minimum Rent ' 1* $ --- 2 140,000 3 190,000 4 270,000 5** 360,000 *First twelve months is construction time. **Thereafter, rent is subject to adjustment. 2. Parcel B - (Phase II) (Set forth in the Parcel B Lease Amendment) 3. Parcel C - (Phase III) (Set forth in the Parcel C Lease Amendment) SB:cv:nd 0933u-5 5-17-88 Page 5 of 21 COURTON & ASSOCIATES, INC. 1400 Quail St,Suite145, Newport Beach, CA 92660 (7141752-5712. 121 South Main Street, Lake Elsinore, CA 92330 (714) 674-8691 June 9, 1988 Sandra Genis City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92663 SUBJECT: Newport Dunes Dear Sandra: I am glad we had a chance to get together to discuss the Newport Dunes. Please feel free to contact Don Southworth, Amy Adams or me at Courton and Associates to discuss any items concerning the Newport Dunes. Very truly yours, COURTON & ASSOCIATES, INC. / Lawrence H. Buxton President LHB:pmd cc: David Cherashore Robert Gleason Environmental Research • Engineering • Planning • Governmental Relations COURTON & ASSOCIATES, INC. 14000uaIISt,SuiteM5,Mewport Beach, CA 92660(714)752.5712. 121 South Main Street. Lake Elsinore, CA 92330 M E M O R A N D U M TO: Bob Burnham, Attorney City of Newport Beach FROM: Lawrence H. Buxton DATE: July 26, 1988 SUBJECT: County of Orange Approval for Newport Dunes r RECEIVED �Q JUL2 61988a- City Manager �`,^ City of New no eeaeh Attached is a copy of the County of Orange approval for the Newport Dunes project. LHB:pmd cc: Bob Wynn Attachment Environmental Research - Engineering • Planning • Governmental Relations o JUL 25 ' 88 15: 41 EVANS HOTELS N 0 • U S 5 JUI 2bOSLO IA;�p`.2�3,U1 MQOrC>UNTY Q� QM 5 ENVIRONMENTAL MANAGeMiNTAOENCy NAhe0A9, 6EACMe6 ANo PAmKs - JUL 2 5 1988 Me Dlft=m of 12 CIVIO CLN1 IA14TA ANA, OA MAILINO , SANTA ANA, CA i David L. cherashore Newport Dunes, Inc. 1131 backbay Drive Newport beach, CA 92660 Subject: Schematic Plans for Newport Dunes Phase I Stodevolopment • Design Review Dear Mr. Cheraahore; The Design Review Board (DRD) for Newport Dunes Redevelopment Phase I has reviewed the Schematic Plans submitted for subject project as you The schematic concept is acceptable, and is approved subject to following issues and approval by this office of a filial schomasolution of Lire issreve requested, site plan as Part of the "Preliminary Plans" submittal package: 1 theerequirednnumberroft"Day UsewBeach Visitor"hparY.ing spacesoran deaverlapto allocation with boat launch parking, 2. CitylCcunty determination of acceptable alto distribution within Phase I of "beach day usa" parking spaces. 3 Configuration partic design and iinternal ocirculation cation of lfor tR.V, entrance eandebou% launchularly Additional items which the DRb has "Preliminary Plan^ identified for detailed consideration at the stage of review are as follows: a. Entry Design and Architectural Statement, b. Location and design of bicycle parking and pedestrian entry elements. c, Landscaping and lighting of all parking/internal circulation areas, d. Location and design of Ecological Preserve Interpretive Center, e. Exterior building wall arohitact�iral .treatments for On -site buildings. f. Location and adequacy of maintenance area within Phase I site, S. Paving materials for R,V, site, h. Harbormastor review and approval of pedestrian bridge height. L:IH-Kh bJUL 25 '8B 15:42 EVANS HOTELS 1,10 .835 7425 Jul 25,,88 14:t'3/3"•U2 David L. Cherashore Page 2 Staff of Harbors, Beaches and Parke remains concerned, as is staff of the City of Newport Beach, with reaching an acceptable determination regarding the Allocation and distribution of.parking within the site, and with maximizing the efficiency of in6rase and ogress for the various users. i anticipate these basic issues will be resolved with submittal by Newport Dunes of a "Preliminary Plan" package. Please contact either David Rosso or Janice Bingel at (714) 834-3355 should you need any additional information. Vary ly yours r, ingard DAR:no(WP35-6)8195 cc: C. McDaniels, Fifth District Director, BMA M, Murray S, Cannis, City of Newport Beach 'S. Blanchard, GSA/RED R. Adler, LMA/BSP COURTON & ASSOCIATES, INC. A 14000uali St,sultelll%Newport Beach, CA 92660(714)752.5712. 121 South Main Street, Lake Elsinore, CA 92330(714)674.8691 July 19, 1988 Mr. Robert Wynn, City Manager City of Newport Beach 3300 Newport Boulevard Newprot Beach, CA 92660 SUBJECT: Newport Dunes Revised Plan Dear Mr. Wynn: hand. d.�ered. REICEIVED J U L1 919889- City Manager City n: %,, .d Beach ✓ The Newport Dunes is pleased to submit to you a revised plan for Redevelopment. There have been certain changes to the plan which were originally reviewed by the City in 1984. These changes are minor in nature and have been reviewed with the staff. The Newport Dunnes welcomes the opportunity for the City to confirm the Redevelopment Plan's implementation of the Settlement Agreement. Please feel free to contact me if you wish to discuss any aspect of the plan or its implementation. Very truly yours, COURTON & ASSOCIATES, INC. Lawrence H. Buxton President LHB:pmd cc: David Cherashore Robert Gleason Charlie Yates RECEIVED Fftrnirlq Ogn7 trr,,rtt JUL 191988 +. MCl""CfryT or 8EACH, CALJF, Z� Environmental Research • Engineering - Planning • Governmental Relations WAPum=V SCHEMATIC SITE PLAN N E W P O R T DUNES Mll Run we PHASE 1 : RECREATIONAL USE$��ao.�a'^""'�� MMRI&G ....,.. Lit/Q COURTON & ASSOCIATES, INC. JMJJJ F1' ; .J 14000ua11 S[.,SWte146, Newport Beach, CA 9266017141762 5712 . 721 South Main Street, Lake Elsinore, CA 92330 17141679.5 ;r_ I 1120 M E M O R A N D U M RECEIVED s Plannir.? DGF"rfirv:mt TO: Newport Dunes Project Team JUL151988 p CPI'i C; FROM: Lawrence H. Buxton NEWPORTBEACH. CALIF• DATE: July 11, 1988 N � SUBJECT: Design Review Board Meeting Notes PEOPLE IN ATTENDANCE: Buxton, Cherashore, Gleason, Owens, Dike, Moulten, Murry, Blanchard, Rosso, Bingle, Genis, Scattergood BM,* 1. Bill Moulten - Please send a copy of Coastal Development Permit extension. Will Coastal Commission review increase in RV spaces from 310 to 444? DR/LB 2. Confirm with Rick Adler that the $680 check for environmental review has in fact been received. SG 3. Are you planing to stack boat launch customers in Back Bay Drive? (left turn lane) LO 4. SCHEME A: - 624 day use parking in one lot - 200 boat launch spaces (100 x 2) LO 5. SCHEME B: - 40 day use (stacking) - 10 RV (stacking) SG* 6. The City feels that there is a significant parking shortage. 624 + 200 = 824; only 24 spaces will be left for boat launch. The Settlement Agreement is the agreement that the City of Newport Beach was a party to. The City attorney wants 800 parking spaces for beach use. The approximately 100 spaces in the RV park are not appropriate to be counted as day use. DR 7. The day use parking in the RV park may not be appropriate to use due to control problems. SB 8. Are we currently planning under a different set of conditions than when the Settlement Agreement was developed? The parking requirements might be different.; DR 9. Are there private car parking spaces included in the RV space layout? Environmental Research • Engineering • Planning • Governmental Relations LB 10. The current partial hookups actually generate autos which now park in the day use area. The new plan reduces this parking impact on the day use area. SG 11. How many second cars are associated with launch parking? SG 12. How many boat launch users also use the beach? This data would assist is determining if the boat launch spaces can also be counted as day use parking. SG 13. Do you have any data from Sunset Aquatic Park regarding how many extra autos accompany boat launches? DR 14. There needs to be resolution of the parking issue with the City. LB 15. The original concept was based on maintaining existing conditions. The current operation allows boat launch parking in day use. LB 16. Newport Dunes lost land to PCH widening (+ 30 RV spaces) and bike path (10' ROW). There should be some "credit" given towards day use parking. DO 17. Can you lease more property from the Irvine Company to construct more parking? SG 18. The City is meeting with Courton and Associates on July 15 and the parking issues should be discussed further at that time. SG 19. Peak use data from Sunset Aquatic Park would help to determine if the parking spaces could serve 2 set of users that would be on —site at different times. SG 20. We need a set of the Newporter expansion plans to show exits on to Back Bay Drive. DR 21. The extra exit in Scheme B is a "plus". LB 22. Can we put the new Scheme B day use exit adjacent to the boat launch entrance? DC 23. We need to control exits to eliminate theft of boats and trailers. DR 24. Can you reduce•launch paperwork which would allow the use of a "dump exit"? There may be no need for an attendant at the exits. SG 25. The bus parking can be counted as day use parking. DR 26. Need landscaping and lighting plans for parking areas. DR 27. Need signage program. SG 28. City may consider an exception permit for Newport Dunes sign on PCH, if it is small. SG 29. Show bike lane transition to Back Bay Drive in engineering plans. DR/MM 30. Can you provide photos of "fake windows" (shadow box) because certain Orange County managers don't like the concept. MM 31. You need to provide a letter from Harry Gage stating that the bridge does not have to be elevated. SG 32. Please calculate the beach area. DR 33. The County proposed two guest docks which reduces the launch ramp to 9 lanes. SG 34. Residences weren't approved by the Settlement Agreement. May need minor revision to Settlement Agreement to allow manager's residence. SG 35. Any off -site signs need City of Newport Beach exception permit; on -site signs will be reviewed by City. You probably will want more signs than are allowed by the ordinance. SG 36. Please prepare an exhibit showing acreage for each land use. SG 37. 25% of spaces can be compact (7 1/2' x 15'). DR 38. A memo of understanding should be developed to clarify the current understanding of the Settlement Agreement. JB 39. Where will the maintenance area be? LB 40. New ESP project manager is Jerry Mitchell. NEWPORT DUNES REDEVELOPMENT PHASE I SCHEMATIC DESIGN QUESTIONS o Main Entrance: o Is there adequate stacking? o Should there be separate Day Use and RV Park exits? o Boat Launch Entrance: o is there adequate stacking? o Should there be two gatehouses? o Parking/Land Use: o Should Day Use parking all be in one area? o Is it acceptable to have Day Users cross RV Drive to get to the beach? o Parking count (Day Use parking for beach -goers versus' Day Use parking for boat launch and RV Park visitors; flexibility between uses'): o Day Use parking versus RV Park uses PRELIMINARY PLAN DETAILS o RV space material/use of DG o Bike trail: o Exit onto Back Bay Drive o City of Newport Beach maintenance agreement o Distance from slips to Marina restroom o Landscaping/lighting of Boat Launch Day Use Parking Area o Signage program o Health Department review of restaurants, pool, etc. o Location/design of human powered launch ramp o Launch Ramp: o Location of interim docking areas (2 fingers per EMA) o Number of lanes (9) o Location of marina restroom (west side) o Location/number of overnight guest/temporary boat slips o Architecture and landscaping of monumental sign at main entrance 7/11/88 NEWPORT DUNES REDEVELOPMENT PHASE I PRELIMINARY PLAN DETAILS (cont.) page two o Location/logistics of pylons to separate Day Use area and Boat Launch area o Size of Boat Launch parking spaces o Designation of handicap and compact parking spaces o Location of lifeguard stands on the beach o Location of HVAC and other mechanical units (on ground) o Maintenance Building: o Location of building o Storage of materials f' o Trash containers at Marina, RV Park, and Beach: o Location o Type of containers o Screening o Boat repair: o Screening 0. Designated area for boats being repaired o Design of Interpretive Center (coordinated with Department of Fish and Game) o "Grease" traps at boat wash rack o Traffic patterns in Boat Launch Parking Area (striping plan; designation of directional pattern) o Location/number of bus parking spaces o Location of bicycle access and lock -up area o Location of pedestrian access o Location of group picnic areas o Location of emergency access for RV Park on Bayside Drive 7/11/88 x " County of Orange DATE: JUN 3 p 1988 TO: Distribution FROM: David Rosso, EMA/RRR Program Planning SUBJECT: Newport Dunes Design Review Board (DRB) - Rescheduled.M@eting The first formal meeting of the DRB, scheduled for Wednesday, June 22 was cancelled and has been rescheduled for Monday July 11, at 2 P.M. in Room G19, Current Planning Conference Room. The purpose of the meeting is to evaluate and make a recommendation regarding "Schematic Plans" submitted by County's lessee, Newport Dune, Inc. (NDI). As of this date, designated appointees to the DRB are as follows: David Rosso - EMA/HBP Program Planning Mary Murray - EMA/HBP Recreation Facilities Design Stephen Blanchard - GSA/RED Property Management Christie McDaniels - Executive Assistant, Fifth District Sandy Genis - Planning Dept., City of Newport Beach Bob Collacott . .— - EMA Regulation, Development Services Other staff/offices to whom plans are provided and from which comments are requested are: EMA Planning/ESP EMA/HBP Regional Facilities Operations BMA Public Works/Construction EMA Planning/Coastal and Community Planning HCA Environmental Health A modified overall site plan, revised floor plan of marine center building, and narrative materials are attached. Please provide any written comments to this office no later than July 8. Otherwise, comments will be discussed on the llth. In the interim, I am available to coordinate review of comments/concerns and address F860188(3/84) Distribution Page 2 issues. If you or your staff would like to meet with the lessee's design team/consultants prior to the llth, contact me at 834-3346 to arrange a meeting. David A Rosso DAR:noHBO177(8060617403022) Distribution: Director, EMA/HBP C. McDaniels, Fifth District K. Scattergood, HBP Program Planning F. McLellan, Regulation/Development Services G. Britton, Coastal & Community Planning T. Miller, Regional.Facilities-Operations S. Blanchard, GSA/RED M. Murray, HBP Design S. Genis, City of Newport Beach M. Mazer, HCA Environmental Health Allan Stroh, " It it R. Adler, Planning/ESP m 9ORT F a r> (��TEWPORT DUNES 2F �� ��---�� �, 1191 BACK BAY . NEWPORT BEACH. CALIFORNIA 92660 . (714) 644.0510 �aoq, SEA �H,� PACIFIC COAST HIGHWAY OFF JAMBOREE ROAD REDEVELOPMENT PHASE I: SCHEMATIC PLANS SECOND SUPPLEMENTAL OPERATIONS INFORMATION SUBMITTAL Under terms of the Option Agreement between the County of Orange and Newport Dunes, presentation of Schematic Plans for the first phase of redevelopment were submitted June 1, 1988. The County requested additional information concerning operation of the renovated facility, with particular attention to the main entrance, traffic flow on site, and the second (boat launch) entrance. The proposed plan has taken into consideration the flexibility, degree of security, and especially traffic flow of the design and presents a system which will prove significantly more efficient than that currently in place at Newport Dunes. What follows is a brief narrative describing the proposed methods of operation for the redeveloped facility. THE MAIN ENTRANCE: The proposed entrance off Back Bay Drive will remain in approximately the same position as the existing entrance. This entrance will be the main entrance to the facility and will, at most times of the year, be the only method of entry/exit. It will be open 24 hours a day, 365 days a year. The plan currently provides an average of 240 feet of TRAILER PARK • BOAT SLIPS • LAUNCHING RAMP • MARINE SERVICE' PICNIC AREAS • SWIMMING SECOND SUPPLEMENTAL OPERATIONS INFORMATION SUBMITTAL Page Two cueing. There are four lanes at Back Bay Drive. The two outermost lanes expand near the gate, bringing the total number of lanes at the gate to six. There are three gatehouses to service the six lanes, one main gatehouse in the center island and two "outboard" gatehouses one on either side. The configuration of these lanes is entirely flexible, allowing for maximum efficiency of traffic flow while still maintaining the desired amount of security. During non -peak times, there will just be two lanes open (one entrance and one exit). These will be serviced by the central gatehouse. As use increases, however, additional lanes will be opened. As many as three lanes of entry cueing (four lanes at the gatehouses) are available, depending on the need. This plan also allows for as many exit lanes should the flow of traffic be reversed and the need arise. To further increase the efficient operation of this entrance, Recreational Vehicles will simply be waved through at the gate to check in at the Operations Center. There will be a flat fee for parking in the new facility instead of the current per -person charge, which will simplify that transaction and shorten the time each car will spend at the gate. At times when the boat launch entrance is not open, the main gate will collect the cost of the launch and then wave the car and trailer through the gate. Once the car is in the line for the launch, Newport Dunes will collect the remainder of the pertinent information. In addition, Newport Dunes will have the ability to label the lanes so that, for example, Recreational Vehicles which do not V SECOND SUPPLEMENTAL OPERATIONS INFORMATION SUBMITTAL Page Three require any main gate time may simply pass through the gate without having to wait in line. These procedures should significantly alleviate any traffic congestion along Back Bay Drive and at the entrance of the facility. TRAFFIC FLOW ON SITE: Once through the main gate, recreational vehicles will travel straight along the main road until they reach the Operations Center. They will then park in the interim parking area, register their vehicle, and then procede to their space. Congestion here will be further alleviated during peak times in two ways. First, the main road consists of three lanes, thus allowing either two lanes in and one out or vice versa. This will also allow for one lane of cueing in addition to an entrance and exit lane. Second, during extreme traffic times, an attendant will meet the vehicle in the interim parking area at the operations Center, assign the vehicle a space, and tell the operator to park the vehicle and then return to the Operations Center to register. Those people arriving at the main gate to launch their boats will procede to the right at the main intersection. During light usage times, boats will procede straight north to the launch ramp area. During time of higher usage, however, a provision has been made for significant on -site cueing. When they reach the east - west section of the Day Use Parking Area (approximately one-half of the distance along the east side of the property), they will turn left and line up all the way around the western edge of this SECOND SUPPLEMENTAL OPERATIONS INFORMATION SUBMITTAL Page Four area before proceding to the launch ramp. A Schematic Site Plan is attached that clearly shows this pattern. BOAT LAUNCH ENTRANCE: During exceptionally busy times at Newport Dunes, a second entrance has been designed specifically to handle boat launch traffic. It is located along Back Bay Drive and is approximately across from the launch ramp. This entrance is four lanes wide and will be serviced by a cental gatehouse. These four lanes, like the main entrance lanes, are flexible and will allow up to three entry lanes and one exit lane or vice versa. Roughly 60 feet of cueing is provided between the gatehouse and the street. The position of this entrance allow straight access to the boat launch line. This entrance will be open on a set schedule during the facility's busiest times. The entrance will be open daylight hours each weekend during the entire year. In addition, it will be open during holiday weekends, for special events, and at other times as needed. A schedule of the hours of operation for this entrance will be posted at both entrance gates. Additionally, Newport Dunes will establish and maintain a mailing list of its boat launch and boat storage patrons. This list will be used to send informational mailings and periodic updates concerning the operations of the boat launch facility, particularly the hours and methods of operation of the boat launch entrance. WIMBERLY WHISENAND ALLISON TONG &GOO Architects, Ltd. - MI a 140 port Centere ter Drive Suite 200 NNeachewport Caftnla 92660 Tppelec�wne 'l5M23 T29 695 WWATG UA 0 REDEVELOPMENT PHASE I: SCHEMATIC PLANS ARCHITECTURAL THEMATIC CHARACTER t The description of the architectural theme for. the Newport Dunes site must be couched in terms of the planning that is in place for the entire complex. The architectural character of the renovation and expansion of the Newport Dunes Hotel and Recreational Vehicle Park is a contemporized representation of the Spanish/Mediterranean that is widely displayed in Orange County and Newport Beach. Color represents an important component of the perception of architectural theme. The complex will consistently use tile roofs, colored in the deep ochres and reds that are readily identified with the Mediterranean theme. This commitment is not only in response to the exigencies of the thematic choice but also in recognition of the tremendous impact the project will have on the view -shed of drivers on the northbound lanes of Pacific Coast Highway. Another result of this commitment to views is the decision to design all mechanical and ventilation systems to have primary equipment and all vents either hidden within eaves of the buildings or in small garden areas adjacent to the buildings themselves. Pastels and whites will be utilized to created an overall consistency of character and to provide a sympathetic, noncompetitive backdrop to the flowers that will accent the landscape solution. Architectural components that are normal to the Mediterranean theme are utilized throughout the project. Arches in the form of Tuscan arches (arches whose radius is equal to their span) or WIMBERLYsemicircular WHISHISENAND Roman arches are utilized on virtually every building. In ALLISON TONG the form of window and doorway openings, or as architectural &GOO Architects, Ltd. fenestration creating interest on an otherwise uninteresting wall, V"1w arches are a unifying element through the complex. Mediterranean architecture can be broadly divided into two categories: Informal, the village and farmhouse and Formal, the villa and palace. Authentic Mediterranean village architecture is an architecture of proportion and innocence. The village organization of the central complex supports the scale and simplicity that those buildings display. The basic Mediterranean statement is contemporized t via simplification of detailing and material use. The architecture strives to be "timeless", not identifiably modern and trendy or readily described as a literal translation of a past form. COURTON & ASSOCIATES, INC. moo0uailst, suite145,NeWport Sea[h, CA 926601714)752.5712. 1215outh Main Street, Lake E151nore, CA 92330(714) 674.8691 I 6 MONTHS JANUARY THROUGH JUNE 1988 BOAT LAUNCHES 2921 mid -week launches at average of 29 boats launched per day 103 days 8578 weekend launches at average of 107 boats launched per day 80 days DAY USE PARKING 1642 mid -week cars at average of 16 cars per day 4487 weekend cars at average of 56 cars per day Environmental Reseaich • Engineering • Planning . Governmental Relations NEWPORT DUNES LAND USES EXISTING 1984 PLAN 1988 PLAN BOAT STORAGE 424 350 400 MARINA BUSINESS - 0 - 5000 S.F. - 0 - MARINA CENTER 4900 S.F. 5000 S.F. 6200 S.F. 1 (launch users primarily) (eKd��aPaP) BOAT LAUNCH PARKING 79 SPAC S 66 SPACES 250 SPACES DAY USE 521 SPACES 800 SPACES 690 SPACES 110 RV AREA OPERATIONS CENTER 2200 S.F. 5900 S.F. 5900 S.F. RESTAURANT - 0 - 6000 S.F. - 0 - (public area) RV PARK 131 PARTIAL 307 SPACES 444 SPACES 64 FULL 300 NO HOOKUP 495 SPACES BUSES 3 8 8 FAMILY INN - 0 - 275 ROOMS 275 ROOMS (future) - RESTAURANT - 0 - 7748 S.F. FUTURE - COCKTAIL LOUNGE - 0 - 2025 S.F. FUTURE - COFFEE SHOP - 0 - 3199 S.F. FUTURE MARINA BUSINESS - 0 - 5000 S.F. 5000 S.F. MARINA 230 SLIPS 430 SLIPS 430 SLIPS ANTHONY'S RESTAURANT 5870 13,370 S.F. N.A. (in demolition) N P�` V County of Orange Cfl' DATE: TO: Distribution u2u0 JUN 13 1988 FROM: R. F. Wingard, Director, EMA/HBP SUBJECT: Newport Dunes Design Review Board (DRB) The first formal meeting of the DEB will be on Wednesday, June 22 at 2 p.m. in the Regulation Conference Room, Engineering/Finance Building, Room G04B. The purpose of the meeting is to evaluate and make a recommendation as to the acceptability of "Schematic Plans" submitted by County's lessee, Newport Dune, Inc. (NDI). The plans as submitted accompany this memorandum. In addition, a full copy of the Design Criteria by which the project will be evaluated and pertinent sections of the lease documents and lessee's narrative submittal are attached for reference. As of this date, designated appointees to the DRB are as follows: David Rosso - EMA/HBP Program Planning Mary Murray— EMA/HBP Recreation Facilities Design Stephen Blanchard - GSA/RED Property Management Christie McDaniels - Executive Assistant, Fifth District Sandy Genis - Planning Dept., City of Newport Beach - EMA Regulation, Development Services Other staff/offices to whom plans will be provided and from which comments are requested are: EMA Planning/ESP EMA/HBP Regional Facilities Operations EMA Public Works/Construction EMA Planning/Coastal and Community Planning HCA Environmental Health Please review the plans and pertinent documents with respect to assessing the extent to which the plans 1) meet the attached Design Criteria, 2) reflect proposed development and construction of facilities with superior quality of materials and construction methods which will result in a long-term high level of public service, and 3) the degree to which the plans are adequate to proceed with preliminary construction plans. Please provide written comments to this office no later than June 20. Otherwise, comments will be discussed at the DRB meeting on the 22nd. In the interim, David will be meeting with the lessee on a regular basis to coordinate review of comments/concerns and address various design/construction issues as they become apparent. If you or your staff would like to meet with the lessee's design team/consultants prior to the 22nd, contact David to arrange a meeting. F850-988(3/84) cRs Distribution Page 2 Should you have a question regarding the ORB process or wish to discuss any aspect of the project, please contact David at 834-3346. DAR:noHB0177(8060617403022) Distribution: Director, EMA C. McDaniels, Fifth District K. Scattergood, HBP Program Planning F. McLellan, Regulation/Development Services G. Britton, Coastal & Community Planning T. Miller, Regional Facilities Operations S. Blanchard, GSA/RED M. Murray, HBP Design S. Genis , City of Newport Beach--� M. Mazer, HCA Environmental Health R. Adler, Planning/ESP CITY OF NEWPORT BEACH COUNCIL MEMBERS MINUTES ti IF '). �00 G�tP�yt� August 22, 1988 BA-00 29,000 - Decrease in Unappropria ed,Surplus and Increase in Budget Appropria o s for completion of Inspiration Point Lan a Improvement and Bluff Restoration (Con t No. 2411); Genefal Fund. (See repor w/agenda item F-3(c)) G. ITEMS REMOVED FROM THE CONSENT CALENDAR: 1. Report from the City Attorney recommending Council approval of changes to the NEWPORT DUNES REDEVELOPMENT PLAN, Newport Dunes Rdvlpm Pln/ Settlement was presented. Agm C-2394 Motion x Motion was made to approve the (38) All Ayes recommen ations_contained-in_the_subjeet report, with the addition that the proposed changes in the develej�ment.vlan be approved in concept. — H.CES FOR ADOPTION: d ORDINANCE NO. 88-30, being, Ord 88-30 Bayview Cr/ ORDINANCE' OF THE CITY COUNCIL OF Vehicle Cd E CITY OF NEWPORT BEACH ADDING Apli CTION 12.66.066 TO THE NEWPORT (85) EACH MUNICIPAL CODE TO PROVIDE FOR PLICATION OF VEHICLE CODE TO AYVIEW CIRCLE, esented for second reading with d report dated August 8, 1988, r fic Affairs Committee. Motion x wa made to adopt Ordinance No. oul Membe Sansone stated be would not be support'ng the motion, inasmuch as the Bayview roject was approved with the understandin that the developer would provide pol cing of the area, and are now requesting the City provide the service and absorb he costs for same. Ayes x x x The motion was voted n and FAILED. (Ordi- Noes x x x x nance 88-30 not adopte ) 1. CONTINUED BUSINESS: 1. Report from Public Works De rtment SJoaquin regarding the City's comment on the San Hills Trsp Joaquin Hills Transportation rridor Corridor EIR, was presented. EIR (74) Volume 42 - Page 321 CITY OF NEWPORT BEACH COUNCIL MEMBERS August 22, 1988 MINUTES Letter dated August 2, 1988 from representatives of the Boards of Directors of the Harbor View Homes, Newport Hills, Seawind, Seaview, Harbor Hill and Harborview Knolls Homeowners tsociations regarding impact of the �doorridor on their communities, was Le ter from Spyglass Hill and Spyglass Rid a Community Associations Presidents' With comments regarding Resolution No. 85-1 adopted on February 25, 1985, was The Ci Clerk advised that after the agenda as printed, a letter was received from Tom Sutton of Pacific Mutual, ;porting the suggestions made by the "cNueter, of community associatiin their letter of August 2,88. The City Man ger noted that on August 3, 1988, the Pub is Works Department sent out letters t 44 homeowner associations advising them hat the San Joaquin Hills Transportation orridor EIR would be t considered by City Council on August 8, 1988. The Council took testimony at that time, and continued the item to this to for final consideration. The Public Works Di ctor advised that the County, as the 1 ad agency for this project, has schedule formal public hearings on this issu on the following dates: County Planning - A gust 30 and Commission S tembar 27, 19 8 - 1:30 p.m. Board of Oct er 12, 1988, Supervisors 9:30 a.m. Reference was made to the le ter of August 2, 1988 from the Harbo View, Newport Hills, Harbor Hill, Se wind, Seaview, and Harbor View Knoll ommunity Associations, advising of their support of the extension and connection f Ford Road to the San Joaquin Hills Transportation Corridor, subject o certain conditions and mitigations as follows: Volume 42 - Page 322 SJoaquin Hills Trnsp Corridor EIR Agenda Item No. F-9(a) OFFICE OF THE CITY ATTORNEY August 22, 1988 TO: Honorable Mayor and Members of the City Council FROM: Robert H. Burnham, City Attorney RE: Newport Dunes Project Introduction• On August 8, 1988, the City Council received a brief presentation from Larry Buxton regarding proposed changes to the Newport Dunes Redevelopment Plan. The purpose of this Memo is to explain the proposed changes and their relationship to the City/County/Newport Dunes Settlement Agreement. Background• In 1980, the Orange County Board of Supervisors approved a Local Coastal Program, EIR and Redevelopment Plan for Newport Dunes. The City of Newport Beach filed a lawsuit challenging the adequacy of the EIR for the Plan and claimed jurisdictional authority to regulate the proposed redevelopment. This litigation was settled in 1983 with Council and Board approval of the Newport Dunes Settlement Agreement. The Settlement Agreement contained specific limits on the amount and type of development permitted within the Newport Dunes complex. Newport Dunes, Inc. is now proposing certain changes to the Redevelopment Plan which will require amendments to the Settlement Agreement. Discussion• For the most part, the revised Plan contemplates less development than authorized by the Settlement Agreement. I have prepared a chart which describes the relevant land uses in 1980, uses which now exist, uses authorized by the Settlement Agreement, and the changes now being proposed. The proposed changes can be summarized as follows: A. Eastside Commercial Development: Newport Dunes proposes to delete 5,000 square feet of office/commercial development and a 5,000 square foot restaurant that the Settlement Agreement authorized on the east side of the swimming lagoon near the pedestrian bridge. In consideration of the elimination of this development, Newport Dunes proposes to expand the marina center from 5,000 square feet to 6,200 square feet, plus an outdoor patio. The marina center is intended to serve primarily those using the launch facilities. The deletion of the marina business and restaurant uses should more than offset any increase in traffic generated by the small proposed expansion of the marina center. B. Boat Storage/Boat Launch Facilities: Newport Dunes propose to modify the boat storage and boat launch facilities, but the modifications appear to be beneficial to the City and potential users. The Settlement Agreement requires facilities for the storage of 400 boats. However, the original plan called for stacking boats in a relatively small area. The proposed plan calls for storage of all vessels at ground level and this will be much more convenient for boat owners. Boat storage and boat launch facilities are to be served by an area equivalent to a 250 space (125 car/trailer spaces) parking lot. The parking lot will be configured to accommodate cars with boat trailers and is intended also to satisfy the parking requirements of the marina center. The Settlement Agreement requires parking to be provided in accordance with City zoning standards. The City has no specific parking requirements for boat storage or boat launching facilities, but the marina center would require one space for each 250 feet of net public area. Guidelines promulgated by the State Department of Boating & Waterways call for a sufficient number of parking spaces "to meet the expected demand on a normal peak day during the boating season." Studies conducted by that agency suggest that typical parking requirements are from 25 to 30 car/trailer spaces per launching lane. (Approximately 150 spaces for the 6 lane ramp at the Dunes). However, a six month study conducted by the Dunes reveals an average of 107 boats launched per day on the weekends. Some of the vessels launched were from the dry boat storage area which can provide additional parking. The 125 car/trailer spaces proposed represent a significant increase above the 80 that currently exist and the 66 proposed in the original plan. On balance, the parking spaces proposed appear to be sufficient. C. R.V. Park• The proposal for development of an R.V. park is virtually identical to provisions of the Settlement Agreement. The Settlement Agreement specifies 444 R.V. spaces, 80% of which were to be full service spaces and an R.V. support center of approximately 5,000 square feet. The revised plan calls for 444 spaces, each served by electricity, water and sewer, the support center, and 110 visitor parking spaces. The R.V. spaces themselves will be larger than originally proposed. The revised plan appears to be a considerable improvement over that contemplated by the Settlement Agreement. D. Day Use Parking: The major disadvantage to the revised plan is a proposed reduction in day use parking. The revised plan would reduce day use parking from 800 spaces (minimum required by the Settlement Agreement) to 690 spaces. The reduction is brought about by the provision of visitor spaces within the R.V. park. Currently many of the day use spaces are occupied by persons visiting the R.V. park or by boaters using the launch area. While staff would prefer to see more day use parking, we believe the proposed increases in parking in the R.V. park (110 spaces) and boat launch facility (approximately 90 spaces) offset the loss in day use parking. Finally, the Settlement Agreement contains certain provisions which should be modified to reflect current conditions. For example, the parties were to have agreed, on or before January 1, 1984, on those circulation system improvements to be funded, in whole or in part, by Newport Dunes. No such agreement was reached and the City has constructed certain projects in anticipation of Dunes development. The Settlement Agreement does not contemplate a phased development nor the phasing of circulation system contributions. Staff would like Council authority to commence discussions relative to these changes in the hopes that all necessary amendments to the Settlement Agreement could be made at one time. Recommendation: It is recommended City Council authorize this office, with assistance from the Planning Director and Public Works Director, to prepare amendments to the Settlement Agreement as follows: 1. Ground level storage for 400 boats on east side of lagoon; 2. Elimination of proposed marina business center and restaurant on east side of swimming lagoon (deletion of 5,000 square feet of commercial development and 5,000 square feet of net public area for restaurant purposes); 3. Expansion of eastside marina center from 5,000 square feet to 6,200 square feet, plus patio, provided the character of the marina center is limited to a facility primarily serving boat launchers; 4. Provision of a 250 space (minimum) boat launch and marina center parking area; 5. Reduction in day use parking from 800 spaces to 690 spaces; 6. R.V. park consisting of 440 spaces, full -service hookups, R.V. service center and 110 visitor parking spaces. It is also recommended that the City Attorney and City Engineer be authorized to discuss amendments to those provisions of the Settlement Agreement related to the funding of circulation system improvements. Robert H. Burnham City Attorney RHB/jc Attachment 1980 1988 SETTLEMENT AGREEMENT D5T ;04 4 STORAGE 350 424 400 (maximum) 106 1' ; ;� , (CAR/TRAILER) 160 (80) 158 (79) N/A EASTSIDE RESTAURANT 0 0 5,000 sq. ft. MARINA CENTER 4,900 4,900 5,000 MARINA OFFICE 0 0 5,000 DAY USE PARKING 1,080 521 800 R.V. PARK 300 no hookup 300 no hookup 444 64 full 64 full 80% full 80 partial 131 partial 400 250 (125) 0 6,200 plus patio 0 690 (plus 110 in R.V. Park) 444 all full e' ERNIE SCHNEIDER DIRECTOR, EMA ROBERT F. WINGARD DIRECTOR OF HARBORS, BEACHES & PARKS LOCATION: 12 CIVIC CENTER PLAZA P.O. BOX 4048 SANTA ANA, CA 92702-4048 MAILING ADDRESS: P.O. BOX 4048 SANTA ANA, CA 927024048 FILEr _CO, ~,(TELEPH NE: 14) -8834 David L. Cherashore �1gO Newport Dunes, Inc. �� 1131 Backbay Drive Newport Beach, CA 92660 U NTY O•F N G E ENVIRONMENTAL MANAGEMENT AGENCY HARBORS, BEACHES AND PARKS Subject: Schematic Plan for Newport Dunes Phase I Redevelopment Dear Mr. Cherashore: The Design Review Board of EMA has reviewed the revised schematic plan for redevelopment of subject facility, as submitted with the Preliminary Plan submittal of September 21, 1988. Based on the recommendation of the Design Review Board, I am hereby approving the Schematic Plan as called for in the option agreement between County of Orange and Newport Dunes, Inc. which was approved by the Board of Supervisors on June 7, 1988. You are also advised that among the items subject to our review and determination with respect to review of the Preliminary Plans are landscaping and lighting of all parking/internal circulation areas, paving materials for recreational vehicle sites, design of pedestrian bridge across lagoon, and design of launch ramp facilities. These items, as well as others.. called for in the Design Criteria, will be reviewed as part of the Preliminary Plans, which are complete for submittal purposes as of September 21, 1988. David Rosso, Chairman of the Design Review Board, will circulate the Preliminary Plans for review and comment by appropriate County staff as well as other interested agencies. Review comments will be forwarded to your attention at the earliest possible opportunity as they are received. On or about October 11, David Rosso will provide you with a letter outlining comments received to that date from the Design Review Board, and provide the necessary further direction for any revisions which may be necessary prior to our approval of the Preliminary Plans. Once the Preliminary Plans are approved we will be prepared to receive for review Construction Documents, again as set forth in the option agreement. C iees�sa� David L. Cherashore Page 2 Should you have any questions regarding the Design Review Board process or the content of this letter, please contact David directly at 714-834-3346. Very r yo reetor R. F. Wingard, Harbors, Beach DR:ds/lsHB0-137/8266 8092121355588 cc: Design Review Board Members Captain Gage, Sheriff Coroner R. E. Hamilton/HBP R. Adler, Planning/ESP R. Burnham, City of Newport Beach M. Mazer, HCA Environmental Health f COURTON & ASSOCIATES, INC. n 140GGuaIISt,SUlte1C5,NeWpOftBeach, CA 92660 17141752.5712. 1215g1ti1 Main Street, Lake Elsinore, CA 92330 (714)674.8691 September 26, 1988 Mr. David Rosso Orange County EMA Open Space/Recreation P.O. Box 4048 Santa Ana, CA 92702-4048 SUBJECT: Letter from Harbor Master Confirming Height of Newport Dunes Pedestrian Bridge Dear David: The enclosed letter confirms that the pedestrian bridge height of +13 MLLW is acceptable. Please contact me if you have any questions. Very truly yours, COURTON & ASSOCIATES, INC. Lawrence H. Buxton President LHB:pmd Enclosure cc: Cherashore Gleason ,r Yates Blanchard Hornby Burnham Owens Hewicker Environmental Research • Engineering • Planning • Governmental Relations I BRAD GATES SHERIFF -CORONER SHERIFF -CORONER DEPARTMENT COUNTY OF ORANGE CALIFORNIA September 23, 1988 Lawrence H. Buxton Courton and Associates, Inc. 1400 Quail St., Suite 145 Newport Beach, CA 92660 Dear Mr. Buxton: c°Gs�`A s/kioF dfpy c>.9 � d�BB We have revilewed your proposal for the the pedestrian bridge at the Newport Dunes and have met with the Newport Beach Marine Department to obtain their perspective as a lifeguard agency. It is our joint opinion that the height of the access span (+13 MLLW) will not affect public safety if the uses in the lagoon are restricted to swimming and non -motorized aquatic toys with no underwater propulsion. This opinion is obviously based on your `clients providing adequate lifeguard services. We would be concerned in later design phases that you develop a reasonable method of restricting boat access to the lagoon by obstructing the access span with a readily removable device to allow emergency equipment access. As a point of information, the bridge configuration of +13 MLLW will in fact allow patrol boat and fire boat access at all but the highest tides. We sincerely hope that this assists you in completing your design and look forward to working with you as this project progresses. Respectfully, HG/ml 1901 BAYS] DE DRIVR • CORONA DFL MAR, CALIFORNIA 92625 9 (714) 723-1002 COURTON & ASSOCIATES, INC. 1400 Gua85t,R te145,Newport sead1 CA 92660 (714)7523712. 121 South Main Street, Lake Elslnore,CA 9M0 (714) 674,8691 MEMORANDUM RRCF/y'S� T0: David Cherashore OCT0 7t ®� A�yl�o`�Yc�9��. FROM: Lawrence H. Buxton Co�� DATE: September 30, 1988 SUBJECT: Department of Fish and Game 1601-1603 Permit Jack Spruill of the Department of Fish and Game contacted us today stating that we do not need a 1601-1603 Permit. He is sending,me a confirming letter. Pat Moore of the Department of Fish and Game Information Office (213- 590-5126)-should be contacted by Dike/Rina, Inc. concerning the Interpretive Center. LHB:pmd cc: Robert Gleason Jim Dockstader David Rosso Robert Burnham Sandra Canis Environmental Research • Engineering • Planning • Governmental Relations i C:E"WIP 0 1?.,rr DUNES 1191 BACK BAY • NEWPORT BEACH. CALIFORNIA 92660 • (714) 644.0510 PACIFIC COAST HIGHWAY OFF JAMBOREE ROAD October 13, 1988 Mr. Thomas F. Riley Supervisor, 5th District 10 Civic Center Plaza Santa Ana, CA 92701 Mr. Robert L. Wingard Mr. David Rosso Orange County EMA Harbors, Beaches & Parks P.O. Box 4048 Santa Ana, CA 92702 Gentlemen: Mr. Robert Wynn, City Manager City of Newport Beach P.O. Box 1768 Newport Beach, CA 92663 Mr. Steve Blanchard Orange County GSA Real Estate Division P.O. Box 4106 Santa Ana, CA 92702 Enclosed please find a letter that will soon be sent to all boat storage customers at Newport Dunes in anticipation of our pending redevelopment. Should any questions or complaints be received by your office, please redirect them to the General Manager, Mr. Charles Yates, at the Newport Dunes office. His phone number is 644-0510. Thank you for your assistance. inc ely, David L. Cherashore Executive Vice President/ Project Manager DLC:ma wit 1���'� Enc. 4Er- P1�.� ) of 11 QRpe;, nt CCT17198g ct� NCACfF,"Ott REGGE EOD OCT 171988> City Manager y, City of New,^cat Bach TRAILER PARK' BOAT SLIPS • LAUNCHING RAMP • MARINE SERVICE • PICNIC AREAS • SWIMMING 2E�?ORI 04HS F 1 . C 6y IIU�H October 17, 1988 EWPORT DUNES 1131 BACK BAY • NEWPORT BEACH, CALIFORNIA 92660 • (714) 644-0510 PACIFIC COAST HIGHWAY OFF JAMBOREE ROAD Dear Boat Storage Tenant: As you may know, Newport Dunes is in the final stages of preparation for a major redevelopment. This project will cover all of the existing uses, including boat storage, and is scheduled to begin before the end of the year. The redevelopment will necessitate temporarily relocating all boats currently stored in the boat storage area near the launch ramp to an interim location off Bayside Drive on the west side of•the Newport Dunes property. This site will be graded and fenced for security. Pursuant to your License Agreement, we will send out a 30-day notice to move -your boat within the next two weeks. While we recognize that this will cause some incon- venience for you, we will do everything possible to minimize any potential problems. Whenever possible, boat launch operations will continue during the weekends throughout redevelopment. The end result of this project, set to be completed in the late spring of 1989, will be a greatly improved facility. We thank you in advance for your anticipated coopera- tion in this matter. Sincerely, Charles S. Yates General Manager CSY:ma TRAILER PARK County of Orange GENERAL SERVICES AGENCY REAL ESTATE DIVISION 14 Civic Center Plena, Third Floor P.O. Box 4106 S Santa Ana, California 92702 (714) 834-5603 .,- October 13, 1988 HA55B-30 HA553-101.21 Upper Newport Bay City of Newport Beach Planning Department 3300 Newport Blvd. Newport Beach, CA 92658-8915 Attn: Robert P. Lenard Re: General Plan Conformity --Newport Dunes Redevelopment R. A. SCOTT Director, General Services Agency CHARLES S. NIEDERMAN Director of Facilities, Property and Transportation JOHN R. SHADDY Manager, Real Eylate Division RECEDVEDi Planning Detxefr„,,.f* DOT171988My of ,. NEWFpfp7 BEACH I CALIF. The County of Orange in conjunction with the City of Newport Beach is currently reviewing plans for redevelopment of Newport Dunes Aquatic Park pursuant to terms of the Settlement Agreement. The Settlement Agreement provides that the City will be the lead agency regarding the building permit process. The County, to facilitate redevelopment; proposes to enter into a new lease for Parcel A (see attached map) to provide day use activities (public access to the lagoon, parking, R.V. camp sites, boat launch; dry boat storage and interpretive center). In addition; the County plans to enter into a short term license for Parcel C (see attached map and correspondence) for the temporary use of the parcel for boat storage; R.V's> construction equipment and materials during the estimated six to nine month construction phase for Parcel A. Please review this proposal in accordance with Government Code Section 65402 to determine if the use is in conformance with the City's General Plan. SB:cb:sf 1153o-1 10-13-88 Robert P. Lenard October 13, 1988 Page 2 To simplify processing, please check the appropriate space below, sign, date and return the enclosed copy. If you have any questions, please contact Ray Armstrong of this office (834-5503) Thank you for your assistance. Adlen-Vaeo( Stephen Blanchard Real Property Agent Enclosure: Location Map Prior Correspondence Determination _ Yes _ No This project is in conformance with the City of Newport Beach General Plan By Date Planning Department City of Newport Beach cc: Ray Armstrong, GSA/RED Sandra Genis, City of Newport Beach David Rosso, EMA/Harbors, Beaches and Parks SB:cb:sf 1153o-2 10-13-88 i HA55B-101.21 Upper Newport Bay Interpretive Center PARCEL B PARCEL C ^O J'i/;� I� ra-.•.. ._..r^.q'.'a.T L:., III ___---�� =,'li 1> PARCEL A Location Map NE.nRT DUNES FOR Rl.e,4 p, I, "ll, ." HA550-30 Upper Newport Bay October 7, 1988 City of Newport Beach Planning Department 3300 Newport Boulevard Newport Beach, CA 92658-8915 FILE CpPV County of Orange GENERAL SERVICES AGENCY REAL ESTATE DIVISION 14 civic Center Plaza, Third Floor P.O. Box 4106 Santa Ana, California 92702 (714il 034.55o3 , R. A. SCOTT Director, General Services Agency CHARLES S. NIEDERMAN Director of Facilities, Property and Transportation JOHN R. SHADDY Manager, Real Estate Division The County of Orange proposes to grant a license covering parcel "C"'(shown on the attached map) to Newport Dunes Partnership for the temporary storage of boats, RV's, construction equipment, and materials during reconstruction of an adjacent parcel. The proposed license also provides access rights to another adjacent parcel. Please review this proposal in accordance with Government Code Section 65402 to determine if the use complies with the City's General Plan. To simplify processing, you may check the appropriate space below, sign,, date, and return the enclosed copy to me. If you have any questions, please call me at 834-5454. R®rrimstrong Real Property Agent Enclosure DETERMINATION: _ Yes _ No B This project is in conformance with the City of Newport Beach's General Plan, City of Newport Beach: M. Date RA:cv:kdl 086lo-1 10-7-88 1 �— r� N � cywTr a� a+Aw —••$}1 �ylJ A./•�.. •-- -.w. PARCEL B (Lease) PARCEL D (Substituted ' Lease) \ ! �,,,•,=y PARCEL C �> � `—'—•• i / � � J•lSiJ9DRT2R JNN • _ii is _ TRACT NO. tOOJ .� PARCEL:A L JIOA J5Y.2 _ —_ MEM'OMT OWES NEWPORT DUNES AQUATIC PARK 1131 Back Bay Dr. Newport Beach, CA fM Mwetc q! S/ fLl flJ O✓<Y 4 - HA55B-30 Upper Newport Bay MEMORANDUM OFFICE OF THE CITY ATTORNEY January 3, 1989 TO: Don Webb, City Engineer Jim Hewicker, Planning Director Bill Luttrell, Planning Department FROM: Robert H. Burnham, City Attorney RE: Newport Dunes RECEIn Play' JAN041989 �- CTrlY of 1�, �FkLJF I have attached a copy of a cover letter and check representing partial payment of the Fair Share and TPO Fees required pursuant to the Amended Settlement Agreement. Assuming this check clears the bank and all other conditions have been satisfied, Newport Dunes, Inc. is entitled to the issuance of permits specified in Phase 1 of the Settlement Agreement. By copy of this Memo, I am asking George Pappas to advise if and when the check has cleared. Please call if you have any questions. Robert H.(/8urnTam City Attorney RHB/jc Attachments cc: Bob Wynn George Pappas �EWPORT DUNES 1131 BACK BAY . NEWPORT BEACH. CALIFORNIA 92660 . (714) 644.0510 PACIFIC COAST HIGHWAY OFF JAMBOREE ROAD January 3, 1989 Mr. Robert H. Burnham City Attorney City of Newport Beach P.O. Box 1768 Newport Beach, CA 92658-8915 Re: Payment of Fair Share and Traffic Phasing Ordinance Fees Dear Mr. Burnham: I have enclosed $25,000.00 as partial payment of Fair Share and Traffic Phasing Ordinance Fees as provided for in Section III.B.3.a. of the Amended Settlement Agreement. This payment is required upon the execution of the Amended Settlement Agreement, which has now been signed. Thank you for your extraordinary effort the Amended Settlement Agreement. The were difficult. We can look forward to renovation getting underway. Yours truly., % — W kk& David L. Cherashore Executive Vice President DLC:ma Enc. cc: Larry Buxton in completing circumstances this exciting TRAILER PARK • BOAT SLIPS • LAUNCHING RAMP . MARINE SERVICE • PICNIC AREAS . SWIMMING N- 0Q0�) DEC 22 1988 TO: Captain Gage, Sheriff Coroner/Harbor Patrol FROM: Manager, EMA/HPP Program Planning � RECEIVn�, Plan^g ..� OEG2�'1988 V �1YY Gr NEW, QP.7 SENA SUBJECT: Additional Boat Slips at Newport Dunes - Redevelopment Project The 88 additional boat slips in the lagoon mouth which you mention in your recent memo of December 7, will be constructed under permits from the City of Newport Beach. The design and access from the pedestrian bridge across the lagoon mouth are all subject to final approval by the City. In that respect, I believe the City of Newport Beach Fire -Department will ensure that necessary emergency access is available on docks in accordance with their applicable fire safety regulations. By copy of this memo to the City of Newport Beach Fire Department, (with your 12/7 memo attached) I will ensure the City's Fire Department is aware of your concerns and that they will review the plans for the additional b6at slips in the lagoon entrance as they go through the City's plan check review. I will ask David Rosso, in this office, to contact the City building officials as the plans are being reviewed to ensure that they are aware of the concerns regarding the additional boat slips. If you have any other additional comments don't hesitate to give me a call at 834-3808. /r- Bob Hamilton DR:es:ps(5-027)8356 attachment cc: City of Newport Beach, Planning Director ✓ Wattach.) City of Newport Beach, Fire Department It David Cherashore - Newport Dunes it F88U•1880/84) County of Orang TO- R.E. Hamilton ® F850.123.2 DATE: 12-7-88 DEFT/DisT: EMA/Harbor, Beaches & Parks Meriff-Coroner/Harbor Patrol SUBJECT: Newport Dun`ds Redevelopment Project Outline PHONE No.:673-0933 I was pleased to receive your memo reference the Newport Dunes launch ramp closures. In reading the Dunes project outline which was attached to your memo I became concerned over a portion of the plan. Page six of the phased development plan states that 88 boat slips will be built off the pedestrian bridge in the mouth of the swimming lagoon. Our concern is one of access by fire and safety personnel during an emergency. Prior to proceeding with the plan to build these slips, the Newport Beach Fire Department should be consulted in order to develop an emergency plan since the pedestrian bridge severely restricts the size and type of emergency equipment that can be used on the docks. An emergency plan must be developed taking these restrictions into consideration. RECEIVED OR 131988 et` 1... DE ov B�cN, ERNIE SCHNEI NENPO��p�\F• 1� DIRECTOR, ROBERT G. FIS ({ `' �• ECTOR OF HARBORS, BEACHES & P/ LOW County of Orange 12 CIVIC CENTER PI SANTA ANA, CALIFO ENVIRONMENTAL MANAGEMENT AGENCY HARBORS, BEACHES AND PARKS Mr. David Cherashore DEC 2 5 1988 Executive Vice President Newport Dunes 1131 Back Bay Drive FILE NDHL Newport Beach, CA 92660 Subject: Construction Plans for Phase I Redevelopment at Newport Dunes Dear Mr Cherashore: MAILING ADDF P.O. BOX SANTA ANA, CA 92702 (71 a) FAX M: The construction plans for the Phase I Redevelopment (Parcel A) are approved subject to the several revisions prepared by your design team. In addition, the catch basin drainage system as submitted by letter of November 22, 1988 from your engineer, Larry Buxton, is to be incorporated in the engineering plans and specifications submitted to the City of Newport Beach for plan check and grading/building permit issuance. It will be necessary to update our construction plan package of reproducibles with a complete set of revised final drawings incorporating all the revisions and the drainage system. Please sce that David Rosso receives these prior to option completion and before construction on -site begins. Should you or your staff have any questions, please contact David directly at 834-3346. With this approval, you have completed nearly all the option requirements, with only certain financing documents to be submitted to Mr. Blanchard in the Real Estate Division. Upon option completion, issuance of building permits by the City, and approval of an amended Coastal Development Permit, I believe you will be ready to begin construction. I certainly look forward to this long-awaited project getting under construction, as do many others here and in the City of Newport Beach.- Your determination to complete the option requirements within the original schedule is commendable, as is the many hours of work by both EMA and GSA staff who have worked to complete this project on schedule. DR:k1PL01-51/8356 8122022041325 cc: Director EMA C. McDaniel, Fifth Planning Director, R. E. Hamilton S. Blanchard M. Murray Very.truly ours, Rob rt Fisher District City of Newport Beach -V Captain Gage, Sheriff-Coroner/Harbor patrol CITY OF NEWPORT BEACH OFFICE OF THE CITY ATTORNEY P.O. BOX 1768, NEWPORT BEACH, CA 92658-8915 (714) 644-3131 November 2, 1988 HAND DELIVERED Chairman and Members of the California Coastal Commission 243 West Broadway Suite 380 Long Beach, CA 90802 Re: Newport Dunes Park Redevelopment Plan Approval In Concept CDP Number 5-83-962 Gentlemen: �i NOV031988 a - CITY (y NEWPORT BEACH, i CALIF. C This letter will confirm the "Approval In Concept" of the Newport Dunes Park Redevelopment Plan by the City Council of the City of Newport Beach. The project that is the subject of this "Approval In Concept" is described in the Amended Newport Dunes Settlement Agreement, a copy of which is attached as Exhibit "A." The City has reviewed the general site plan for the proposed project, as outlined in the Settlement Agreement, and finds that the Plan, and the uses and intensity proposed for each part of the project comply with the current Newport Beach General Plan, the Zoning Ordinance and other applicable ordinances, resolutions, plans and policies. Council approval of the project embodied in the Settlement Agreement is final. This project, and the Settlement Agreement, are the result of Mitigation commenced by the City of Newport Beach challenging an earlier version of the proposed redevelopment. The Settlement Agreement confirmed that the previously -certified EIR was adequate for the revised project and, most recently, the City determined that subsequent changes to the project did not warrant the preparation of a supplemental or subsequent EIR, or an addendum to the original EIR. Accordingly, the project has received final environmental approval from the City of Newport Beach. All discretionary approval legally required of this City prior to issuance of a building permit has been given and, subject to compliance with the terms and conditions of the Settlement Agreement, are final. 3300 Newport Boulevard, Newport Beach The City of Newport Beach supports the project as defined in the Settlement Agreement and encourages the Commission to approve the proposed Plan for the redevelopment of Newport Dunes park. Very ruly yours, R�bert H. Bu nham _ City Attorney RHB/jc Enclosures ,r RECEf+�; t tE.""elI nac0xX 31988 CountI n( 1( ENVIRONMENTAL MANAGPaW..: HARBORS, BEACHES AND PARKS NOV 2 1988 Mr. David Cherashore Executive Vice -President Newport Dunes 1131 Back Bay Drive Newport Beach, CA 92660 ERNIE SCHNEIDER DIRECTOR, EMA ROBERT F. WINOARD DIRECTOR OF HARBORS, BEACHES d PARKS LOCATION: 12 CIVIC CENTER PLAZA / P.O. BOX 4048 SANTA ANA, CA 927024048 Subject: Preliminary Plans for Newport Dunes Redevelopment Dear Mr. Cherashore: MAILING ADDRESS: P.O. BOX 4048 SANTA ANA, CA 927024048 TELEPHONE: FILE (714) 834-8834 RCCENED"V! NOV 3198$► City Manager city of New."mt Beach %� i The "Preliminary Plans" have been reviewed, considering the modifications which have been agreed upon by Newport Dunes, Inc. (NDI). The plans are approved subject to the following additional revisions as recommended by the Design Review Board. 1. A surface runoff/drainage plan must be approved by the Design Review Board and incorporated into the final construction plans and documents. 2. All buildings, including beach restrooms, shall have a consistent exterior surface architectural treatment; this is to be plaster over block as presently shown for the R.V. Park "Village." 3. Landscaping for day -use parking areas shall be as submitted on 10/26/88. 4. The "living fence" in the R.V. Park area will not require the wood rail as discussed, however, all vine plants for the fence shall be minimum 5-gallon specimen size. Each of the above items 1-4, as applicable, shall be incorporated into the construction documents prior to submittal for review by the Design Review Board. The use of Decomposed Granite (DG) for surface material of the R.V. Park bays is approved. With such approval, however, the County, as an element of the approved operating program, reserves the right to reconsider use of DG should the future pattern of use create an unsatisfactory maintenance problem. If this occurs, modifications to the maintenance program could be required, including but not limited to replacement with alternate surface material. 1, Mr. David Cherashore Page 2 Please contact David arrange the submittal always, we appreciate this project forward. certain we will see t DAR:no(HBO-213) 8102810374951 Rosso if you have any question about the items herein of revised construction plans and related documents. the consistent cooperation shown by Newport Dunes in With your continued cooperation and assistance, I'm he redevelopment in place for the Summer of 1989. cc: Director, EMA C. McDaniel, Fifth District D. M. S. B. R. and to As moving 2 r�Ar T 2 5198$" OUN-rY OF 9C 3 � City Manager City oI Newport Beach I, RANGE \ 5 ENVIRONMENTAL MANAGEMENT AGENCY HARBORS, BEACHES AND PARKS Mr. David Cherashore OCT 2 4 1988 Executive Vice President Newport Dunes, Inc. 1131 Backbay Drive i Newport Beach, CA 92660 ERNIE SCHNEIDER ' DIRECTOR, EMA ROBERT F. WINGARD RECTOR OF HARBORS, BEACHES & PARKS LOCATION: 12 CIVIC CENTER PLAZA P.O. BOX 4048 SANTA ANA, CA 92702-4048 MAILING ADDRESS: P.O. BOX4048 SANTA ANA, CA 92702-4048 TELEPHONE: FILE (714) 834A8M Subject: Submittal of Construction Plans for Design Review Board Action Dear Mr. Cherashore: On October- 20, a set of final construction plans for Newport Dunes Redevelopment were submitted to this office by a messenger service. You were previously advised by the undersigned that we would not accept submittal of these plans until the Preliminary Plans were completed, received and approved. Therefore, we will not be able to commence any review of said construction plans until the Preliminary Plans have been revised to reflect the changes approved by the Design Review Board and the respective sheets submitted for approval, and the Construction plans are also revised to reflect the changes incorporated in the Preliminary Plans. Until the revised Construction plans are reviewed by the Design Review Board and approved by the Director of Harbors, Beaches and Parks, the County, as the legal property owner, will not authorize issuance of any construction, demolition, or grading permit by the City of Newport Beach for County's property. In the interim, we will allow you to submit plans to the City for Plan Check, subject to our final review of said plans prior to issuance of any permits by the City. Should you or your staff have a question on any of the items above, please contact me directly at 834-3346. DR:ds/fcHBO-209/8298 8102122302844 cc: R. Wynn, City Manager City of Newport Beach R. F. Wingard, Director, HBF R. E. Hamilton S. Blanchard Cordially, e�Ae%-O� avid A. Rosso, Chairman ��,,��.,�� Design Review Board / RECEIVEW ` Planning Dpr:�t"r tt 114 �? OCT271%8 ab. (Z� CPi x 'y 1, 'rSYPOR-T CALIF.. 4 CITY OF NEWPORT BEACH COUNCIL MEMBERS MINUTES G A s LOLL CALL'p ss January 23, 1989 INDEX 2.\ Report to the City Manager regarding Planning tTIONS TAKEN BY THE PLANNING COMMISSION Commission ,,JANUARY 5, 1989, and REGULAR AGENDA (68) FORARY 19, 1989, was presented. Motion x Motion s made to schedule public Var 1148 All Ayes hearing f February 13 on Variance 1148 (3127 West eat Highway, Mariners Mile); remain items received and filed. 3. Report from Public ks Department Avon St Pkg recommending that sta be directed to Impv abandon the AVON STREET RKING (74) IMPROVEMENTS project to pr ide additional parking on the no herly side of Avon Street adjacent to the Cl f Drive Park, was presented. Motion All Ayes x Motion was made to remove the subject\ item from the agenda, and schedule for Council discussion at Study Session on February 13. 4. Report from the City Attorney regarding the NEWPORT DUNES_R TtVFi:6gMEN3rkLALL, was resented. Motion x Motion was made to direct the City transmittal letter All Ayes Attorney to prepare a foe the Mayor's signature to _Newport Dunes advising them that th_e three residences shown_on_the�Site Plan, to_ house security and maintenance_ personnel are'_considered_ancillary,_and that no expansion of those residences, or incr'eased_floor area, or additional residenc(�would be permitted. Report from Public Works Department with response to Dora Nell Hedrick's letter of complaint regarding `the BALBOA PENINSULA SEAWALL, and ait tonal letter received from her aft r the agenda was printed, dated Janu ry 19, were presented. Dora Ne Hedrick, 303 E. Edgewater Avenue, B lboa, addressed the Council stating sh was concerned that the seawall woul pose a problem to her tenants who a wheelchair bound, or physically hand capped. She also stated that the area wou d be unsafe for her tenants while the er permittees restore handrailings, utilit es, etc., or entire piers, subsequent to a City�a construction. She stat d she felt that her rights have been inf nged upon by having to restore her pier end and utilities. Volume 43 - Page 24 Npt Dunes Rdvlpm Pln C-2394 (38) BalboaPnsla Seawall C-2662 (38) n Motion All Ayes CITY OF NEWPORT BEACH EMKRS MINUTES 47 lh Gy9 A .p NiA January 23, 1989 INDEX 4, RESUBDIVISION NO. 852 - Accept the Resub 852 public improvements constructed in (84) conjunction with Resubdivision No. 852; authorize the City Clerk to release the Faithful Performance Surety ($1,900 for Construction Loan No. 6-1232-3 held by Hancock Savings and Loan Association to uarantee satisfactory completion of the ublic improvements); and release the L bor and Material Surety (the remaining $1 900 of Construction Loan No. 6-1232-3 he d by Hancock Savings and Loan Ass ciation to guarantee satisfactory comp etion of the public improvements in six onths, provided no claims have been filed (Report from Public Works Depart ent) 15, SPEED H MPS - Approve the design Speed standards for speed humps. (Report from Humps Public Wo ks/Traffic Engineering (85) Department) 16, MARGUERITE�IIVENUE - Approve plans and Marguerite direct staf to apply for a CalTrans Av/CalTrans encroachment permit to restripe Encr Prmt eastbound Cos@@t Highway at Marguerite Restripe Avenue to reddce the number of through (74) lanes from thr a to two lanes. (Report from Public Wor s/Traffic Engineering Department) 17. BUDGET AMENDMENTS - For approval: (25) BA-036, $4,500 - I crease in Budget Appropriations for opy machine for public at Newport Ce ter Branch Library; Library (Office Equi ent) Fund. BA-037, $15,000 - Tran fer in Budget Appropriations for tec ical assistance to update the Cityts Ho sing Element; General Fund. BA-038, $22,000 - (Refer o report w/agenda item F-3(d)) G. ITEMS REMOVED FROM THE CONS NT CALENDAR: 1. Report from Parks, Beaches a PB&R/Ocean- Recreation Director regarding CLOSING front Bchs TIME FOR OCEANFRONT BEACHES, w s Closing Tm presented, with Balboa Peninsul Point (62) Association letter of January 1 , 1989. x Motion was made to defer action approving closing time for Oceanf ont Beaches until March 27, as request d by three homeowners. Volume 43 - Page 23 • Agenda Item No. F-9(a) MEMORANDUM OFFICE OF THE CITY ATTORNEY January 23, 1989 TO: Honorable Mayor and Members of the City Council FROM: Robert H. Burnham, City Attorney RE: Newport Dunes Redevelopment Newport Dunes has submitted applications and plans preliminary to the issuance of permits for Phase 1 of their redevelopment. The plans include three (3) small residences to be occupied by security or maintenance personnel. Security personnel are proposed to reside near the dry boat storage area and at the entrance to the RV park. A residence for a maintenance employee is proposed for the west end of the RV park. These three (3) small residential units were not incorporated into the Settlement Agreement even though they are clearly shown on site plans previously submitted to this office. Jim Hewicker and I believe the housing of full-time security and maintenance personnel on site is ancillary to the development permitted and beneficial to all concerned. However, I probably should have included the proposed residences as permitted development in the amended Settlement Agreement. Recommendation: It is recommended that the City Council determine (3) proposed residential units within the development, to house security and maintenance ancillary to the principal uses on the site, and provisions of the amended Settlers RHB/jc City Attorney that the three Newport Dunes personnel, are consistent with CITY OF NEWPORT BEACH MINUTES February 13, 1989 11:' COUNCIL TRAVEL AUTHORIZATION/EXPENSE Council RECORD - Approve expense record of Expense $540.00 for Council Member Evelyn R. (33) Hart; and Mayor Donald A. Strauss of $560.78,'to attend League of California Cities Meeting in San Jose, January 26 - 27, 1989. 12. SPECIAL EVENT PERMIT,NO. 88-078 - Uphold Permit/ staff"s recommendation for approval of Apli#88-078 temporary street closure -at Newport (65) Center Drive on Sunday, Feb`tikary 26, 1989, 7:00 - 11:00 a.m., for Anderson School P.T.A. 5K and 10K "SpiritrRun," subject to conditions listed in the staff report. (Report from Business License Supervisor) 13. HARBOR PERMIT APPLICATIONS: Uphold Harbor Prmt staff's recommendation for approval of (65) the following applications, subject _to conditions of approval in the staff reports. (Reports from Marine Department) (a) Removed from the Consent Calendar - Application No. 130-2686 (b) Application No. 18-0056 - by Newport Apli#18-0056 Dunes_to revise the existing commercial docks _at_the Dunes and to add _additional_docks; (c) Application No. 109-428 - by Newport Apli#109-428 Aquatic Center to build a new ramp and float at the Aquatic Center, bayward of 428 North Star Lane. RESUBDIVISION NO. 883 - Approve a subdivision agreement guaranteeing completion of the public improvements squired with Resubdivision No. 883 ocated at 3235-3245 Clay Street); and au orize the Mayor and City Clerk to exe to the agreement. (Report from PubliWorks Department) 15. USE PERMIT NO permit ag eme of the publ c Use Permit N Hospital Road) and City Clerk (Report from 3279 - Approve a use int guaranteeing completion mprovements required with 3279 (located at 351 Nand authorize the Mayor to execute the agreement. Pubilc Works Department) Volume 43 - Page 44 Resub 883 (84) U/P 3279 (88) CITY OF NEWPORT BEACH MINUTES a�9 °0�~�� February 13, 1989 � N \REDIVISION NO. 861 - Approve a ivision agreement guaranteeing letion of the public improvements ired with Resubdivision No. 861 ated at 3841 Ocean Birch Drive); and orize the Mayor and City Clerk to ute the agreement. (Report from ic Works Department) BDIVISION NO. 824 - Accept the ic improvements constructed in unction with Resubdivision No. 824; uthorize the City Clerk to release ithful Performance Bond (Bond No. 9 20500) and release the Labor and ri 1 Bond (Bond No. 35M69620500) in six mon ha provided no claims have been filed. (Report from Public Works Departme t) 18. PERMIT/EN OACHMENT AGREEMENT - Approve encroachme agreement allowing the constructio of improvements over an existing Cit sewer easement at 709 Jasmine Avenu ; and authorize the Mayor and City Cler to execute the agreement. (Report from P blic Works Department) 19. FUEL TANK REPLACEMENT CONTRACT NO, 2679 - Accept the work,- and authorize the City Clerk to fD a Notice of Completion and ref ase the bonds 35 days after Notice of Com letion has been recorded in accordan a with applicable portions of the Civi Code. (Report from Public Works Dep rtment) 20. BUDGET AMENDMENTS - Fo approval: (a) BA-039, $450 - Tran fer in Budget Appropriations to re lace secretary's typewrit ; Nondepartmental Fund. (b) Mid -Year Budget Adjustm nts for the following: (Report fro Finance Director) BA-040, $1,080,085 - Incre se in Budget Appropriations and gvenue Estimates; General Fund. \\1 BA-041, $169,895 - Increase iv Budget Appropriations and Revenue Estimates; Park and Recreation Fund. Volume 43 - Page 45 Resub 861 (84) Resub 824 (84) Permit/ Encrchm (65) Fuel Tank Rplem C-2679 (38) (25) (40) Agenda Item F.13.(b) CITY OF NEWPORT BEACH Marine Department February 13, 1989 TO: MAYOR AND CITY COUNCIL FROM: Marine Department SUBJECT: HARBOR PERMIT APPLICATION 18-0056 BY NEWPORT DUNES TO REVISE THE EXISTING COMMERCIAL DOCKS AT THE DUNES, AND TO ADD ADDITIONAL DOCKS. RecommendationL I£ desired, approve this application, subject to the following conditions: • 1. Approval of the Army Corps of Engineers 2. Approval of the California Coastal Commission 3. Approval of the County of Orange 4. Approval of the plans and specifications by the Public Works Department 5. Approval of the City of Newport Beach Fire Department 6. The applicant must meet all those conditions listed in the "Amended Settlement Agreement" of 12/9/88 between the City of Newport Beach and the County of Orange, as pertains to waterside facilities. Discussion: This application is before the City Council as required by Section 5.C.4. of the Harbor Permit Policies, which states: •5.C.4. "Prior approval of the City Council will be required before issuing a permit for shore -connected structures when approved bulkhead lines, pierhead lines, or setback lines do not exist." The Newport Dunes is beginning a process of remodelling their upland and bayward facilities at the Newport Dunes site. As part of that remodelling, the Dunes is proposing to revise the launch ramp area and to add 88 new slips to their marina. page t • • 0 Two convenience docks are proposed to be built in the ramp area, to assist patrons in launching their vessels. Adjacent to the launch ramp, across from the U.C.I. rowing base, the Dunes proposes a minor revision to the existing structure to increase the berthing area and to slightly change the orientation of the docks. They propose to build, across the entrance of the Dunes lagoon, a ten foot wide pedestrian bridge and, perpendicular to the bridge, construct two large fingers with 44 slips per finger. In conjunction with this revision,, the Dunes will also add a vessel waste pumpout station, open to the public, adjacent to the launch ramp. The addition of these slips, and the proposed revision of the slips adjacent to the launch ramps, have been initially approved in concept by the County of Orange and the City of Newport Beach, through a settlement agreement reached by those agencies in conjunction with the redevlopment of the project as a whole. The Marine Department feels that the conditions listed as necessary to approval of this permit will address any additional concerns the City may have owith regard to the revision of the existing docks. Ton, ���.--- Tidela ds Administrator - P,2G 57-RL-'SSG"O C43W P/G/NG .p'X 26' GANY'WNY tll� o jl LPR��a4-O 11 .-/ 19 p 907710/4 d — SECT/ON - A 1 y30' J 7 ~ NG'W / 4" CONC, P/G // O,, 7064S.F vOC/<' NO 0, e pa1A1 UNOI-e T"//S / m PROJECT S/T& y S U \ c V\ V I/14 ry Itlq e r ►.•..� CSC-f-C - • 's `'•� e. w 04 9 Mae VICINITY 5KET4N w,wkrrr• 3 t•,f N.wreer DAY Cn:1003UM#A .-�-ram+—w�•_.._- w Scundnys Of& *Xo;eracd fn /e*I end dine/e bt/ow Mear, l..aw,tr Low ivb&P. Moxnwvwr ronyt o! 11WC aFrrOf'r"40/;.. /o ✓ 0A.. Horbar /files arc e3?,*6li:/,4rd i^ Eor:\ Qi SCkVAaF PJ/MP~our ST.AT/ON Q a�X/6'T/NG DOCKS TO BE ,eEd90✓ED Q UC/ ce w DOCK ® NG W cavvILN.-a oocJxs QQ G/a!/NCH P/1N1P © CONL Y lse ovv O 5 4i2L-�PA�p /p CKS 3 �24' rR 4NS/L NT I w..., fr.a. fre /eu� /(/GlNPORT DUNES �Lor BGK, xcecf V ' a t page_4 C/ T )e Armwaer 'dxAcy 2 of 2 oe l I EXISTING DOCKS r . ar•n Q EXISTING /2FST/JU24NT p 0 CONE Y /SLANG ® PROPOSED DOCKS-IS/680S,F � .� I • 5O /�20POSL--D 4 /x �' GANGWi4YS '. "' t .rf� *^ ^ o R rG O © P,�OPOSC?D /O'XGO'PGOL-"ST/2L4N „�••• ••,r"' •,ice• U 62/DEG' - GOO 5. F, e ,'•e•� ,'' O7 PROPOSE--"D I4/0 PC'LSTPrSSGD ,,.r, `'�• riN� CDNC/ZCTL--" c ® P.eDPoSeD le o P.eCST.ecm; CO3A1CR4-:ra P/LING - 3 8 [=fl. Q L-X{Sr/NG VICINITY SKETCH *ANAMr N.wreor IlAy CALIIOIIMIA �enr Soundnys ore exprersed /n Feel and 01"ole ovpohs below Mean Lower Lew Lrislir. Wot,w400 Awl ronye o'r lide oprroymed le/y M ✓ief. Alorboe /)fes ore es0O61fShed m a IA , see%ar o{Ntw,e rf &Sar. }10.0 n Lr In n J41 n _ r� -i/I.O n ^ Eel e SECTION — .4 i I I u P,20POSL 0 /O' PL-"D[STI2/fIN !3�/D!'G A,. . I_a..Y� .*..ii NGWidvzr OUNL'S' �Lor BLa. rXAcr r CITY OF NEWPORT BEACH OFFICE OF THE CITY ATTORNEY January 18, 1990 TO: Sandy Genis, Planning Department Tony Melum, Marine Department Pat Temple, Principal Planner Don Webb, City Engineer FROM: Robert H. Burnham SUBJ: Newport Dunes Water Quality Study I have attached a copy of the Water Quality Study submitted by Newport Dunes. The report concludes construction of the pedestrian bridge and slips in the mouth of the lagoon will not significantly impact tidal exchange. Assuming you are all satisfied with the report, I will place the item on the Consent Calendar for 2/12/90 with a recommendation for approval subject to construction of the bridge as described in the report and a program for regular pickup of surface debris. Uicy ezcerney RHB:jg RECEIVED BY PLANNING DEPARTMENT CITY OF NEWPORT BEACH AM JAN 2 21990 PM 7181911 A1411213141516 i NOBLE C O N S U L T A N T S January 16, 1990 Mr. Robert H. Gleason Newport Dunes 1131 Back Bay Drive Newport Beach, CA 92660 Re: Water Quality Study Dear Mr. Gleason: NCI No. 663-01 This letter report summarizes our results of a water quality study conducted to assess potential impacts associated with the proposed recreational marina improvements at the Newport Dunes Resort. Our scope of services was conducted in accordance with our letter proposal, dated December 22, 1989. The purpose of this investigat- ion was to assess the general water quality concerns as a result of the construction of water -related amenities at the resort. The City of Newport Beach has requested an assessment of water quality impact associated with the above -mentioned improvements. The specific items of interest were listed in a letter from Robert H. Burnham of the City of Newport Beach, dated December 21, 1989. This report was directed to respond to those questions reproduced below: 1. The extent to which construction of the pedestrian bridge and/or slips at the mouth of the lagoon will restrict tidal flows in and out of the swimming lagoon; 2. The extent to which construction in the mouth of the lagoon will trap surface material within the swimming area; 3. Assuming some reduction in tidal flows resulting from construction in the mouth of the lagoon, identification of mitigation measures that would minimize restriction on tidal flows or improve water quality by reducing the extent to which pollutants enter the swimming lagoon; ❑ 100 SIIORELINE HIGHWAY, SUITE B-386, MILL VALLEY, CA 94941-3610 415/331-3944 on 2201 DUPONT DRIVE, SUITE 620, IRVINE, CALIFORNIA 92715-1515 714/752-1530 NOBLE CONSULTANTS Robert H. Gleason Newport Dunes January 16, 1990 Page 2 4. Assuming the construction will trap surface pollutants, measures and procedures available to remove these pollutants from the swimming lagoon; and 5. The extent to which dredging for boat slips or other activities in the lagoon will increase the time required for complete tidal turnover of water in the lagoon. Site Description The Newport Dunes study area, as shown in Figure 1, occupies approximately 96 acres located within the southern portion of upper Newport Bay, north of Pacific Coast Highway and west of Jamboree Road. The water -related components of the existing facility consist of a boat -launching ramp, a marina, and a swimming lagoon. The lagoon, with an approximate dimension of 800 feet wide by 1,200 feet long, is connected to the main navigation channel through a 350 feet wide by 300 feet long entrance channel. The master plan proposes construction of 90 additional slips at the mouth of the Newport Dunes Lagoon and approximately 110 additional slips within the existing 211 slip marina. The construction will be performed by extending the length of the existing main walkways and constructing two new piers at the entrance to the swimming lagoon. To accommodate the new wet storage area at the mouth of the lagoon, about 15,500 cubic yards of material will be dredged to establish a controlling depth of -8 feet, MLLW. Access at the resort is proposed for improvement via a pedestrian bridge that will span the lagoon entrance. The timber structure will be supported by two -pile bents spaced at 30 feet intervals. The plan sketch is illustrated in Figure 1. Tidal Flow Pattern Tides in the Newport Bay are characterized as mixed semidiurnal and consist of two unequal high tides and two unequal low tides each day. The typical tidal range for the study area is about six feet with the tidal exchange between the ocean and the bay taking place through the main navigation channel. NOBLE CONSULTANTS Robert H. Gleason Newport Dunes January 16, 1990 Page 3 The entire upper Newport Bay experiences semidiurnal tides with a tidal prism of about 1,500 acre feet'. Rapid fresh seawater exchanges of the upper bay through the main navigation channel occurs and a complete turnover is estimated to occur within a few tidal cycles. It was estimated that the mean residence time of water in the upper bay is about 1.7 days'. The duration for a complete tidal exchange in the lagoon is slower since it is not located within the course of the main tidal flow which is the primary mechanism for tidal exchange. In order to estimate the circulation patterns within the project site, visual observations were made on December 29, 1989 during peak ebb flow conditions. Preliminary field observations indicate that current velocity of tidal exchange through the entrance of the lagoon is considerably slower than the ebb flow observed in the main navigation channel. Figure 2 illustrates the estimated flow pattern during an ebb tide condition. The current pattern on the east side of the entrance appears to flow toward the area of state ecological reserve peninsula. The water column on the marina side tends to be directed toward the main navigation channel and merge into the main tidal flow. The tidal current at the entrance to the lagoon was estimated to be less than 0.1 feet per second by monitoring floatable traces; and the duration of a complete turn- over of water in the lagoon was estimated to be approximately two days. Although the field observations were not performed in a flood tide condition, it is felt that under a flood tide, a slow tidal current at the mouth of the swimming lagoon is expected as well. Because of the relatively small current velocity, wind - drifted surface flow may be significant in the east side of the entrance. Impacts on Water Quality Given the above -discussed assumption of tidal flow conditions, the following paragraphs summarize development impacts. ' EIR, Newport Dunes Development, 1980 NOBLE CONSULTANTS Robert H. Gleason Newport Dunes January 16, 1990 Page 4 m The pedestrian bridge will be supported by two parallel 12-inch diameter piles on a 30 foot span. The timber docks for boat slips will float on the water surface in accordance with the tidal range. The bridge and the docks are estimated to not appreciably reduce seawater exchange since they do not act as a dam and block the tidal flow. The observed low velocity flow pattern within the swimming lagoon suggests that the basin raises and lowers more in response to the tide wave frequency as opposed to direct water discharge. As a consequence, the tidal cycle is not appreciably effected by the proposed structures. There may be some increase in mixing of the water flow exchange due to turbulence which would be beneficial. However, because of the overall low flow velocit- ies, this effect is considered to be minor. Impacts on Trapping the surface Floating Material Floating debris is estimated to primarily originate from upstream sources or to a lesser extent from within the swimming lagoon area. It was noted during the December 29 field observation that no delivery of debris .from upstream areas of Newport Bay is likely to propagate into the swimming lagoon area unless strong, persistent northerly winds exist. This is estimated on the basis of the pre- dominant downstream flow pattern in the main channel that bypasses the Newport Dunes area. In general, a prevailing westerly wind tends to set up a surface flow pattern that would drive debris out of the lagoon. The additional slips and boats would tend to increase the chance of trapping any surface floating material in and out of the lagoon. As a result the slips would tend to provide a means to trap debris for subsequent removal. The regular clean- up of the floating debris in the boat and slip area -can be perform- ed to remove trapped debris. No debris comes in during ebb flow conditions. NOBLE CONSULTANTS Robert H. Gleason Newport Dunes January 16, 1990 Page 5 Because the proposed improvements are estimated to have a minimal impact on the existing circulation of the lagoon, the need for mitigation measures to minimize restricted flow conditions is not necessary. some improvements might be obtained if surface water runoff from the upland areas of the lagoon is directed to points of discharge closer to the main channel. This recommendation has been previously addressed and was implemented during recent construction activity to the maximum extent practical. Alternatives of Removing the Surface Pollutants Based upon the field observation, the surface pollutants and floating debris are likely to be trapped at Areas A and B, as illustrated in Figure 3, after completion of the project. It is believed that the majority of the floating debris will be trapped in Area A. Accumulated debris may simply be removed manually at regular intervals. Impacts of Dredging on the Exchange of Lagoon Water Dredging will be conducted north of the pedestrian bridge, as necessary, to construct 90 boat slips. Approximately 15,500 cubic yards will be dredged at the mouth of the lagoon to accommodate the slip construction. It is estimated that the nominal deepening would not alter the tidal prism inside the swimming lagoon because the circulation is mainly related to long period tide wave propa- gation as opposed to water discharge. The average tidal current velocity would be decreased as a result of deepening the lagoon entrance. However, it is estimated that the velocity would be reduced by about five to ten percent over existing conditions. Therefore, it would have little effect, if any, on the exchange of lagoon water. NOBLE CONSULTANTS Robert H. Gleason Newport Dunes January 16, 1990 Page 6 This completes our assessment of project impacts on water quality and alternative recommendations to preserve/improve the water quality in the swimming lagoon. Please contact us should you have anv questions regarding the information presented in the report. Since NOME Jon Sen'o / JTM:C Attac r =5 I i all lot` C*NNo-,- p 0010 1� PROPOSED 1 �p�tl SAT g4� BOAT SLIP A FEET SCALE 4 zoo 400 Jar U a " RINgCUP BAY Pile Cbv'4 \� 11 'lb BRIDGE SWIMMING LAGOON ES ....... •.. STUDY SITE REFERENCE. NATIONAL OCEAN SURVEY, N0. 18764, 19W NOvIBLE1CONSLT Marsh FIGURE 1 I BAY Pile Ar 0 e o t �` W o o hd,q(I o V�G�OGNp'N C N Mp�N t�T STA LOGICAI �O ESERVE 1T10W`t" BbgT �,c PROPOSED -V AT SLIPS r �b iSTINGMARINgCup FEET SCALE 4— zoo -400 T BRIDGE SWIMMING LAGOON NEWPORT DUNES AQUATIC PARK EBB FLOW PATTERN REFERENCE: NATIONAL OCEAN SURVEY, NO. 11, 1960 NT p B LE C O 1119 V LT A It T• Marsh 00 A. V? 4:;rr FIGURE 2 i."I Fa I I PrON GUNNEL PROPOSED /�� NAL SAT f4pS BOAT Sl I FEET SCALE MAR/Nq o JREF Cup o BRIDGE N SWIMMING LAGOON ES SURFACE MATERIAL TRAPPED AREA REFERENCE: NATIONAL OCEAN SURVEY, NO. 1111M, 19W JNQBLI�] A. �IT V� zrr FIGURE 3 CITY OF NEWPORT BEACH OFFICE OF THE CITY ATTORNEY P.O. BOX 1768, NEWPORT BEACH, CA 92659-1768 (714)644-3131 January 12, 1990 Mr. David L. Cherashore Newport Dunes 1131 Back Bay Drive Newport Beach, California 92660 Re: Approval of Parking Study for Newport Dunes Redevelopment Dear David: RECEIVED BY PLANNING DEPARTMENT CITY OF NEWPORT BEACH AM JAN 15 1990 PM 71819110111112111213141516 I I have enclosed a copy of a City Attorney Staff Report approved by the City Council relative to your parking study for Phases II and III of the Newport Dunes Redevelopment. Please call if you have any questions. truly yours, Robert H. Burnham City Attorney RHB:jg Enclosure cc: Rich Edi Jim Hew: t 1. F-9(a) CITY OF NEWPORT BEACH OFFICE OF THE CITY ATTORNEY MEMORANDUM December 4, 1989 TO: Mayor and Members of the City Council FROM: Robert H. Burnham SUBJ: Study of Parking Demand for Phase II and Phase III of Newport Dunes Redevelopment. Newport Dunes is ready to begin work on Phase II of its Redevelopment Plan. Phase II contemplates expansion of the existing marina from 230 to 430 slips -and the construction of a new restaurant on the former site, of Anthony's Pier 2. Construction of Phase_ III, the 275 room family inn, is not expected to begin until 1991 or 1992. The Newport Dunes Settlement Agreement does not specify the precise, number of parking spaces. required for the development encompassed in Phases II and III. Newport Dunes has commissioned a parking study to analyze the peak parking demand of the final two phases of the project (copy attached). The study is similar to those considered by the City in approving the Four Seasons and the Marriott expansion. According to the consultant, the marina, restaurant and family inn would require a maximum of 867 spaces as "stand alone" uses. However, the peak parking demand of each use occurs at different times and the consultant believes 791 spaces would be sufficient. Newport Dunes proposes to provide 939 spaces. Rich Edmonston and Jim Hewicker have reviewed the parking study, believe it accurately reflects likely parking demand, and recommend approval. RECOMMENDATION• We recommend the City Council determine that the peak parking demand for Phases II and III of the Newport Dunes Project are as is accurately evaluated in the report prepared by Weston Pringle & Associates. We also recommend that Newport Dunes be required to provide at least 550 parking spaces for the development specified in Phase II and a total of 939 parking spaces for the development - 2 - contemplated in Phase III, with all development subject to the approval, by the Traffic Engineer, of the final parking/ circulation plan, and the appropriate number of compact spaces. RHB:jg Attachment Weston Pringle & Associates TRAPPIC & TRANSPORTATION ENGINEERING September 5, 1989 Mr. Robert Gleason Newport Dunes 998 W. Mission Bay Drive San Diego, CA 92109 Dear Mr. Gleason: This letter summarizes our review of 'parking factors related t�`- 'es� II and III of the Newport Dunes Redevelopment Plan. The review was based upon information provided by you, field studies by our staff and standard reference material. PROJECT DESCRIPTION The Newport Dunes Aquatic Park is, being redeveloped in three phases. Phase I.includes the public beach, day use parking, dry boat storage, boat launch, recreational vehicle park and marina. Work on this phase is currently nearing completion. Under Phase II, the existing marina will be renovated and expanded form 230 to 430 slips. In addition, a new restaurant will be built with a total public area not to exceed 15,000 square feet. Phase III would include a 275 room family inn with restaurant, cocktail lounge, coffee shop, pool lounge, small meeting rooms, recreation room and retail space. It is proposed that approximately 50 percent of the guest rooms will have kitchen facilities. Parking for 939 vehicles is available for Phase II and III uses. EXISTING CONDITIONS At present, a 230 slip marina is in operation and parking is provided for this site. This provides a model to survey and utilize to estimate future parking needs for this use. Records have been kept by the operators of parking demands and these data from May 15 to July 15, 1989, 2651, East Chapnian Avenue • Suite i io •,rullerton• (�jlifur)Ua 1)21i3] 9 (714) 871.2951 I -2 were reviewed. Review of these data indicated all spaces occupied on July 4 with 105 parked vehicles at 4:00 PM on Sunday June 25, 1989, being the second peak. These data also indicate peak demands during the afternoon with reduced demands during other periods. In order to validate these data, observations were made by Weston Pringle and Associates staff on a weekend and weekday. The results of these surveys are summarized in Table 1. Review of Table 1 indicates that Sunday had the highest observed parking demand with the peak occurring at 2:00 PM•when 132 parked vehicles were observed. This peak represents a ratio of 0.57 parked spaces per -slip. It can also be seen from Table 1 that morning and evening parking demands are approximately 69 percent of. the peak demand. ' ANALYSIS Determination of parking needs for multi use projects must consider both the potential of joint usage and differing times of peak demands. In this case, marina tenants could visit restaurants, inn guests could patronize the free standing restaurant. 9V park guests could patronize restaurants and shops, and similar cross uses. In addition, non -guest room facilities within hotels do not have the same parking requirements as do similar uses that are free standing. Marina The field studies indicate that the existing marina had a peak demand of 0.57 parked vehicles per slip on a Sunday afternoon with the morning -and evening demands being 69 percent of the peak. While the peak demand on July 4th exceeded this observed peak, it is not reasonable to design for a peak that may occur only two or three times per year. (This is similar to not, providing for the peak Christmas shopping. demand at a shopping center.) If the 0.57 spaces per slip ratio is applied to the marina, the need for 245 spaces to serve 430 slips is determined. This would be the daytime peak •demand with the demand reduced to 169 spaces during evening and morning periods. W -3- Table 1 PARKING SURVEY SUMMARY Newport Dunes PARKED VEHICLES/PERCENT OCCUPANCY(') Saturday Sunday Thursday TIME 7 29 89 7 30 89 8 3 89 8:00 AM' 72/40 90/50 27/15 10:00 AM 81/45 91151 31/17 Noon 92151 100156 34/19 2:00 PM 99/55 132174 40/22 4:00 PM 97/54 112/63 34/19 6:00 PM 88149 87/49 42/23 8:00 PM 81/45 48127 44/25 C (1) Based upon 179 spaces a -4- Restaurant The City of Newport Beach requires one space per 40 square feet of public area for restaurants. Provisions are also included to require parking ratios from one space per 30 to one space per 50 square feet of net public area. Since there is a good opportunity for the restaurant to be patronized by marina users, hotel guests and RV park guests, the lower ratio of one space per 50 square feet would be applicable in this case. This ratio would equate to a need for 300 parking spaces for the restaurant. Inn Facilities such as inns, hotels and motel.s are each relatively unique and generalized parking ratios may or may not apply. Parking ratios for these facilities are generally based upon the number of guest rooms and Include needs for ancillary uses. The.wide range of parking ratios that can occur at hotels is illustrated by the listing -of various survey results in'Table 2. The types of facilities listed in Table 2 are varying with some being generally business types and others being destination resort type. Based upon the description of the proposed inn, it is''felt that the Del Corondado, La Costa and Newpo.rter best represent the planned facility. Of the three, the Del Coronado would best represent the concept for the subject project. The ratio for the Del Coronado is also near the average ratio.of the three hotels of 1.17 spaces per room. This average rate is recommended for the subject hotel resulting in a need for 322 parking spaces. Combined Parking Needs The preceding paragraphs have examined parking needs for each of the three principal uses. Table 2 summarizes the projected parking needs for each use. The peak demand for each use individually is listed and totals -5- Table 2 HOTEL PARKING RATIOS Newport Dunes HOTEL LOCATION PARKING RATIO(') Marriott(2) Newport Center 0.86 Sheraton(3) Newport Beach 0.99 Four Seasons(4) Houston 0.43 Del Coronado(5) Coronado 1.16 La Costa(5) Carlsbad 1.39 Newporter(6) Newport Beach 0.96 r (1) Parked Vehicles/Room ' (2) "Newport Beach Marriott Hotel Parking Study". Weston Pringle & Associates, July 20,1989. (3) "Sheraton Hotel Traffic & Parking Study". Weston Pringle & Associates. 1982. (4) "Four Seasons Hotel Traffic & Parking Study", Weston Pringle & Associates. 1983. (5) "Resort Hotel Traffic Study". Austin-Foust'Associates. Inc., 1986. (6) "Newporter Resort Traffic and Parking Study", Weston Pringle & Associates, 1989. I Ir.� 867 spaces. Due to the characteristics of each use, ail peaks would not occur simultaneously. As indicated in the discussion of the marina parking, the demand for this use is projected to be 169 spaces during the evening. This evening period is when the restaurant and hotel would be expected to be near peak. This scenario is also listed in Table 3 and indicates a total parking demand of 791 which could be accommodated by the 939 space supply. Studies such as the Urban Land Institute's "Shared Parking" have indicated that hotel peak demands typically occur after 9:00 PM and before 7:00 AM. This would indicate a further reduced -demand during peak restaurant periods. The proposed inn could be expected to exhibit these characteristics due to the attractiveness of the area such as Disneyland, Knotts, other restaurants and general tourist facilities. While this has not been quantified or applied, it does support the adequacy of the supply to serve the proposed uses. It should also be noted that no reduction in demands have been assumed for cross over users such as marina tenants or RV guests eating at the restaurants or hotel guests eating at the free standing restaurant. These conditions provide a safe margin for the parking adequacy. SUMMARY This study has reviewed parking needs for Phases II and III of the Newport Dunes Redevelopment Plan.: Existing conditions were examined to quantify, marina parking characteristics. Previous studies were reviewed to determine parking factors for the restaurant and inn uses. On a individual basis the theoretical demand does not exceed the supply. The differing peaking characteristics result in a further increased supply of parking space. An estimated peak demand of 791 spaces was developed which can be accommodated by the 939 space supply. This estimate did not consider multi stop visits or the fact that hotel and restaurant parking peaks are not coincident. On this basis, it is concluded that the proposed parking supply will be adequate to accommodate the planned uses. n -7- Table 3 PARKING DEMANDS INDIVIDUAL USES PROJECT LAND USE QUANTITY RATIO PEAK DEMANDS PEAK Marina 430 Slips 0.59 245 169 Restaurant 15,000 SF 1/50 300 300 Inn 275 Rooms 1.17 322 322 TOTALS 867 791 0 N 0 r n ^v- We trust that this study will be of assistance to you in the development of this project. If you have any questions or require additional informations please call us. Respectfully submitted, WESTON PRINGLE 6 ASSOCIATES �k�ei Weston S. Pringle. P.E. Registered Professional Engineer State of California Numbers C16828 b TR565 WSP:hid #891130 cc. Mr. I 0 U.S.Department 200 Commander Building 10, Rm 214 of Transportation \ Eleventh CG District Coast Guard Island United States Alameda, CA 94501-5100 Coast Guard Staff Symbol: (oan-br) (415) 437-3514 August 2, 1990 PUBLIC NOTICE 11-77 PROPOSED CONSTRUCTION OF A PEDESTRIAN BRIDGE OVER A LAGOON OF NEWPORT BAY MILE 3.5, IN ORANGE COUNTY, CALIFORNIA PURPOSE: The purpose of this notice is to solicit public comment on a proposal to build a removable span pedestrian bridge over a lagoon of Newport Bay, mile 3.5, at the Newport Dunes Aquatic Park in Orange County, California. There is no existing bridge at the site, and navigational access to the swim lagoon is prohibited. PROPOSAL: Orange County Environmental .Management Agency, P.O. Box 4048, Santa. Ana, CA 92702 (tel. no. 714-834-3262) and the Newport Dunes Partnership, 998 West Mission Drive, San Diego, CA 92109 have applied for a permit to construct a removable span pedestrian bridge across the entrance to the Newport Dunes Lagoon in upper Newport Bay. NAVIGATION: The lagoon has been closed to motorized vessels for 30 years. The pedestrian bridge is part of a larger project to redevelop the Newport Dunes Aquatic Park. As part of that larger development, an area at the mouth of the lagoon will be developed as a marina, and the bridge. will complete a pedestrian trail around the lagoon. Motorized vessels will continue to be prohibited upstream of the bridge. The marina expansion has been authorized by U. S. Army Corps of Engineers permit 89-235-GS. The proposed bridge has been designed to provide adequate clearance for the passage of emergency response vessels and a removable section to provide access for dredges. The bridge Will provide 29 feet horizontal clearance between bents and vertical clearance of 13 feet above MLLW and 8.4 feet over MAW in the removable span (the same horizontal clearance and smaller vertical clearance is available in the other spans). ENVIRONMENTAL CONSIDERATIONS: The U. S. Army Corps of Engineers (USACE) is the lead federal agency for environmental review under the National Environmental Policy Act (NEPA) for the Newport Dunes project. The USACE has prepared a Findings of No Significant Impact as the environmental information document for their permit action (completed). The -Coast Guard exempts pedestrian bridge projects from formal environmental review and plans to prepare a Categorical Exclusion Determination for its permit action. The project is located in the 100 year flood plain but will have no effect on the flood plain. The construction will involve the introduction of approximately twelve (12) cubic yards of fill in the waterway (bridge pilings). The bridge project will not result in the loss of wetlands. No parklands, wildlife refuges or historic properties will be affected by the pedestrian bridge. OTHER APPROVALS: The applicant has applied for water quality certification. The applicant has also received a permit from the U.S. Army Corps of Engineers, #89-235-GS, and the California Coastal Commission, the state coastal zone management agency. REQUEST FOR COMMZNTS: The Coast Guard would like your comments to help us make our decision on whether or not to issue a bridge permit. Interested persons may help us by submitting comments to Commander (can), Eleventh Coast Guard District, Building 10, Room 214, Coast Guard Island, Alameda, CA 94501-5100. Commentors should include their name and give reasons for support or opposition.to the proposal. All comments received before September 4, 1990 will be made a part of the official record and given careful consideration on this permit application. Final action will be taken by the Commander, Eleventh Coast Guard District, and the information published in the Local Notice to Mariners. rf H�yMAN Captain, U.S. Coast Guard Chief of staff G o 4 a LONG ,QEACH � • \ C !•!l/N77N6TDN � O I � LAGUNIq P.I.AcN VICINITY MAP ro MILES S.9!✓ . APPLICANT COUNT)' OF OFAIVOS M5W IPOBT DUNES PEDL57-171,4" B2/DGE OVL=,C DUNES LAGOON • • UPPL IO NL LVh02T SAY NEWPOR'r 13SACP / OR.4/l/GC COUNTY, CAC./F 251 1199 NGWPORr QQ PACK Moeu� LINDA axy 4AGo,,00 I Q 4GNG5 MP ,�. LocwrION M.4,D L= X/5T/NG .l3R/DGL S r ® !3/aCX L3.9Y arR147 G L ® Lim?4 ISLL; ,13oDGL' ADJACL-NT ' OWNGl25 = /D /,evwG= COA4P.4AlY Q COUNTY OP' 0,4VAVGL-� C/qUP . 7"lNE PROPOSED QWlr'YG-' /S SURF©UNDL D BY TNL-' CITY Oi= NZ --/PORT L3l�gC,L1, 0 ,W140 LIA /2C,�UGG APPLICAAIT r COUNTY OF O/ZAMG4�F - ` N4 WP Vr DUNL= S PI-zZ ST/z14av RelDGL= OVL_I2 Du"c-5' LAGDON UPPL-" l2 NGWPORT 3,4Y NL wPO2r /3EACq , 0/2.4AIal- CCUNTY/ s4,Or 25", /9847 S�iEGT 2 a7� 4 0 Gx/STING &RIDGE r UPPER �. ZFAY t • 1 ND NAV/G/->7'/aN L/1VOOz -MM - - PLAN a U u 11 U 9 1 '" L.. / V- U 41 PRG'STRL'SSL D 'G794C. ClUmd &L.h1TS 'C TO" CAI CL'NTL:i? 100 VL<Rr. I If --nO' EL[= V/-IT1oN APPLICANT COUNTY OP* 02A1`1GE # "C-WPOR7- DU"C-.9 PE0E57-21AXI 821DGC OVE2 DUNCS LAGOON UPPC12. NEWP027- SAY A1WPOR7 SCTACH, OZ4A16c COUNrYI CAL.11:7, SL 1VT" 2 S 1 1959 S,yCE7' 3 of 4 ? XG 4AND/2A/4S XG D�=Cf� /g " (PLU-Z.4Ae7 Srea "S Bx/a C.4P -1 Z � PAC-3'T�G SSL=D ��,C'F�IGIIvG, APPLICANT-1 COUNTY OF O"NGF` 4� it/L-'WPORr 6umgs PCDESrZ/AN 8RIDGLE OVCZ OUNCS LAGOO1,/ UPPEZ NL-:WP02T OAY NE WPO2T /3CAC,Ll , 014?At/GL' COUNTY) CAL/F SCPr, ?5' /989 sNL'CT 4 af 4 0 U.S. Department of Transportation United States Coast Guard Commander (oan-br-n) Eleventh Coast Guard District Bldg. 10, Rm. 214 Coast Guard Island I�amCZTP O PWMY Irr RM" Use •M P O BOX 3 768 ORT BE,g(:u NZWPORT A 92658 CH Pea�Q� ald Fw unlaa such Cori Quad Dar au CITY OF NEWPORT BEACH P.O. BOX 1768, NEWPORT BEACH, CA 92659-1768 PLANNING DEPARTMENT (714) 644-3225 September 4, 1990 Commander (oan) Eleventh Coast Guard District, Building 10, Room 214 Coast Guard Island Alameda, CA 94501-5100 Subject: Proposed Construction of a Pedestrian Bridge Over a Lagoon of Newport Bay, Mile 3.5, in Orange County, California Dear Commander: Under the terms of a Settlement Agreement between the City of Newport Beach, the County of Orange, and Newport Dunes Partnership, a pedestrian bridge is permitted at the above location subject to the following: The pedestrian bridge which is to be located at the mouth of the lagoon will be elevated above the water surface, built on pilings, and designed to minimally restrict tidal flows in and out of the lagoon and permit the entry of dredging equipment (such as removable center section). Provided these conditions are met, the City of Newport Beach has no objections to the construction of the subject bridge. If you have any questions regarding this matter, please contact me at the above number. Very truly yours, PLANNING DEPARTMENT JAMES D. HEWICKER, Director By Sandra L. Genis Senior Planner SLG\DUNBRIDG 3300 Newport Boulevard, Newport Beach ' 1 r SECOND LEV Mr-piuM Gallorlr TKEE: 6upaNi0r5t5 ANACA4PIOI I FIGU'> M(,z (,�rA, NITICP, 1�r(o"W-rA,-AroNIGA. TIC-9-1-us WM4 PJbUG�.INViLL1A �Nn AWNIrJ�ti� - N, MI 910N TL.E ROOF OVER PPMGCP eHEA?WING N0CP FRAME WITH INSULA710 h, PRIOR CEMENT I PLA61"IER OVER C-M.u. wood TROws kR ELEVATION 1 ELEVATION 2 ►'ITT051°0i-WM WHEELEK1 1 n- —� }, RbOMADCV5� ,� iy�r"�---------------- -�- —� P (� c• row SITE A.AIy ixouG(WNvILLr-A 5rr.. NDPFLOM %XISIS id►THIN6 �Oaor-A�pu� =— --= I t I I (` II biSTIG((5 l�ucGl NQ� olzla M�NoLIA 1— --L vlN� T- H f-PEKI&I HELK ( 5TbR • I I 'Hp.riNS'` I FIRST /►4O OrFIC.E I � GPPICB 2 CFF1GE 3 �o kI1tH15 !r 00 I f I iE —`i ce ��• I CONG MAD ON opm i t ( I WSCH . I suPPI-Y �� UP I ' f COS CONFDRONC$ TRM445 AHY. j� f IOW ME�I f j MTL.. "UP WADw/ S O O CD 0 f \ MR Q-9 _IL I tAFf J 8 R6CEPTI�i�) \ v i ` t. ger,"nlun ( MAI i � I r^wro Low AaI�NT : A,A A,HTHuS (bWe-) HPMar-04A LJ-f5 (Yt:-�L-LOW) McPuM 4NorY Tl-F-e FLOOR PLAN �] CD W E U cY) X v N 0 N U) `o a� U c Kpjrm NL T r O m x s; r � � _-.'�-gam'..• - e, e � • Y l gN �� .. • • iv v NftlR� 1 ' r f4/ r -S • • • ' lY i'��1� k ItiM1 IT j. u�'i�P• f '�991 �,; �t _,tl�i NEWPORT DUNES RECREATIONAL VEHICLE PARK 1 Newport $each, California LIFEGUARD AND OPERATIONAL BUILDING SCALE: 1/8'-1'-0' SCHEMATIC LANDSCAPE PLAN AND ELEVATIONS Project Number: 87154 Date: -z9-sa Revisions A 0 end mpc Axh, m ft Phoning" 10,* Pia., S.. 100 �- .. 14.640.2300, 7-A'- 88 e - CEO COURTON & `55CCIAT ES 2061 3usines Center rite Suite 203 Irvine Cadornia 92715.71d) 752.9095 2M 5 lake Avenue. suite 700, Pasadena. California 91101 (2131 795-5999 1 June 7, 1983 I' Mr. William Evans I' Newport Dunes, Inc. c/o Bahia Hotel 998 West Mission Bay Drive San Diego, CA 92109 I, SUBJECT: Transmittal of Settlement Agreement with County of Orange and City of Newport Beach ' Dear Bill: t I am pleased to transmit to you -the enclosed original and signed copy of the Settlement Agreement that has been reached between the County of Orange and the City of Newport Beach concerning the Newport Dunes Redevelopment Plan. I have also enclosed a copy for (, your general use. The original document should be filed in an I appropriate and safe place since it represents a significant basis for the future development of the Newport Dunes. I, Courton & Associates is pleased to be involved in the continuing planning activities for the Newport Dunes. We are looking forward I , to the submittal of the Coastal Development Permit and the .procurement of the other permits and approvals necessary for the implementation of the project. I ' Thank you very much for the opportunity to perform services for the Newport Dunes, Inc. Please feel free to contact me if you have any questions. I, Very truly yours, I' COURTON & ASSOCIATES I' Lawrence H. Buxton President I LHB:ma Enclosure ' cc: Joyce Peterson Robert Prosser 1 IEn:ronmentei aesc:rcn • %veenn'�enrai ?e•ations • Manning and Financing A c� u n N-r o F '4 I. s � /RANG E ENVIRONMENTAL MANAGEMENT AGENCY PLANNING May 26, 1983 William D. Evans, President ' Newport Dunes Incorporated c/o Bahia Hotel 998 West Mission Bay Drive San Diego, California 92109 Dear Mr. Evans: 1 t li MURRAYSTORM DIRECTOR, EMA ROBERT G. FISHER DIRECTOR OF PLANNING LOCATION: 12 CIVIC CENTER PLAZA P.O. BOX 4048 SANTA ANA, CA 92702.4048 MAILING ADDRESS: P.O. BOX 4048 SANTA ANA, CA 92702.4048 TELEPHONE: (7141 834-4643 FILE Newport Dunes LCP I am pleased to be able to inform you that the Orange County Board of Supervisors has approved the Newport Dunes Settlement Agreement, thereby making it possible for our attorneys to conclude the legal action brought by the City of Newport Beach over the redevelopment project. (A signed copy is enclosed.) This . represents an important step in our efforts to bring this project to fruition because we now have the support of the City in our needed approvals from the Department of Fish and Game, State Lands Commission and Coastal Commission. I would like to take this opportunity to briefly describe how we may proceed from here to obtain the necessary Coastal Commission approval and lease amendment to allow construction of the project finally to begin. I suggest we proceed with this approach as expeditiously as possible in order to keep the present momentum going. At a recent meeting, Coastal Commission staff suggested that we process the redevelopment plan as a two-phase Coastal Development Permit application. The first phase would consist of a master permit, which would set the develop- ment parameters of the project early in the process. This permit would in- clude an overall site plan and general design guidelines which would establish the location and maximum intensity of all proposed uses. The attached out- line sets out the content requirements of this permit application. The second phase would consist of the final permits required for actual con- struction of the more substantial features of the project, such as the family inn, commercial structures and the recreational vehicle park. The content and format requirements of these permits will be determined as part of the Commission action on the master permit. The contents of the Coastal Development Permit (both uses allowed and any limitations and mitigation measures) will form the basis of the proposed lease amendment. Therefore, the lease amendment can be pursued in parallel with the process of obtaining Coastal Commission approval of the master permit. ��' 1 Mr. Evans ' Page Two ' In an effort to organize and coordinate this effort, I suggest the following actions: (1) Newport Dunes, Inc. (NDI) representative assemble a current t project prospectus which represents the redevelopment project description as modified by the Settlement Agreement; t(2) NDI, EMA and GSA/Real Estate Division continue work on the lease amendment; ' (3) NDI and EMA meet with Department of Fish and Game (DFG) to present the project prospectus and lagoon dredging proposal; (4) NDI, EMA and GSA meet with State Lands Commission (SLC) to present ' the project prospectus and dredging proposal; (5) NDI and EMA meet with Coastal Commission staff to present the project prospectus and dredging proposal with support letters from DFG and SLC; 1 (6) NDI complete the detailed plans, reports, etc. for the master permit; (7) NDI and EMA obtain support letter from the City of Newport Beach to the master permit application; 1 (8) EMA present complete master permit at Coastal Commission public hearing. In order to cover the County staff time on the Coastal Development Permit effort (beginning May 17, 1983), a cost recovery account will need to be established. It is estimated that the cost of this work will be approxi- mately $7,500. An initial cash deposit of $5,000 will be needed to establish the account. Additional funds will need to be deposited into the account as this amount nears depletion. Your signature on the appropriate line and return of thin letter will serve as an agreement between the Newport Dunes, Inc. and the County of Orange. The Environmental Management Agency will then bill your account on a monthly basis. I look forward to working with you and your staff on the Coastal Development I Mr. Evans Page Three Permit process. If you have any questions, please feel free to contact me at (714) 834-4643 or Mr. Kenneth Winter; Chief of Community Planning, at (714) 834-5387. Very {trruly/ yours, obert G. Fisher Director of Planning LB:jbc cc: Larry Buxton, Courton and Associates John Shaddy, GSA/Real Estate Division Bob Wingard, Open Space/Recreation Program Office Doreen Marshall, Supervisor Riley's Office Attachments Concur in: President, Newport Dunes Incorporated I ' NEWPORT DUNES COASTAL DEVELOPMENT PERMIT ' I. Executive Summary ' II. Regional Context A. Vicinity map, referring site location to surrounding area B. Land Ownership, lease boundaries and other legal/jurisdictional lines C. Relationship to Upper Newport Bay Ecological Reserve and other ' major locational considerations III. Master Permit A. Site Plan 1. Title block ' 2. Scale and north arrow 3. Property lines 4. Buildings: existing and proposed, location and maximum size 5. Streets: location and width 6. Easements: location, purpose and width 7. Access: existing and proposed 8. Parking areas 9. Fencing (walls): type, location and height ' 10. Landscape areas 11. Proposed topography and grading concept 12. Other outdoor uses: location, use and maximum intensity ' 13. Existing topography and drainage improvements 14. Infrastructure facilities: existing and proposed B. Conceptual Architectural Features of Major Structures 1. Typical floor plans ' 2. Typical elevations C. Landscape Plan ' 1. Landscape concept 2. Plant pallette -1- 1 D. Development Standards 1. Maximum building height 2. Maximum square footage of structures 3. Parking requirements E. Performance Standards 1. Number of R. V. hook-ups 2. Trash pickup 3. Maximum duration of stay for R. V.'s F. Phasing Plan G. Other Governmental Actions and Permits required H. Environmental documentation as necessary IV. Plan Details on Coastal Act Policy Issues A. Traffic/Parking B. Drainage C. Water Quality D. Visual and Aesthetics E. Habitat Management F. Architectural Concept G. Landscaping -2- u MINUTES OF THE BOARD OF SUPERVISORS OF ORANGE COUNTY, CALIFORNIA May 17, 1983 IN RE: SETTLEMENT AGREEMENT NEWPORT DUNES On motion of Supervisor Clark, duly seconded and unanimously carried by 'Board members present, the Clerk of the Board, on behalf of the Board of Supervisors, is. authorized to execute the Settlement Agreement, dated May 17, 1983, between the County of Orange and the City of Newport Beach, Newport Dunes, Inc. and the Orange County Harbor, Beaches and Parks District. EMA, with the assistance of Newport Dunes, Inc., is authorized to prepare and submit a Coastal Development Permit to the Coastal Commission based upon the approved LCP as modified by the Settlement Agreement. County Counsel is directed to seek a dismissal of the lawsuit with prejudice, based upon the Settlement Agreement. IN RE: ARTERIAL HIGHWAY FINANCING PROGRAM AGREEMENT BOLSA CHICA STREET HUNTINGTON BEACH On motion of Supervisor Clark, duly seconded and unanimously carried by Board members present, the Clerk of the Board, on behalf of the Board of Supervisors, is authorized to execute the AHFP Project Administration Agreement, dated May 17, 1983, between the County of Orange and the City of Huntington Beach, which provides for the rehabilitation of Bolsa Chica Street, between Edinger Avenue and OCFCD Sunset Channel-007, Project #1052. �I SETTLEMENT AGREEMENT THIS AGREEMENT, entered into this LLday of 1983, by and between THE CITY OF NEWPORT BEACH, a Municipal Corporation and Charter City, hereinafter referred to as "City", THE COUNTY OF ORANGE, a political subdivision of the State of California, hereinafter "County", and NEWPORT DUNES, INC., a California Corporation, hereinafter "Corporation", and the ORANGE COUNTY HARBOR, BEACHES AND PARRS DISTRICT, organized pursuant to Division 8,- Part II of the H & N Code, hereinafter "District", is made with reference to the following facts, the materiality and existence of which is stipulated by and between the parties hereto: A. Pursuant to the provisions of Chapter 526 of the California State Statutes of 1919, the State of California grant- ed certain tidelands to County, which grant was subject to cer- tain conditions and restraints on the use of the property. These tidelands were regranted by the State to the County, pursuant to the provisions of Chapter 415 of the Statutes of 1975, this grant �I II I 1 again subject to certain conditions and restraints on the use of the property. The tidelands referred to in these two grants, together with a small parcel of uplands, are described as set forth in Exhibit "A" to this Agreement, and are hereinafter referred to as "the property"; B. County has improved the property with certain pub- lic recreational facilities, including a lifeguard headquarters building and public restroom; C. County has leased the property to Corporation pur- suant to two 50-year leases which run .to May 30, 2008 and February 28, 2015, respectively; D. Pursuant to these leases, Corporation has improved the property such that certain recreational and visitor -serving facilities are now located on the property. These facilities include the following: i) A beach, consisting of approximately eleven acres, together with concessions to serve beachgoers, such as, fast food stands and businesses which rent beach equipment; ii) A recreational vehicle and travel trailer camping area, with 64 spaces fully serviced by sewer, water and I ' electricity and 80 spaces which are partially served by such ' utilities; ' iii) A restaurant known as Anthony's Pier II locat- ed on the northwesterly edge of the swimming lagoon and consist- ing of approximately 7,500 sq. ft. of public area, and a coffee shop, consisting of approximately 21000 sq. ft. of public area ' and located on the easterly side of the lagoon in the area of the ' current boat -launching facilities; iv) Boat and marina -related facilities consisting ' of approximately 230 slips, a boat repair business, a canvas shop, maintenance storage and a dry boat storage area with room ' for approximately 350 boats and a six -lane boat launching ramp; ' v) A structure, located near Anthony's Pier II, consisting of approximately 1,500 sq. ft. which presently serves ' as the headquarters and equipment yard for Corporation. E. Commencing in 1976, County and Corporation embarked ' on a process designed to redevelop the property by enlarging or ' improving existing facilities and constructing new facilities. This process culminated, in 1980, with the approval, in concept, ' of a redevelopment plan for the property which called for -the ' 3 1 II construction of a motel or family inn with 350 rooms, construc- tion of "meeting rooms" with a seating capacity of 400 persons, the construction of four additional coffee shops and snack bars, at least one of which would seat 150 persons, construction of 263 additional boat slips, the construction of a "marina village" consisting of approximately 50,000 sq. ft. of commercial and retail development, the construction of approximately 20,000 sq. ft. of facilities described as "marina amenities", the construc- tion of approximately 12,000 sq. ft. of unspecified, commercial development, the upgrading and enlarging of the recreational vehicle area, and the construction of other development to sup- port the primary uses; F. In February, 1981, the City instituted litigation in response to the approval of County of the redevelopment plan for the property. This lawsuit is presently pending in Orange County Superior Court (Case No. 35-01-35) and seeks a declaration of that Court that the approval of the redevelopment plan by County was in violation of provisions of the California Environ- mental Quality Act (CEQA) and the State EIR Guidelines (Guidelines) promulgated pursuant to that legislation. City, in 4 its complaint, also seeks a declaration of that Court that the property, and the proposed construction of recreational facilities, is subject to the ordinances of the City and that any construction on the property must be approved by the City; G. Subsequent to the filing of the lawsuit, all of the interested parties have engaged in a collective discussion with the intention of resolving all of the issues and concerns raised by the redevelopment plan and the litigation instituted by City. The development authorized by this agreement, and as conditioned by this Agreement, resolves these issues and concerns in that: (i) The changes in the project, the requirement of City concurrence in any additional development, and the binding nature of this Agreement, mitigate, to an acceptable level, any adverse environmental impacts that may result from the construction of the improvements contemplated by this Agreement. (ii) The development contemplated by this Agreement is in the nature of proprietary activity and the binding commit- ments to obtain City concurrence for additional development, are adequate to fully protect the health, welfare and safety of the citizens of Newport Beach; �i (iii) The commitments contained in this Agreement will resolve, the issues relative to land use control of the property without the undue expenditure of taxpayers' funds and the uncertainty that would result from continued litigation of those issues. NOW, THEREFORE, the parties hereto agree as follows: I. City, in consideration of the covenants and pro- mises of County and Corporation agrees tb development of the property not exceeding that described herein and conceptually illustrated on Exhibit "B", and provided further, that development may proceed in phases as deemed appropriate by Corporation: A. The construction of a family inn, not to exceed 275 rooms, to be located on the west side of the swimming lagoon subject to the following: 1. The family inn will be designed and constructed with features that will make it attractive to families and these design and construction features shall 0 I I ' include, but not necessarily be limited ' to, the following: (a) Kitchen facilities in approximately ' forty percent (40%) of the units; (b) A room containing recreational facilities and equipment for use by ' guests of the inn; (c) No permanent audio/visual facilities ' or equipment are to be integrated ' into the design. 2. The area immediately adjacent to the family inn shall be designed, improved and maintained such that it is consistent with the concept of a visitor -serving facility attractive to families. 3. The family inn will be constructed in accordance with the Building and Zoning ' Ordinances of the City of Newport Beach, all as more fully discussed in paragraph ' III - A below. 7 I 1 I 4. The structure which houses the family inn shall not exceed 500,000 sq. ft. of gross floor area as that term is defined by the ordinances of the City of Newport Beach; B. The construction of two additional restaurants, and the expansion of Anthony's Pier II, or a successor restaurant, subject to the following: 1. One of the restaurants is to be a quality dinner house, with a net public area (per City standards), not to exceed 5,000 sq. ft., the restaurant to be sited on the east side of the swimming lagoon; 2. The second restaurant, which will consist of a net public area, (per City standards) no greater than 7,500 sq. ft., shall be designed, maintained and operated such that it serves, principally, the patrons and guests of the family inn, and special consideration 1-1 u C. shall be given to families and children in the operation of that restaurant; 3. The expansion of Anthony's Pier II shall be limited such that the total net public area (per City standards) shall be no greater than 15,000 sq. ft. The construction of structures which will house commercial, office or retail tenants, subject to the following: 1. The size of new structures shall not exceed 10,000 sq. ft. of gross floor area; 2. One structure shall be located near the existing Marina Dunes office building, on the west side of the swimming lagoon and in proximity to the existing boat slips; 3. A second structure shall be located on the east side of the lagoon, near the pedestrian bridge; 0 I I 4. The tenancy shall be limited to those 1 businesses listed on Exhibit "C" to this Agreement. rD. The construction of two meeting rooms with seating capacity not to exceed 100 persons each, one of which will be located on the east side of the swimming lagoon. E. The construction of a structure which will headquarters for Newport Dunes, serve as the Inc., subject to the following: 1. The size of the structure shall not exceed 12,000 sq. ft.; 2. The structure will contain approximately 6,000 sq. ft. of space devoted to office and administrative uses, with the remaining space within the structure to be devoted to parking of equipment, a first aid station and the storage of materials. I ' 10 1 I I I I F. The construction of a recreational vehicle park not to exceed 444 spaces, approximately 80% of which will have full service capabilities including electricity, water and sewer, together with a recreational vehicle support center of approximately 5,000 sq. ft., the center to contain a small convenience store, equipment rental area, recreation room, restrooms and showers, a laundry facility, a storage area and swimming pool, all subject to' the following: 1. At least 20 spaces in .the recreational vehicle park will be reserved for use by those who have not made reservations for space in the park, provided that those 20 spaces may be located in areas without full service capability and, provided. further, that the Corporation may accept reservations for those not occupied on or before 3:00 p.m.; 001 I G. 2. Users of the recreational vehicle park will have preferential use of the meeting room constructed on the westerly side of the swimming lagoon. The construction of approximately 200 boat slips, a pedestrian bridge connecting the easterly and westerly portions of 'the property, and a pump -out station, subject to the following: 1. No boat slips will be constructed in the mouth of the lagoon, or in the lagoon itself, until such time as the City/County Joint Harbor Review Committee has reviewed and approved a water quality study which considers the effects of the construction of boat slips on the water quality in the swimming lagoon; 2. Boat slips constructed in the mouth of the lagoon, or within the lagoon itself, shall not accommodate boats exceeding 28 ft. in length; 12 II It 3. Boat slips constructed in the mouth of the lagoon, or in the lagoon itself, shall be designed and constructed to ensure that there is minimal interruption of the tidal flow in and out of the lagoon; 4. Overnight occupancy -of boats moored in the mouth of the lagoon, or in the lagoon itself, will be prohibited and all action necessary to ensure enforcement of that prohibition will be taken; 5. The pedestrian bridge which is to be constructed across the mouth of the swimming lagoon will be elevated above the water surface, built on pilings,•and designed in such a manner as to minimally restrict tidal flows in and out of the lagoon; 6. A pumpout station shall be constructed at a location convenient to boaters with a 13 11 'iI sufficient capacity to service any boat for which slip or mooring space is available on the property. II. Corporation shall retain, and in certain cases upgrade and/or add to certain existing facilities and uses, as follows: A. The existing dry boat storage capacities shall be increased to not more than 400 units, the increase to be accomplished by the construction or installation of a facility that will allow stacking of small boats, the storage facility will be covered and will be administered in a manner that will assure adequate security to private property stored therein; B. Corporation shall re -stripe the existing six - lane launch ramp to ten lanes, and retain, or upgrade, the washdown facilities located in proximity to the launch ramp; 14 0 C. Corporation shall maintain the existing marine repair facility located in proximity to the boat launch ramp; D. County and Corporation will preserve all of the existing beach area and retain and assure the continuing operation of concessions which serve beach -goers, e.g., boat and equipment rentals, fast food stands, lifeguards, picnic areas, etc. At least 800 parking spaces will be set aside and made available for persons using the beach during the day. E. Corporation shall provide for overnight camping use and all related facilities. III. Corporation, in consideration of the commitment of City to approve the contemplated development as generally described in this Agreement, stipulates and agrees as follows: A. Corporation agrees to design and construct all new development in accordance with the applicable Building and Zoning ordinances of the City of Newport Beach and, specifically, 15 B. agree to construct new development in conformance with the following: 1. No structure shall exceed the basic 35 ft. height limit established by Zoning Ordinances of the City of Newport Beach; 2. Parking for all new development will be in conformance with the parking standards of the City of Newport Beach as set forth in Chapter 20.30 of the Newport Beach Municipal Code; 3. All signs and sign structures shall con- form to the provisions of Chapter 20.06 of the Newport Beach Municipal Code; Corporation agrees to contribute the sum of $600,000 to City to be used to construct circulation system improvements to mitigate the traffic impacts created by development of the project, this contribution to be subject to the following: W L 1. On or before January 11 1984, County and City shall agree on the specific traffic mitigation measures to be financed by Corporation's payment pursuant to this paragraph and the approximate dates on which construction of the improvements is to commence; 2. The sum of $600,000 represents a contri- bution of $1,500 per room, with the re- mainder of the contribution predicated - upon the additional traffic generated by the other development proposed for the property; 3. Payment of the sum of $600,000 shall be made in increments, in accordance with the following schedule: a) The sum of $150,000 to be paid upon issuance of building permits; b) The sum of $150,000 to be paid upon completion of the foundation work for the family inn; 17 C. c) The sum of $150,000 to be paid upon final inspection of all rough construction, e.g., plumbing, electrical, framing and roofing; and property; and d) The sum of $150,000 to be paid upon issuance of a Certificate of Occupancy. 4. The sum of $600,000 represents the minimum sum that would be required for circulation system improvements to mitigate the traffic impacts identified in the traffic study, prepared by Kunzman & Associates and attached as Exhibit "D" on behalf of Corporation in January, 1983. This contribution is in lieu of compliance by County and Corporation with the City's Traffic Phasing Ordinance; Corporation shall construct an interpretive center, to be located near the northeast W corner of the property, the function of the interpretive center to be the provision of information and educational materials relative to the Upper Newport Bay Ecological Reserve. Educational programs offered by the interpretive center shall be coordinated•with the Department of Fish and Game and the interpretive center shall be integrated into a trail system, approved by the Department of Fish and Game, that will allow interested persons access to portions of Upper Newport Bay. D. Corporation agrees to construct a launching area for human -powered and small sailcraft and this launch area shall be of sufficient size to accommodate, at a minimum, the current use of the area for the launching of small sail boats and human -powered craft by members of non-profit corporations such as the Girl Scouts; 19 1 li 1 E. Corporation shall construct a bike trail, the design, width and location subject to the approval by the County's Director of the Environmental Management Agency and the City Engineer, connecting Back Bay Drive with- Bayside Drive. No admission or user charge shall be imposed upon persons for use of trail. Bicyclists will be allowed access to the interpretive center. F. Transient occupancy taxes will be imposed upon users of the family inn in accordance with the provisions of Chapter '3.16 of the Newport Beach Municipal Code. Transient occupancy taxes will be collected and processed in accordance with Chapter 3.16 of the Newport Beach Municipal Code, and payment of all transient occupancy tax revenues shall be made to City as provided by the Newport Beach Municipal Code. G. Corporation, with respect to any use of the property which requires the payment of any tax or fee, for the issuance of any permit, pursuant to the provisions of Title 5 of the Newport Beach Municipal Code, agrees to pay such fee or tax and/or obtain the required permit and comply with any and all conditions imposed upon the issuance of the permit; H. The following uses of the property shall not be permitted: 1. Skateboard courses; 2. Fireworks displays -,As approved by the Fire Department of City; 3. Small animal or reptile zoo; 4. The use of loudspeakers for paging or announcements outside of any structure provided, however, lifeguards may use such equipment for safety and beach control purposes; 5. Amplified music, except in the family inn 21 i I 1 I or other structure, and in no event shall amplified music provided by Corporation, its lessees, licensees or operators of the property, exceed 55 dbs when measured at a point 50 ft. distant from any exterior wall. I. Grading and building permits shall be issued by the City of Newport Beach and may contain appropriate conditions to ensure that construction activities do not adversely impact the citizens of Newport Beach. Such conditions may include, but not necessarily be limited, to the following: 1. Designation of specified haul routes; 2. Restrictions on hours of activity; 3. Installation of erosion control facilities to ensure that silt does not enter the Bay from the construction site; J. Final design of the project shall incorporate the following: 22 1. A lighting system designed and maintained to conceal the light source and minimize light spillage and glare offsite; 2. The incorporation of water -saving devices; 3. The installation of grease traps in all restaurant facilities; 4. Conformance with energy requirements as specified in Title 24 of the California Administrative Code; 5. Access and fire suppression systems in accordance with the requirements of the Fire Department of the City of Newport Beach; 6. A landscape plan which shall place heavy emphasis on the use of drought resistant native vegetation, irrigated with a sys- tem designed to avoid surface runoff or overwatering, with the landscaping to be installed during the initial phase of d construction or as early as practicable once conflicts with other construction activities are resolved. IV. City agrees to provide a level of services to Newport Dunes appropriate to the uses developed on the site and consistent with that provided other properties in the City, including, but not limited to, water, fire and police. V. The promises and .commitments of the parties as set forth herein, are intended to bind the parties now and in the future. The parties understand that this Agreement is similar to a Joint Powers Agreement, and, as such, contains commitments of both City and County sufficient to bind future boards and councils, notwithstanding any change in the composition thereof. City and County hereby expressly waive and give up any right to challenge the validity of this Agreement, or any speci- fic term or condition hereof, based upon the contention that the legislative bodies of cities or counties are not empowered to bind future boards or councils, and each of the parties hereto stipulates that the consideration set forth in this Agreement is adequate to support this waiver. 24 I1 ' VI. County shall not allow, and Corporation shall not ' construct, any development on the property exceeding that contem- plated by this Agreement, without the concurrence of the City Council of the City of Newport Beach. Any plan for future development, not contemplated by this Agreement, must be accom- panied by adequate environmental documentation as required by law, and will be processed through the Planning Commission and ' City Council of the City of Newport Beach in accordance with the provisions -of Chapter 20.80 of the Newport Beach Municipal Code. VII. The parties hereto recognize that the approval of the California Coastal Commission and the State Lands Commission, 1 will be required for development of the property, and County and ' Corporation covenant that, in requesting such approval, they will seek no development in excess of that contemplated herein. City ' agrees to notify, in writing, all agencies which are required to ' approve the development contemplated in this Agreement of its support and City will endeavor to appear at public hearings be- fore any Board or Commission reviewing a proposal for such development or any portion thereof, to express its support. To ' the extent that the California Coastal Commission and/or State ' 25 F 1 Lands Commission make requirements upon .County and Corporation not set forth in, or at variance with, the provisions of this Agreement, County and City agree to accept and incorporate as amendments to this Agreement all said changes and/or variances, so long as said changes and/or variances do not expand or increase the concentration, intensity or density of the development of the project as contemplated by this Agreement or change the nature of the land uses described herein. All parties understand that this Agreement is intended to establish the limits of development and not to guarantee construction or development. City understands and agrees that any of the development contemplated by this Agreement, and any of the revenues or contributions which may be required pursuant to this Agreement, are contingent upon County and Corporation negotiating a satisfactory lease of the property. The County and Corporation acknowledge that it will be necessary to re -negotiate the leases on the property, in order for Corporation to be able to develop the project described in this Agreement. County, therefore, agrees to negotiate in good faith with Corporation to enter into a new lease of sufficient scope and duration so as to allow PIT II Corporation to develop the project as envisioned in this Agreement. County and Corporation shall endeavor to notify City of any public hearing or meeting which may relate to the develop- ment contemplated by this Agreement at least ten (10) days prior to the date of such meeting or hearing. Notice shall be given as provided in this Agreement. To City: City Attorney City of Newport Beach 3300 Newport Blvd., Newport Beach, California 92663 To County and District: Director, Orange County Environmental Management Agency 811 No. Broadway Santa Ana, California 92702 To Corporation: Newport Dunes, Inc. c/o Lawrence H. Buxton Courton & Associates 2061 Business Center Dr. #203 Irvine, California 92715 VIII. This Agreement is in furtherance of a plan for redevelopment of the property. County and Corporation seek to transform underused portions of the property to their economic advantage by constructing visitor -serving facilities of greater 27 intensity than now exist. City seeks to obtain certain offsite benefits, including, among others, circulation system improvements. All parties agree and recognize that it will not be practical to restore this property to its previous state once any significant portion of the contemplated development is undertaken. The parties hereto have made significant •and irrevocable commitments and have each given up certain rights and powers in order to achieve this agreement. The parties agree that damages would not be an adequate remedy for the failure of one of the parties to carry out its obligations under this Agree- ment, both because the property and this Agreement are unique, and because it would be very difficult to estimate the amount of damages which could, or would, properly compensate the other parties in the event of such failure or breach. Thus, the parties agree that specific performance, rather than damages, is the only remedy which would adequately compensate the other parties in the event of the failure of one party to comply with its duties and obligations as set forth in this Agreement. IX. City and County shall annually review the parties' performance of this Agreement. At its first meeting of each calendar year, the Joint Harbor Review Committee shall review the performance and implementation of this Agreement, prepare a report and provide copes of the report to the City Council and County Board •of Supervisors. In connection with such review, each party shall have a reasonable opportunity to discuss matters which it believes have not proceeded in accordance with this Agreement, to receive from the other party information relating to its position on such matters and shall seek to resolve such matters by negotiation. X. The provisions of this Agreement shall be binding upon and inure to the benefit of the parties and their respective successors and assigns. XI. No modification, amendment or other change in this Agreement or any provision thereof shall be affected for any purpose unless specifically set forth in writing and signed by a duly authorized representative of the parties hereto. Executed the day and year first above written. ' ATTEST: i ity Clerk 1 APPROVED AS TO F RM: II CITY By'.0Z , .4 Mayor City of Newport Beach li 1 29 I 1 1 1 1 1 1 1 1 F APPROVED AS TO FORM: County Counsel SIGNED AND CERTIFIED THAT 4 COPy OF THIS DOCUMENT HAS BEE14 DELIVERED TO /11 THE1CHAIRMAN OF THE BOARD. 11 q 4 . ` JUNE ALEXANDER Clerk of the Board of Supervisors County or Orange. California COUNTY OF ORANGE By: r The.•Chairman of its Board of Supervisors i DISTRICT ORANGE COUNTY HARBORS, BEACHES AND PARKS DISTRICT BV/1 ` e Chairman of its Board of Supervisors CORPORATION NEWPORT DUNES, INC. z� A California Corporation By.L 1 I .�1f9.P�Y `YEL Cf� �A�K 1 L.�rIP FCN? LEGAL Ce'• SY•2/p.-io.v G� IL.r`AA'GL CGG'//TY h44.f'dQ.f� O/ST. OFF.'C�S J. I,G�,A.G/n•GS ti i�ST�/y�•ES Ate;:' /•'.TY'ii> GYrF.':'/i•7:. Ijl •e CG•�'OS Cis �po o S0000 ' GRAPPic SCALi;, FEET r /// LOT NO. 2 / 5EC 26 7 /j ua /,< r.nv.,e • 5 A All 327 LOT-,o 3rQ `i NFAD L �I ..D V n' 4 653;.�0 i< A • - 36'�, ' f `^ I / 1 A i/cam,, _ ' IlkR <�z' < 1 ' PC✓•'/ T 00V lc C,/jYNiN � 4. iG B ✓U!✓/CATEO ORO/NA Ry - ` . /70'J� ;-xoe .4 /NE, SU.4-R/O COURT OF ORANGE COUNTY, CREf /VO„20•f3G O,f'ANGE COUNTY /•/ARBOR D/STR/Cr � AREOG/NG /MPRO ✓E- r 1 ME/✓T �r u io \ 6 N HIC 1 u < ►l EXHIBIT A FEE. 11 1958 I EXHIOT 0 1 i 1 F� F 1 1 1 1 1 1 1 1 i 1 1 Il NEWPORT DUNES LAND USE PLAN I FAMILY INN a) 275 rooms, 35 ft. height limit b) 2 meeting rooms-100 person occupancy II RECREATIONAL VEHICLE PARK a) 444 existing spaces, upgraded to full hookups b) 20 reserved for late arrivals c) RV Support Center 1) grocery, propane, RV accessories, beach gear, camping equipment 2) showers, laundry 3) swimming pool, children's pool 4) group picnic areas III CAMPGROUND a) day use b) overnight IV DAY USE a) swimming beach b) boat rentals c) picnics, beach games d) parking e) snack bars f) lifeguards V HEADQUARTERS/OPERATIONS CENTER a) 4,000 sq. ft. existing b) 1,500 sq. ft. new (relocate San Diego computer facility) c) operations, accounting, lifeguard headquarters, equipment storage, first aid, security VI MARINA a) 100 slips additional b) water quality study c) pedestrian bridge on pilings d) boat holding tank pump out station e) dredging program VII DRY BOAT STORAGE a) 400 units b) stacked, coverdd storage c) 24 hour security d) launch ramp -six lanes e) marine repair f) holding tank pump out g) gas dock h) wash rack II EXMIT 2 (page 1 of 3) ' VIII MARINA BUSINESS a) 14,000 sq. ft. existing b) 10,000 sq. ft. new ' IX INTERPRETIVE CENTER a) history and ecology ' b) consistent with DFG program c) human powered craft opportunities d) coordinated with bicycle/hiking trails ' X BIKE TRAIL a) connecting Back Bay to Bayside b) no charge for pass through ' EVANS RESORTS a) operated Newport Dunes for over ten years b) local owner/operation of new facility, including Family Inn c) Bahia Resort, Mission Bay, San Diego d) Catamaran, Mission Bay, San Diego II II II II II 1 11 J `X"1W1�� (page 2 of 3) FAMLY M FAMLY INN L I� FAMILY MARINA PARKING m REVEWLETI S w L /n\fj\ID USE P 1L� H 0Dn�`/1 o ,1 N ) U KIAa . eran� AIEA . HEADQUARTERS/ OPERATIONS CENTER DAY USE PARKING m EXH1E; d„ 1 Proposed Marine Business/Commercial' Use The Purpose of the Marine Business/Commercial use is to provide facilities needed by the public as permitted by the State Tidelands Grant and Lease Agreements with the County of Orange. The Newport Dunes will maintain and operate a retail shopping complex and adequately provide the following services and facilities: 1. Sh'ips Channelry and facilities for other ' appropriate marine oriented merchandising and services businesses such as equipment, supplies and marine service station. 2. An enclosed building space for appropriate general merchandising and services businesses such as marine/recreation clothing, renting, instruction and beach equipment. The preceding list of potential uses is intended to identify the types of marine - oriented services which may occupy facilities at the Newport Dunes. 'The business types are listed to identify typical uses and is not meant to include all potential uses. The actual tenants will be marine - oriented services which will serve both Newport Dunes customers and boating enthusiasts. r r r I 1 EXHIBIT Q Newport Dune: Traffic Study .•FF-..e' 5jWUAamaA �Assoctates Transportation Planning •Traffic Engineenng EXHIBIT 0 I 'D pUp pan' v4ssociates Transportation Planning *Traffic Engineering February 8, 1983 Mr. Fred Talarico Environmental Coordinator City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92663 Dear Mr. Talarico: We are pleased to present this traffic impact analysis for ' the Newport Dunes Project. This analysis is in accordance with the requirements of the City of Newport Beach Traffic Phasing Ordinance. We trust that this report will be of immediatd as well as continuing value to the City of Newport Beach. ' Should you have any questions, or if we can be of further assistance, please do not hesitate to call. Sincerely, KUNZMAN ASSOCIATES William Kunzman, P.E. ' 4664 Sarranca Parkway ■ Irvine, CA 92714 * f714) 559-4231 TABLE OF CONTENTS Section _ Page No. 1. Project Description .................................... 1 2. Project Traffic Generation ............................. 2 3. Project Traffic Distribution and Assignment ............ 5 4. One Percent Intersection Analysis ...................... 6 S. Intersection Capacity Utilization Analysis .............14 6. Intersection Improvements..............................16 Appendices Appendix A - One Percent Traffic Volume Analysis Work Sheets Appendix B - Intersection Capacity Utilization Analysis Work Sheets Appendix C - Intersection Capacity Utilization Intersection Improvements Appendix D - Newport Dunes Land Use Alternatives LIST OF TABLES Table No. Title Page No. 1 Trip Generation Rates ........................ 3 2 Project Traffic Trip Generation .............. 4 3 One Percent Analysis Summary ................. 7 4 Committed Projects ...........................12 5 City and Proposed Land Use Alternatives Impact on Intersections ......................13 6 Intersection Capacity Utilization for Critical Intersections ...................15 7 Intersection Capacity Utilization with Improvements.................................is �J �I LIST OF FIGURES Following Figure No. Title 'Page No. 1 Vicinity Map ................................. 1 2 Site Plan .................................... 1 3 Project Traffic Distribution and Assignment .. 5 L 7d 1. PROJECT DESCRIPTION r Project Location The project is located on upper Newport Bay along the northerly side of Pacific Coast Highway between Jamboree Road and Bayside Drive surrounded by the City of Newport Beach. Figure 1 illustrates the project location. Proposed Development The traffic study assumes the following land uses: 275 hotel rooms 13,000 square feet of commercial uses 15,000 square feet of office uses The proposed land uses are over and above the existing 14,000 square feet of commercial uses within the Newport Dunes project ' area. Appendix D contains a list of alternative land uses which - were initially proposed by the County, City, and property owner. This analysis covers only one land use alternative. Figure 2 illustrates the Newport Dunes site plan. r LJ r r r E Figure 1 VICINITY MAP •r 'LLIrnom -KvAl Figure 2 Site Plan «f.o.m" Lppo NEWPORT SAY SHELLM"ER WI AND 5„ MARINA EXPANSION BOAT LAUNCH/ RAMP FACILITIES . Area A " -- �JA000N T CONEY ISLAND OPEN SPACE m AND INTERPRETIVE CENTER rCONEY nuFD am .rr1.. / Y.T. OUT ruw DRY BOAT, �MM RINA�^�F ?/ 01�MERCIA I' ,T� �:csnrGArn�o _l wrr�iWa,STOA�w�A E ' y ji o �� � Ts+wLRLReox _ J 1 4 of FAMIL INN RINA EXPANSION min rY , '•,•'• r ....�„ Area B �swwwo LAGOON OF y REC`AEATIOAApmomovm NmTrNrRD�iuDe ' S 3Sl 3 �.r1 /OiA�IA4CN A11EA PAY SE FACILITIES rLwPDinw r. I 2. PROJECT TRAFFIC GENERATION r . The traffic generated by a site is determined by multiplying an appropriate trip generation rate by the quantity of land use. Trip generation rates are expressed in terms of trip ends per person, trip ends per employee, trip ends per acre, trip ends per dwelling, or trip ends per thousand square feet of floor space. For this study, trip generation rates were agreed upon by the ' City of Newport Beach. Table 1 provides trip rate information for the land uses proposed. Table 2 provides trip generation information. I r r 11 It 2 L LJ II 11 I Table 1 TRIP GENERATION.RATES Land Use PM Peak Hour 2.5 Hour PM Peak Daily In Out In Out Hotel (per room) .36 .37 .72 .74 10 Office (per 1000 sq. ft.) .27 1.36 .54 2.72 15 Restaurant (per 1000 sq. ft.) 2.77 1.69 5.54 3.38 50 Commercial (per 1000 sq. ft.) 3.50 3.50 7.00 7.00 50 Marina (per slip) .03 .064 .06 .128 3.8 Boat Storage (per space) .1 .1 .2 .2 2 3 Table 2 PROJECT TRAFFIC TRIP GENERATION rips Generated PM Peak Hour 2.5 Hour PM Peak Land Use Daily In Out In Out Area A: Hotel 275 rooms 99 102 198 204 2,750 Commercial 8,000 sq. ft. 28 28 56 56 400 Office 5,000 sq. ft. 1 7 2 14 75 Area B: Restaurant 4,000 sq. ft. 11 7 -22 14 200 Commercial 1,000 sq. ft. 4 4 8 8 50 Office 10,000 sq. ft. 3 14 6 28 150 Marina 100 slips 3 6 6 12 380 Boat Storage 100 spaces 10 10 20 20 200 Total 159 178 318 356 4,205 4 I 3. PROJECT TRAFFIC DISTRIBUTION AND ASSIGNMENT Traffic distribution and assignment is based on the directional orientation of traffic and specific roadway network. It is based on the geographical location of residential, commercial, business, and recreational opportunities. The project traffic distribution and assignment is reflective of previous major traffic studies for development in Newport Center and on the subject property. The majority of traffic, due to the mixture of uses, will be to and from inland areas. Traffic distribution and assignment was approved by the City of Newport Beach staff. Figure 3 illustrates project traffic distribution and assignment. m m m iiiir M i r. = iii>• m'M m m m m it m m m Figure 3 Project Traffic Distribution 5 oy� And Assignment 30 20 .;Stoi rh k � St�hf y m S y` f e o .E` �F`� 55 m P d Road 15 fhb P� !< 3 10 hJ osPital Road Now Site ...... 15 coast 70 25 Y side +i di g0 + Le-gend °• �� - Internal Project Traffic i} _ wry 5 - Percent or Project +a r 50 10 a Pf Traffic y r P l' V� Pacific Ocean 5 �iun�man associates � . I I 4. ONE PERCENT INTERSECTION ANALYSIS ' Twenty four critical intersections were analyzed as identified by City staff. Table 3 lists the 24 intersections, and provides a summary of the One Percent Traffic Volume Analysis. Appendix A contains the calculation sheets. Fifteen intersections have the one percent volume criteria exceeded; they are as follows: Coast Hwy/Riverside Drive Jamboree/Ford-Eastbluff ' Coast Hwy/Dover/Bayshore Jamboree/Bristol Street Coast Hwy/Bayside Drive Jamboree/Bristol North Coast Hwy/Jamboree Road Jamboree/MacArthur Coast Hwy/Newport Center Drive Jamboree/Campus Drive Jamboree/Santa Barbara Drive Bristol/Birch Street Jamboree/San Joaquin Hills Drive Bristol North/Birch Street ' Newport Blvd./Hospital Road The purpose of the One Percent Traffic Volume Analysis is to establish whether the project adds a volume that is greater than ' one percent of a critical intersection's peak period approach volume. If less than one percent is added during the peak period to all approaches of a critical intersection, then no further ' analysis is necessary as specified in the Traffic Phasing Ordinance. ' As part of the one percent anlaysis, regional growth and committed projects are included. Volume projections are made to a point in time one year after the project completion. This project's completion date is 1985, and traffic volumes are projected to 1986. Regional traffic has been forecasted in accordance with City procedures, and committed project traffic includes those projects listed in Table 4. A City proposed land use alternative for the subject property proposes 75 less hotel rooms and 3,000 square feet less of commercial uses than does the land use proposal analyzed in this traffic study. The City's land use alternative would have 12 instead of 15 intersections exceeding the one percent criteria. Of those intersections exceeding the one percent criteria, seven instead of eight would need mitigation under the City's alternative versus the developer's alternative. Table 5 compares the one percent intersection analysis of the City's verses developer's proposed land uses. N I U r Table 3 ONE PERCENT ANALYSIS SUMMARY One Percent of Projected Project 2.5 Hour Intesections 2.5 Hour Project 2.5 Hour Peak Volume Analyzed Peak Volume Peak Volume Over One Percent Coast Highway at Orange Street No Northbound 2 - Southbond 1 - Eastbound 36 32 Westbound 56 36 Coast Highway at Prospect Street No Northbound 1 - Southbound 2 - Eastbound 39 32 Westbound 61 36 Coast Highway at Balboa/Superior No Northbound 15 - Southbound 25 - Eastbound 38 32 Westbound 46 36 I Coast Highway at Riverside Avenue Yes Northbound 1 - Southbound 10 - Eastbound 49 80 Westbound 55 89 Coast Highway at Dover/Bayshore Yes Northbound 3 - Southbound 22 - Eastbound 39 SO Westbound 75 89 7 Table 3 (Continued) One Percent of Projected Project 2.5 Hour Intersections 2.5 Hour Project 2.5 Hour Peak Volume _Analyzed Peak Volume Peak Volume Over One Percent Coast Highway at Bayside Drive Yes Northbound 17 Southbound 1 256 Eastbound 58 94 Westbound 64 178 Coast Highway at Jamboree Yes Northbound 9 - j Southbound 48 180 Eastbound 46 200 Westbound 37 32 Coast Highway at j Newport Center Yes Northbound - Southbound 25 16 Eastbound 35 36 Westbound 30 16 Coast Highway at Avocado Avenue No i Northbound 5 Southbound I .2 - Eastbound 45 36 Westbound 27 16 Coast Highway at MacArthur Blvd. No Northbound - - Southbound 31 - Eastbound 43 18 Westbound 34 16 Table 3 (Continued) ' One Percent Of Projected Project 2.5 Hour Intersections 2.5 Hour Project 2.5 Hour Peak Volume ' Analyzed Peak Volume Peak Volume Over One Percent Coast Highway at ' Goldenrod Avenue No Northbound 2 - ' Southbound .Eastbound 2 52 -• 18 Westbound 30 16 Coast Highway at Marguerite Avenue No Northbound 5 ' Southbound 7 Eastbound. 45 18 ' Westbound 28 16 Jamboree at Santa Barbara Yes 1 Northbound 23 214 I Southbound 40 191 Eastbound Westbound 25 - Jamboree at I San Joaquin (Hills Road Yes ' f Northbound 36 214 Southbound 50 175 Eastbound 3 - Westbound 10 16 Jamboree at ' Ford/Eastbluff Yes Northbound 59 196 Southbound 50 175 ' Eastbound 10 Westbound 9 9 I I, L 1 C] �I u 1 1 1 1 Table 3 (Continued) One Percent of Projected Project 2.5 Hour Intersections 2.5 Hour Project 2.5 Hour Peak Volume Analyzed Peak Volume Peak Volume Over One Percent • Jamboree at I Bristol Street Yes Northbound 74 196 Southbound 22 89 Eastbound 65 95 i Westbound - - Jamboree at Bristol North Yes Northbound 80 196 Southbound 35 80 Eastbound - - Westbound 22 - Jamboree at MacArthur Blvd. Yes Northbound 20 89 i Southbound 32 64 Eastbound 28 16 Westbound 31 - Jamboree at Campus Drive Yes I Northbound 49 71 i Southbound 31 64 Eastbound 23 - Westbound 22 - Bristol at Birch Street Yes Northbound 4 - Southbound 12 - Eastbound 74 95 Westbound - - 10 1 ' Table 3 (Continued) One Percent ' of Projected Project 2.5 Hour Intersections 2.5 Hour Project 2.5 Hour Peak Volume Analyzed Peak Volume Peak Volume Over One Percent Bristol North at Birch Street Yes Northbound 12 - Southbound 29 - • Eastbound - - Westbound 93 107 ' Bristol at Irvine Avenue No Northbound 24 - Southbound 34 - Eastbound 109 95 Westbound - - Bristol North at � Campus Drive No Northbound 30 - Southbound 47 - Eastbound Westbound 127 107 Newport Blvd. at Hospital Road Yes Northbound 31 53 Southbound 36 48 Eastbound 19 - Westbound 8 - 1 1 1 1 1 ' Table 4 COMMITTED PROJECTS ' Aeronutronic Ford (residential) Amendment No. 1 Ford Aero TPP (industrial) Back Bay Office (office) ' Bank of Newport (office) Banning Newport Ranch (office, industrial,•residential) ' Bayside Square (office) Baywood Apartment (residential) Big Canyon (residential) Boyle Engineering (office) Cal Canadian Bank (office) ' Campus/MacArthur (office) Civic Plaza (office) Coast Business Center (office) Corporate Plaza (office) Far West Savings and Loan (office) Flagship Hospital Fun Zone (commercial, office) Harbor Point Homes (residential) Heritage Bank (bank, office, medical office) Hoag Hospital (community facility) ' Hughes Aircraft (industrial) Koll Center Newport (office, industrial) Koll Center Newport and No. 1 TPP (office) ' Martha's Vineyard (restaurant) National Education Office (office) Newport Place (office) North Ford (industrial) Orchard Office (office) Pacesetter Homes (office) Pacific Mutual Plaza (office) ' Park Lido (medical office) Quail Business Center (office) Roger's Gardens (commercial) ' Ross Mollard (medical office) Rudy Baron (office) ' Sea Island (residential) Seaview Lutheran Plaza (residential) Shokrian (office) Valdez - 3101 W. Coast Highway (office) ' 441 Newport Boulevard - (office) 3701 Birch Office (office) 12 I h �J U Table 5 CITY AND PROPOSED LAND USE ALTERNATIVES IMPACT ON INTERSECTIONS _ One Percent Intersection Leg 90 Percent ICU Volume Exceeded Exceeded City Proposed City I Proposed Intersection Alternative Alternative Alternative Alternative Coast Highway and No No No No Orange Prospect No No No No Balboa/Superior No No No No Riverside Yes Yes Yes Yes Dover Yes Yes No No Bayside Yes Yes Yes Yes Jamboree Yes Yes Yes Yes Newport Center No Yes No No Avocado No No No No MacArthur No No No No Goldenrod No No No No Marguerite No No No No Jamboree and Santa Barbara Yes Yes No No i San Joaquin Hills Yes Yes No No Ford-Eastbluff Yes Yes Yes Yes Bristol Yes Yes Yes Yes Bristol North Yes Yes Yes Yes MacArthur Yes Yes No No Campus Yes Yes Yes Yes Bristol and Birch No Yes No No Campus/Irvine No No No No Bristol North and Birch No Yes No Yes Campus No No No No Newport Blvd. and i Hospital Road Yes Yes No No 13 U S. INTERSECTION CAPACITY UTILIZATION ANALYSIS [1 For the 15 intersections exceeding the one percent criteria as identified in Table 5•, their respective intersection capacity utilizations (ICU) can be found in Table 6. Once the growth, committed, and project traffic are added together, seven intersections will operate at 90 percent or less ICU, and eight will operate at more than 90 percent. Of the intersections operating in excess of 90 percent ICU, all will do so without project traffic being added. These eight intersections will require further analysis for recommended mitigation measures to reduce their intersection capacity Ut" I " t1C^ M1, 4:- l 7 ...ai nrr con+inn Ai annaaoa ronnmmanAcA mitigation 1 J 1 LI r, Table 6 ' INTERSECTION CAPACITY UTILIZATION FOR CRITICAL INTESECTIONS, 1 n 1 1 11 Existing Existing Plus Plus Growth, Existing Growth and Committed Utilization Committed and Project Mitigation Intersection Capacity Traffic Traffic Needed Coast Highway/ Riverside .7934 .9231 .9356 Yes •Bayshore .6964 .8055 .8149 No Bayside .8748 .9865 1.0487 Yes Jamboree .9025 1.1265 1.1816 Yes Newport Center .6072 .6309 .6659 No Jamboree/ Santa Barbara .6117 .7553 .7850 No San Joaquin Hills .5822 .7026 .7340 No Ford-Eastbluff .9512 1.0882 1.1157 Yes Bristol .7413 .9843 1.0116 Yes Bristol North .7547 .9966 1.0160 Yes MacArthur .5467 .7085 .7180 No Campus 1.0665 1.2180 1.2255 Yes Bristol/ Birch .7172 .8228 .8303 No Bristol North/ Birch .8715 1.2014 1.2096 Yes Newport/ Hospital Road .7176 .7814 .7877 No I 6. INTERSECTION IMPROVEMENTS There are eight intersections that will operate above 90 percent of capacity. In all cases these intersections will exceed 90 percent prior to project traffic being added. ' Zn keeping with the Traffic Phasing Ordinance, mitigation measures must be recommended so that these intersections will operate at 90 percent or less during the evening peak hour. ' Table 7 lists the eight intersections along with their respective intersection capacity utilizations and necessary improvements. Appendix C contains the intersection capacity utilization ' calculations with recommended improvements. Coast Highway and Riverside The addition of a second southbound right turn lane will assist in reducing the ICU, however, it will not cause the intersection to operate at 90 percent or less. A third eastbound through lane appears to be the better solution for reducing the ICU. To fulfill this mitigation, additional right of way may be necessary; however, it is probably infeasible. ' Coast Highway and Bayside Restriping is all that is necessary to provide one southbound ' right lane and one southbound combination left and through lane. A fourth westbound through lane as conditioned by previous development is necessary to reduce the ICU to below 90 percent. ' Jamboree and Ford/Eastbluff ' The City's pending improvement will provide a third southbound through lane which is all that is necessary to reduce the ICU to below 90 percent. ' Jamboree and Campus To add a fourth northbound through lane it appears that ' restriping the south leg of the intersection is all that is necessary; however, this will not reduce the ICU to below 90 percent. More extensive improvements and the acquisition of more ' right-of-way on the east and west legs of the intersection will be required to have an ICU of 90 percent or less. ' Coast Highway and Jamboree Previously committed and/or City improvements such as extending Backbay to Coast Highway and a third eastbound through lane on ' Pacific Coast Highway will reduce the ICU, but not below 90 1 16 percent. However, the addition of a fourth westbound through lane on Pacific Coast Highway in addition to the other ' improvement would cause the ICU to be below 90 percent. The remaining three intersections at Jamboree -Bristol, Jamboree - Bristol North, and Bristol North -Birch appear to only be mitigated with the construction of the Corona Del Mar Freeway. Any individual improvements such as additional through lanes ' would appear impractical due to freeway construction occurring over the next two to three year period. t 1 1 17 II II Table 7 ' INTESECTION CAPACITY UTILIZATION WITH IMPROVEMENTS Intersection Capacity Utilization Without With Intersection Improvement Improvement Improvement Coast Highway - Riverside (Option 1) .9356 .9256 Second southbound-right turn lane. (Option 2) .9356 .8556 Third eastbound through lane. Coast Highway- 1.0487 .8889 (1) Restripe to provide Bayside one southbound right turn lane and one combination I and one combination southbound left -through lane. (2) Fourth westbound through lane (condition of, previous development). Jamboree -Ford/ 1.1157 .8801 Third southbound through Eastbluff lane (proposed City improvement). Jamboree - Campus (Option 1) 1.0367 .9175 Restripe to provide four northbound through lanes. (Option 2) 1.0367 .8750 (1) Same as Option I. (2) Convert eastbound right turn lane to east- bound through lane for a total of two eastbound through lanes. m I 1 1 11 1 1 1 11 1 Table 7 (Continued) Intersection Capacity Utilization Without With Intersection Improvement Improvement Improvement (Option 2) (3) Convert combination i eastbound through -left turn! lane to an eastbound left I turn lane for a total of two eastbound left turn lanes. (4) Acquire more right-of- way along southeasterly side of Campus to accommo- date an off -set intersec- tion. Coast Highway - Jamboree (Option 1) 1.1816 .9141 (1)City improvement of third eastbound through lane. (2)Extend Bay-s"e to Pacific Coast Highway diversion (Option 2) 1.1816 .8920 causing a of Coast -Jamboree's southbound• lefts, eastbound lefts and westbound rights (condition) of previous development). (1)Same as Option 1. (2)Same as Option 1. (3)Add a fourth westbound through lane to Pacific Coast Highway. Jamboree/ 1.0116 Reduced Construction of the Corona Bristol Del Mar Freeway, 1985-86. Jamboree/ 1.0160 Reduced Construction of the Corona Bristol North Del Mar Freeway, 1985-86. Bristol North/ 1.2096 Reduced Construction of the Corona Birch Del Mar Freeway, 1985-86. APPENDICES Appendix A - One Percent Traffic Volume Analysis Work Sheets Appendix B - Intersection Capacity Utilization Analysis Work Sheets Appendix C - Intersection Capacity Utilization Intersection Improvments Appendix D - Newport Dunes Land Use Alternatives APPENDIX A ONE PERCENT TRAFFIC VOLUME ANALYSIS WORK SHEETS I 1% Traffic Volume Analysis Intersection COAST HWY . @ ORANGE ST. (Existing Traffic Volumes based on Average Winter/Spring 9 82 Existing . Peak 2h Hour Regional Approved Projects Projected 1'•: of Projected Project mach Direction Peak 2h Hour Growth Peak 2h Hour Peak 24 Hour Peak 2h Hour Peak 2h Hour I Volume I Volume ' Volume Volume Volume Volume Northbound 231 - - 231 2 - Southbound 109 _ _ log 1 - Eastbound 2610 30 926 3566 36 32 _+ Westbound 4492 52 1025 5569 56 36 Project Traffic is estimated to be less than 1% of Projected Peak 23� Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected Peak 231 Hour Traffic Volume. Intersection Capacity -Utilization (I.C.U.) Analysis is required. I Newport Dunes DATE: 1-24-83 rPROJECT: FORM I 1% Traffic Volume Analysis Intersection T H GHWA (Existing Traffic Volumes ase on Peak 2k Hour Approved Approach Existing Regional Projects Projected 1% of Projected Project Direction Peak 2y Hour Growth Peak 2y Hour Peak 2k Hour Peek 2h Hour j Peak 2K Hour Volume Volume Volume Volume Volume Volume Northbound 119 - - 119 1 - Southbound 207 - - 207 2 - Eastbound P932 34 926 3892 39 32 Westbound L 5011 58 1025 6094 61 36 O 11 II Project Traffic is estimated to be less than 1% of Projected Peak 231 Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected Peak 2� Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. 9 Newport Dunes DATE: 1-24-83 PROJECT: I I a 11 I 1% Traffic Volume Analysis Intersection (Existing Traffic Vo ge ng Peak 2h Hour Approved Approach Existing Regional Projects Projected 1� of Projected � Project Direction Peak 2y Hour Growth Peek 2h Hour Peak 21s Hour Peak 2� Hour Peak 2y Hour Volume Volume Volume Volume Volume Volume Northbound 1537 - 2 1539 15 - Southbound 2441 - 4o 2481 ' 25 - Eastbound 3330 38 415 3783 38 32 Westbound 3538 41 995 4574 46 36 ' ® Project Traffic is estimated to be less than 1% of Projected Peak 231 Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected Peak 2h Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. 1 1 Newport Dunes DATE: 1-24-83 PROJECT: I! I t_I I 1% Traffic Volume Analysis Intersection COAST HIGHWAY @ RIVERSIDE AVENUE (Existing Traffic Volumes based on Average inter pring 82 " Peak 2h Hour Approved Approach Existing Regional Projects Projected 1" of Projected i Project Direction Peak 2h Hour Growth Peak 2h Hour Peak 2h Hour Peak 2h Hour j Peak 2h Hour Volume Volume Volume Volume Volume Volume Northbound ' 15 _ 62 77 1 - Southbound 1066 - 4 1070 1 10 - Eastbound 3977 I 46 860 4883 49 80 westbound I 4115 47 1318 5480 55 89 Project Traffic is estimated to be less than 1% of Projected Peak 231 Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected r7X Peak 2� Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. Newport Dunes DATE: 1-24-83 PROJECT: i n 1% Traffic Volume Analysis Intersection COAST HIGHWAY@ DOVER DRIVE/BAYSHORE DRIVE (Existing Traffic Volumes based on Average Winter/Spring 19 _ Peak 2)s Hour Approved I Approach Existing Regional Projects Projected 1% of Projected Project Direction Peak 21s Hour Growth Peak 21s Hour Peak 21g Hour Peak 211 Hour j Peak 2k hour I Volume Volume Volume Volume Volume Volure Northbound 259 - 2 261 3 Southbound 2190 - 28 1 2218 22 - Eastbound 3302 38 •586 3926 39 8o Westbound 43 1035 7480 1 75 8 Project Traffic is estimated to be less than 1% of Projected Peak 2� Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected X[] Peak 2� Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. Newport Dunes DATE: 1-24-83 PROJECT: I I I i F I I I I I I I I I 1% Traffic Volume Analysis Intersection COAST HWY./BAYSIDE DR. (Existing Traffic Volumes based on Average WinterlSpring 19 8 Peak 2� Hour Approved Approach Existing Regional Projects Projected 15 of Projected Project Direction I Peak 2y Hour Growth Peak 2%s Hour Peak 211 Hour Peak 21i Hour i Peak 2; Hour Volume Volume Volume Volume Volume Volume Northbound 1700 - 11 1711 17 - Southbound 130 - 2 132, 1 256 Eastbound 5220 I 35 i ( 547 5802 58 94 Westbound I 5294 36 1023 6353 64 178 Project Traffic is estimated to be less than 1% of Projected Peak 2� Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected [jx Peak 2� Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. I Newport Dunes DALE: 1-24-83 PROJECT: 'I 1% Traffic Volume Analysis Intersection COAST HIGHWAY @ JAMBOREE ROAD (Existing Traffic Volumes based on Average Winter/Spring 19tLz_ Peak 2k Hour Approved Approach Existing Regionel Projects Projected 1� of Projected Project Direction Peak 2k Hour Growth Peak 2k Hour Peak 2k Hour Peak 24 Hour j Peak 2k Hour Volume Volume Volume Volume Volume Volume Northbound 896 _ 24 920 9 - Southbound 3952 $ 869 4829 1 48 180 Eastbound 4000 I 27 1 579 4606 ! 46 200 Westbound 3261 56 334 3651 37 32 Project Traffic is estimated to be less than 1% of Projected Peak 2h Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected ❑x Peak 2� Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. '1 Newport Dunes DATE: 1-24-83 PROJECT: 0 1% Traffic Volume Analysis Intersection COAST HIGHWAY @ NEWPORT CENTER DR. (Existing Traffic Vo umes based on Average Winter/Spring 1992) Approach Direction Existing Peak 2y Hour Volume Peak 2y Hour Regional Growth Volume Approved Projects Peak 2y Hour Volume Projected Peak 2)1 Hour Volume 1% of Projected Peak 2is Hour Volume Project Peak 21, Hour Volume Northbound southbound 2421 - 102 2523 25 16 Eastbound 3273 57 214 3544 35 36 estboumd 2595 45 326 2966 30 16 Project Traffic is estimated to be less than 1% of Projected Peak 23-2 Hour Traffic Volume ® Project Traffic is estimated to be greater than 1% of Projected Peak 2� Hour Traffic Volumen. Intersection Capacity Utilization (I.C.U.) Analysis is required. Newport Dunes DATE: 1-n/, PROJECT: FORM I I! II 1% Traffic Volume Analysis Intersection COAST HIGHWAY @ AVOCADO AVENUE (Existing Traffic Volumes based on Average Winter/Spring 19 _ Peak 2k Hour Approved Approach Existing Regional Projects Projected 1% of Projected Project Direction Peak 2+ Hour Growth Peak 2h Hour Peak 2k Hour Peak 24 Hour Peak 2y Hour Volume Volume Volume Volume Volume Volume Northbound _ 109 494 5 - Southbound 19 _ _ 19 .2 - Eastbound 3684 64 720 4468 j 45 36 Westbound 2396 41 311 2748 27 16 ® Project Traffic is estimated to be less than 1% of Projected Peak 2-� Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected Peak 231 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. Newport Dunes DATE: 1-24-83 PROJECT: II II II II 1% Traffic Volume Analysis Intersection COAST HIGHWAY @ MACARTHUR BOULEVARD (Existing Traffic Volumes based on Average Winter/Spring � Peak 2y Hour Approved��� Approach Existing Regional Projects Projected 1.. of Projected Project l� Direction Peak 2S Hour Growth Peak 2h Hour Peak 24 Hour Peak 2� Hour j Peak 24 Hour ' Volume Volume Volume Volume Volume Volume ' Northbound I. southbound 2367 734 3119 31 - r _18 Eastbound i 3481 60 { 732 4273 43 18 -F Westbound 2924 70 366 3360 34 16 I ® Project Traffic is estimated to be less than 1% of Projected Peak 2k Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected [] Peak 2= Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. Newport Dunes DATE: 1-24-83 PROJECT: 1% Traffic Volume Analysis Intersection COAST HWY. @ GOLDENROD AVENUE (Existing Traffic Volumes based on Average Winter/Spring 19q.2 Peak 2y Hour Approved �i Mach Existing Regional T Projects Projected 1': of Projected Project j Direction Peak 2y Hour Growth Peak 2+ Hour Peak 21S Hour I Peak 2; Hour i Peak 2� Hour I Volume I Volume Volume Volume Volume Volume rNorthbound I I 232 - 232 2 - southbound 166 - 22 188 2 - I, Eastbound 4365 88 746 5199. 52 18 Westbound ' 2548 61 406 I 3015 30 16 . ' 0 'I II Project Traffic is estimated to be less than 1% of Projected Peak 2� Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected Peak 24 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. Newport Dunes DATE: 1-24-83 PROJECT: I U 1% Traffic Volume Analysis ' Intersection COAST HWY. @ MARGUERITE AVE. (Existing Traffic Volumes based on Average Winter/Spring 19 82 NA II II 1] 11 II II I1 r� Peak 21s Hour Approved Approach Existing Regional Projects Projected 1'.: of Projected Project I- Direction Peak 2h Hour Growth Peek 2h Hour Peak 21s Hour Peek 2h Hour Peak 24 Hour ' I Volume ` Volume Volume Volume Volume Volume �I • r Northbound 548 - - 548 5 - II Soulthbound 727 _ 22 749 7 - j Eastbound 1 3647 ' 88 ' 746 4481 45 18 it —4 -- Westbound 1 � 2382 57 406 2845 28 16 _ _ Project Traffic is estimated to be less than 1% of Projected Peak 2k Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected Peak 2; Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. II Newport Dunes DATE: 1-24-83 PROJECT: rnn-A 1 J 1% Traffic Volume Analysis Intersection JAMBOREE ROAD @ SANTA BARBARA DRIVE (Existing Traffic Volumes based on Average Winter/Spring 19 _ - Peak 2y Hour Approved Approach Existing Regional Projects Projected 1% of Projected ! Project Direction Peak Growth Peak 2� Hour Peak 2� Hour Peak 2y Hour Peak 2y Hour Volume Volume Volume Volume Volume Volume Northbound 4 332 2311 23 214 southbound 3402' 7 620 4029 4o 191 Eastbound i Westbound 1524 - 948 2472 25 - Project Traffic is estimated to be less than 1% of Projected Peak 2� Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected Qx Peak 231 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. Newport Dunes DATE: 1-24-83 PROJECT: corn" I i I 1 0 1% Traffic Volume Analysis Intersection JAMBOREE ROAD @ SAN JOA UIN HILLS ROAD (Existing Traffic Volumes based on Average Winterl5pring 19 8 ' Peak 2h Hour Approved Approach Existing Regional Projects Projected It of Projected Project Direction Peak 2� Hour Growth Peak 2� Hour Peak 24 Hour Peak 2h Hour Peak 2� Hour Volume Volume Volume Volume Volume Volume Northbound 2577 5 1 o42 3624 36 214 Southbound 8 864 4973 50 175 Eastbound 328 _ i _ 328 I 3 _ Westbound 600 - 426 1026 10 16 Project Traffic is estimated to be less than 1% of Projected Peak 2; Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected ' Q Peak 2� Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. 1 1 i fl 1 1 1 1 Newport Dunes DATE: 1-24-83 PROJECT: FnPY T 1% Traffic Volume Analysis ' Intersection -JAMBOREE RD.@ EASTBLUFF DR./FORD RD. =•• (Existing Traffic Volumes based on Average Winter/Spring 19 62 " Peak 2y Hour Approved Approach Existing Regional Projects Projected 1% of Projected Project Direction Peak 2k Hour Growth Peak 21s Hour Peak 21s Hour Peak 2y Hour j Peak 2y Hour Volume Volume Volume Volume Volume Volume Northbound 4489 9 1366 5864 59 196' northbound 4096 8 902 5006 50 175 Eastbound 1029 - 10 1039 i 10 - Westbound 865 - 52 917 9 - Project Traffic is estimated to be less than 1% of Projected Peak 2� Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected Ox Peak 2h Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.)' Analysis is required. II Newport Dunes DATE: 1-24-63 PROJECT: 1% Traffic Volume Analysis Intersection BRISTOL STREET @ JAMBOREE ROAD (Existing Traffic Volumes based on Average Winter/Spring 19 _ Peek 2k Hour Approved I Approach Existing Regional Projects Projected 1R' of Projected Project Direction Peak 2y Hour I Growth Peek 212 Hour Peak 216 Hour Peak 2� Hour j Peak 2� Hour Volume Volume Volume Volume Volume Volume Northbound 5201 10 2150 7361 74 196 Southbound 1799 3 4o6 2208 22 89 Eastbound 5454 94 I 928 6476 i 65 95 Yestbound Project Traffic is estimated to be less than 1% of Projected Peak 2h Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected QX Peak 2� Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. Newport Dunes DATE: 1-24-83 PROJECT: II 1% Traffic Volume Analysis Intersection BRISTOL STREET N. @ JAMBOREE ROAD (Existing Traffic Volumes based on Average Winter/Spring 1982 Approach Direction Existing Peak 24 Hour Volume Peak 2y Hour Regional Growth Volume Approved Projects Peak 2h Hour Volume Projected Peak 24 Hour Volume of Projected Project Peak 2� Hour Peak 2k Hour Volume Volume Northbound 5743 11 2204 7958 80 196 southbound 2922 6 612 3540 35 80 Eastbound Westbound 1752 30 448 2230 22 - Project Traffic is estimated to be less than 1% of Projected Peak 231 Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected ® Peak 23* Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. Newport Dunes DATE: 1-24-83 PROJECT: 1% Traffic Volume Analysis Intersection JAMBOREE ROAD @ MACARTHUR BOULEVARD (Existing Traffic Volumes based on Average Winter/Spring 19 _ Peak 211 Hour Approved ' Approach Existing Regional Projects Projected 1% of Projected I Project Direction Peak 2+ Hour Growth Peak 2$ Hour Peak 24 Hour Peak 24 Hour i Peak 2� Hour Volume Volume Volume Volume Volume Volume Northbound 1284 2 734 2020 20 89 southbound 2564 12 646 1 3222 32 64 Eastbound 2125 4 656 2785 28 16 Westbound 2537 5 550 3092 31 - to to II II II II II II Project Traffic is estimated to be less than 1% of Projected Peak 2;1 Hour Traffic Volume Project'Traffic is estimated to be greater than 1% of Projected Peak 2� Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. II Newport Dunes DATE: 1-24-83 PROJECT: cnoM 7 F F 1 1% Traffic Volume Analysis Intersection JAMBOREE ROAD @ CAMPUS DRIVE (Existing Traffic Volumes based on Average Winter/Spring g� Peak 24 Hour Approved Approach Existing Regional Projects Projected 1% of Projected Project Direction Peak 2y Hour Growth Peak 2h Hour Peak 24 Hour Peak 211 Hour i Peak 2� Hour Volume Volume Volume Volume Volume Volume Northbound 3725 18 1186 4929 49 71 Southbound 2551 - 1 576 3127 31 64 Eastbound 1981 300 2281 i 23 Westbound 2100 = 94 2194 22 Project Traffic is estimated to be less than 1% of Projected Peak 231 Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected Q Peak 2k Hour Traffic Volume. Intersection Capacity Utilization ' (I.C.U.) Analysis is required. 1 1 1 Newport Dunes DATE: 1-24-83 PROJECT: II 0 II 1 1% Traffic Volume Analysis Intersection BRISTOL STREET @ BIRCH STREET (Existing Traffic Volumes based on Average WinterlSpring 19 82 - Peak 2+y Hour Approved Approach Existing Regional Projects Projected 1% of Projected Project DirSction Peak 2k Hour Growth Peak 2h Hour Peak 24 Hour Peak 2� Hour i Peak 24 Hour Volume Volume Volume Volume Volume Volume Northbound 332 _ 66 398 4 Southbound 1066 1 124 12 - Eastbound 6276 1 DB 973 7357 74 95 Nestbound i ' Project Traffic is estimated to be less than 1% of Projected Peak 2;1 Hour Traffic Volume 'Project Traffic is estimated to be greater than 1% of Projected ® Peak 231 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. ' Newport Dunes DATE: 1-24-83 PROJECT: 1% Traffic Volume Analysis Intersection BRISTOL STREET N. @ BIRCH STREET (Existing Traffic Volumes based on Average Winter pring 82 Peak 2� Hour Approved Approach Existing Regional Projects Projected 1% of Projected Project Direction Peak 2k Hour Growth Peak 2Q Hour Peak 24 Hour Peak 2k Hour Peak 2y Hour Volume Volume Volume Volume Volume Volume Northbound 1037 — 186 1223 12 — 2465 - 4o6 2871 29 L 7263 726 1882 9271 93 107 i❑ to II 'I Project Traffic is estimated to be less than 1% of Projected Peak 2� Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected Peak 2i Hour Tr-rr__ - •- .. (I.C.U.) Analys Newport Dunes PROJECT: 1% Traffic Volume Analysis Intersection BRISTOL STREET @ IRVINE AVENUE (Existing Traffic Volumes based on Average Winter/Spring 8L Peak 2k Hour Approved Approach Existing Regional Projects Projected 1% of Projected Project Direction Peak 2k Hour Growth Peak 2k Hour Peak 211 Hour Peak 2k Hour Peak 2� Hour Volume Volume Volume Volume Volume Volume Northbound 2072 70 210 2352 24 - Southbound 3218 62 146 3426 34 - Eastbound 9464 - 1392 10,856 109 95 Westbound ® Project Traffic is estimated to be less than 1% of Projected Peak 2h Hour Traffic Volume Project Traffic is estimated to be greater than 1% .of Projected Peak 2� Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. Newport Dunes DATE: 1-24-83 PROJECT: II II II II II 1% Traffic Volume Analysis Intersection BIRSTOL STREET NORTH @ CAMPUS DRIVE (Existing Traffic Volumes based on Average Winter/Spring 19 pa Peak 2� Hour Approved Approach Existing Regional Projects Projected 1% of Projected Project Otrection Peak 2k Hour Growth Peak 2h Hour Peak 2h Hour Peak 2y Hour i Peak 2y Hour Volume Volume Volume Volume Volume Volume Northbound 2427 82 520 3029 30 - Southbound 3718 125 896 4739 47 - Eastbound I W"tboand 10,075 174 2416 12,665 127 lo7 Project Traffic is estimated to be less than 1% of Projected Peak 231 Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Projected Peak 2� Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. Newport Dunes DATE: 1-24-83 PROJECT: 1 1 1 1 1% Traffic Volume Analysis Intersection NEWPORT BOULEVARD @ HOSPITAL ROAD (Existing Traffic Volumes based on Average Winter/Spring 19 32) 32 IFPeek 2 Hour Approved T— Approach Existing Regional Projects Projected 1': of Projected Project Direction Peak 25 Hour Growth Peak 2y Hour Peak 24 Hour Peak 2h Hour j Peak 2y Hour Ii Volume Yoluna± Volume Volume volume Volume it Northbound 3012 - 113 3125 31 53 1I Southbound 3514 I99 48 1 361336 i Eastbound - i 1728 I 146 18 4 19 - I �.. Westbound I 789 ' Project Traffic is estimated to be less than 1% of Projected Peak 2% Hour Traffic Volume 'Project Traffic is estimated to be greater than 1% of Projected ❑x Peak 21-2 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. 1 � 1 1 Newport Dunes DATE: 1-24-83 ' PROJECT: FORM I 1 1 1 1 1 ' APPENDIX B INTERSECTION CAPACITY UTILIZATION ANALYSIS WORK SHEETS 1 INTERSECTION CAPACITY UTILIZATION ANALYSIS Intersection COAST HWY./RIVERSIDE AVE. ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 19 82) Movement EXISTING Lanes Cap. PROPOSED Lanes Cap. EXIST. PX.NR. EXIST. V/C REGIONAL GROWTH CO►MITTED PROJECT PROJECTED V/C Ratio PROJECT PROJEC7 Vol. Ratio Vol une Volume w/o Project VOIZ Volume V/C Ratio NL 3 .0063 .0063 .0063 NT 1600 4 - NR 3 SL 91 36 - - ST i on 1 .0575 .0800 .0800 SR 1600 390 .2437* 2 .245o* .2450-', EL 1600 299 .1869 9 .1925 .1925- ET 3200 1401 '.4378 * 23 388 1 .5662* 4o .5787* ER 0 - - WL 1600 19 .0119* .0119* .0119* WT 4800 1746 .3638 24 636 .5012 45 .5106 WR 1600 33 .0206 .0206 .0206 YELLOWTIME 1000* 1000* j j .1000* EXISTING INTERSECTION CAPACITY UTILIZATION . 7934 j 1 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH W/PROPOSED INPROVEMENTS I.C.U. .9231 11 1 EXISTING PLUS COMMITTED PLUS REGI04AL GROWTH PLUS PROJECT I.C.U. 56 Estimated from previous year ❑ Projected plus project traffic I.C.U. will be less than or equal to 0.90 ❑ Projected plus project traffic I.C.U. will be greater than 0.90 ❑ Projected plus project traffic I.C.U. with systems improvement will be less than or equal to 0.90 ------------------------------- --- - - - Description of system improvement: i' 1 Newport Dunes PROJECT DATE: 2-1-83 PrID'A 1I I INTERSECTION CAPACITY UTILIZATION ANALYSIS 1 �I 1 Intersection COAST HIGHWAY @ DOVER DRIVE/BAYSHORE DRIVE ( Existing Traffic'Volumes Bases on Average Daily Traffic Winter/Spring 1982) Ibrement EXISTING Lanes Cap. PROPOSED -Lines Cap' EXIST. pK.HR. Vol. EXIST. V/C Ratio REGIONAL GROWTH Volume COMIITTEO PROJECT Volume PROJECTED V/C Ratio w/o Prolect Volume PROJECT Volume PROJECT V/C Ratio NL 1600 23 .0144 o144 .0144 NT 3200 40 .0231* .0231* .0231* NR T 34 1 _ SL 4800 752 .1567* -1567* .1567* ST 1600 52 .0325 .0325 .0325 SR 1600 130 .0813 3 .0831 .083.1 EL 3200 127 .0397* 6 .0416* .o416'- ET 4800 1198 .2544 19 286 -3179 4o .3262 ER 23 - - - WL 1600 24 .0150 .0150 f .0150 WT 4800 1809 * 22 493 .4841'< 4 .4935* WR N.S. 1 1 912 25 - - YELLOWTIME 1000* .1000* .1000* EXISTING INTERSECTION CAPACITY UTILIZATION .6964 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH W/PROPOSED IMPROVEMENTS I.C.U. . 055 i EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. •8149 El Projected plus project traffic I.C.U. will be less than or equal to 0.90 Projected plus project traffic I.C.U. will be greater than 0.90 Projected plus project traffic I.C.U. with systems improvement will be less than or equal to 0.90 Description of system improvement: 'Newport Dunes DATE: 2-1-83 PROJECT FORM II INTERSECTION CAPACITY UTILIZATION ANALYSIS Intersection COAST HIGHWAY / BAYSIDE DRIVE ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 19 82) Movement EXISTING PROPOSED EXIST. PK. HR. EXIST. V/C REGIONAL GROWTH C"ITTED PROJECT PROJECTED V/C Ratio PROJECT PROJECT Lanes Cap. Lines Cap. Vol. Ratio Volume Volume w/o ProJeCt yot LOW Volume V/C Ratio NL 3200 4* 5 .2159* .2159 NT 1600 19 .0119 oil .011 NR N.S. 22 - SL 1600 15 .0094 1 .0100 92 .0675 ST 1600 5 * .02 * .0500 SR 39 6 EL 1600 56 .0350* .0350* 34 -0562* ET 4800 1544 .3217 18 267 .3790 8 .3827 ER 1600 535 .3344 6 .3381 .3381 WL 1600 42 0263 .0263 .0263 WT 4800 2369 .4979* 18 509 .6091* 9 .6266* WR 21 1 80 - YELLOWTIME .1000* i 1000* i i .1000* i i N -9865 EXISTING INTERSECTION CAPACITY UTILIZATION $74$ EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH W/PROPOSED INPROYEMENTS I.C.U. EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. 1,0487 ❑ Projected plus project traffic I.C.U. will be less than or equal to 0.90 ® Projected plus project traffic I.C.U. will be greater than 0.90 ❑ Projected plus project traffic I.C.U. with systems improvement will be less than or equal to 0.90 ------------------------------- - - -- - - Description of system improvement: Newport Dunes DATE: 2-1-83 PROJECT FORM II IINTERSECTION CAPACITY UTILIZATION ANALYSIS Intersection COAST HIGHWAY / JAMBOREE ROAD ' ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 19 8� 1 1 1 I I I I 1 Rbrement EXISTING PROPOSED EXIST. PK.RR. EXIST. Y/C REGIONAL GROWTH COWITTED PROJECT PROJECTED Y/C Ratio PROJECT Lanes Lap. Lanes Cap. Vol. Ratio Volune Volune w/o Project Volune Volune gRR.Tt NL 1600 48 .0300* .0300* NT . 3200 274 .1019 12 .1056 NR 52 SL 1600 163 .1019 5 .1050 9 .1106 ST 3200 594 .1856 29 .1946 .1946 SR 3200 1046 .3269* 8 402 .4550* BO .4800* EL 3200 581 .1816* 5 179 .2390* 91 .2675--- ET 3200 1095 .3422 8 110 .3790 9 :3818 ER 1600 27 .0169 1 .0175 .01 WL 3200 88 .0275 .0275 .027 WT 4800 1267 * 28 157 .3025* 8' .3o41* WR N.S. 42 ---- to YELLOWTIME .1000* .1000* 1 1 .1000* EXISTING INTERSECTION CAPACITY UTILIZATION .9025 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH W/PROPOSED IMPROVEMENTS I.C.U. 1 t26 i EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. E ' ❑ Projected plus project traffic I.C.U. will be less than or equal to 0.90 © Projected plus project traffic I.C.U. will be greater than 0.90 ' ❑ Projected plus project traffic I.C.U. with systems improvement.will be ' less -than or- equal -to0.90------------------------ IDescription of system improvement: I I ' Newport Dunes DATE: 2-1-83 PROJECT FORM II INTERSEC7ION CAPACITY UTILIZATION ANALYSIS Intersection COAST HIGHWAY @ NEWPORT CENTER DRIVE_ ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 1982). MprMnlnt EXISTING PROPOSED EXIST. PK.RatV/Cio EXIST. REGIONAL COWITTED PROJECT PROJECTED V/C Ratio PROJECT PROJECT Lanes Cap. Lanes Cap. Vol.l. Ratfo VolLneGROWTH Volume Volume w/o Project Volume Volme V/C Ratio NL --- - - - - - - - - NT --- - - - - - - - NR --- - - - - - - - SL 3200 466 .1456* 49 .1609* .16o9* ST --- - - - - - - SR N.S. 686 --- 2 - 8 - EL 3200 233 .0728 4 .0741 9 .0768 ET 3200 1157 .3616* 103 -3700* 9 .4050* ER - - - - WL --- — - — — — I — — — WT 3200 827 .2725 28 141 .3253 1 8 .3278 WR N.S. 106 22 1 - I - - YELLOWTIME 1000* .1000* 1 i .1000* EXISTING INTERSECTION CAPACITY UTILIZATION .6072 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH W/PROPOSED INPROYEMENTS I.C.U. .6309 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. 1 .6659 1° 10 1i II II I Projected plus project traffic I.C.U. will be less than or equal to 0.90 Projected plus project traffic I.C.U. will be greater than 0.90 Projected plus project traffic I.C.U. with systems improvement will be less than or equal to 0.90 ---------------- ------- ----- --- - - - - - - Description of system improvement: Newport Dunes DATE: 2-1-83 PROJECT FORM II INTERSECTION CAPACITY UTILIZATION ANALYSIS Intersection JAMBOREE ROAD @ SANTA BARBARA DRIVE ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 1982) Morant me EXISTING PROPOSED EXIST. Pa.NR. EXIST. V/C REGIONAL ' GRDHiH C"ITTED PROJECT PROJECTED V/o Ratio PROJECT PROJECT Lanes Cap. Lanes Cap. Vol. Ratio Volune Volune Vol Proleet olune Yoluae V/C Ratio NL NT _ 4800 774 .1613 2 76 .1775 107 .1997 NR 1600 84 .0525 90 .1087 .1087 SL 3200 184 .0575 156 .1062 .1062 ST 3200 1297 .4053 * 3 154 .4543* 95 .484o* SR EL ET - - ER WL 377 212 - - WT 6400 .1064 * .2010* .2010* WR 304 394 - - YELLOWTIME 1000* .1000* i .1000* 1 EXISTING INTERSECTION CAPACITY UTILIZATION_6117 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH W/PROPOSED INPROVE14ENTS I.C.U. i EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. .7850 01 10 10 J u Projected plus project traffic I.C.U. will be less than or equal to 0.90 Projected plus project traffic I.C.U. will be greater than 0.90 Projected plus project traffic I.C.U. with systems improvement will be less than or equal to 0.90 Description of system improvement: ' Newport Dunes DATE: 2-1-83 PROJECT FORM II INTERSECTION CAPACITY UTILIZATION ANALYSIS Intersection JAMBOREE ROAD / SAN JOAQUIN HILLS ROAD ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 1982) Norament EXISTING Lanes Cap. PROPOSED Lanes Cap. EXIST. PK.MR. EXIST. V/C REGIONAL GROWTH COWITTED PROJECT PROJECTED V/C Ratio w/o Project PROJECT Yotume PROJECT V/C Ratio Yol. Ratio Volwe Yolune Volune NL 1600 99 .0619* .0619* .0619* NT 4800 866 .1804 3 493 .2837 98 .3041 NR N.S. 76 --- 28 - 9 - SL 3200 465 .1453 83 .1712 .1712 ST 3200 1057 .3303* 4 349 .44o6* 95 .4703*.'.- SR N.S. 193 --- - - EL 1600 73 .0456* 1 o4 6* .04 6* ET 3200 29 .0091 .0091 .0091 ER N.S. 31 --- - - WL 4800 158 49 8 WT o444* WR I N.S. 40 164 - 1 - YELLOWTIME 1000* .1000* .1000* EXISTING INTERSECTION CAPACITY UTILIZATION 5822 1 i EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH W/PROPOSED IMPROVEMENTS I.C-U. 7026 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. .7340 9 Projected plus project traffic I.C.U. will be less than or equal to 0.90 Projected plus project traffic I.C.U. will be greater than 0.90 ❑ Projected plus project traffic I.C.U. with systems improvement will be less than or equal to 0.90 --------- ---------- ----------- - - - - - - - Description of system improvement: 9 Newport Dunes DATE: 2-t-83 PROJECT FORM II 'I INTERSECTION CAPACITY UTILIZATION ANALYSIS Intersection JAMBOREE ROAD @ FORD ROAD/EASTBLUFF DRIVE ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 19_a� Movement EXISTING Lanes Cap. PROPOSED Lanes Cap. EXIST. PK NR EXIST. V/C REGIONAL G0.01rtN COMMITTED PROJECT PROJECTED V/C Ratio w/o Project PROJECT Volume PROJECT V/C Ratio Vol. RV/C Yolome Volume Volt" NL 3200 387 .1209* 12 .1246* 124 NT 4800 1342 .3033 4 604 .4439 98 .464 NR_ 114 6 SL 1600 94 .0588 4o .0837 o837 ST 3200 1759 .5497* 4 411 .6793* 88 7068* SR 1600 52 .0325 .0 2 EL 1600 1 1E .0075 .0075 .0075 ET 3200 118 .1156* .1171* .1171* ER 252 5 - WL 4800 183 1 .0650* 11 .0672* o672* WT 129 - WR 1600 17 .0106 1 .0200 .0200 . 1 YELLOWTIME 1000* .1000", I I.1000* 1 s i EXISTING INTERSECTION CAPACITY UTILIZATION .9512 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH W/PROPOSED INPROVEMENTS I.L.U. i EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. 11.1157 ❑ Projected plus project traffic I.C.U. will be less than or equal to 0.90 ® Projected plus project traffic I.C.U. will be greater than 0.90 ❑ Projected plus project traffic I.C.U. with systems improvement will be less than or equal to 0.90 ------ - - - - -- - - - - - - - Description of system improvement: M Newport Dunes DATE: 2-1-83 PROJECT FORM II INTERSECTION CAPACITY UTILIZATION ANALYSIS Intersection BRISTOL STREET/JAMBOREE ROAD ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 19 84 Movement EXISTING PROPOSED EXIST. PK.HR. EXIST. V/C REGIONAL 'GROWTH COMMITTED PROJECT PROJECTED V/C Ratio PROJECT PROJECT Lanes Cap. Lanes Cap. Vol. Ratio Volume Volume w/o Project Volume Volume V/C Ratio NL---- - - - - - www - - - NT 8000 2271 .2854* 5 1071 .4203* 98 .4326* NR 12 4 - SL - ---- ST 4800 743 .1548 1 203 .1972 4o .2056 SR EL 1600 201 .1256 41 .1512 .1512 ET 3200 818 .2556 47 122 .3o84 .3o84 ER 3200 1189 .3559* 296 .464o* 48 1 .4790` WL---- - - WT ---- - - WR---- - - YELLOWTIME .1000` i 1 .1000` .1000* 1 � EXISTING INTERSECTION CAPACITY UTILIZATION .7413 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH W/PROPOSED INPROVEMENTS I.C.U. .9843 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. 11.0116 Igo 1 1 II Projected plus project traffic I.C.U. will be less than or equal to 0.90 Projected plus project traffic I.C.U. will be greater than 0.90 ❑ Projected plus project traffic I.C.U. with systems improvement will be less than or equal to 0.90 ------ ---- ------- ---- ---- --- --- -- -- - - Description of system improvement: Newport Dunes DATE: 2-1-83 PROJECT FORM II 1 r I r `J r INTERSECTION CAPACITY UTILIZATION ANALYSIS Intersection BRISTOL STREET N./JAMBOREE ROAD ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 19�2) Movement EXISTING PROPOSED EXIST. PK.HR. EXIST. V/C REGIONAL GROWTH COWITTE0 PROJECT PROJECTED V/C Ratio PROJECT PROJECT Lines Cap. Lanes Cap. Vol. Ratio Volume Volume w/o Project Volume Volume V/C Rano NL 1753 .3652* 721 .5154'° 53 .5264* NT 3200 804 .2513 6 420 .3843 45 .3984 NR __ ---- - - SL _ ---- - ST 4800 843 .1756* 3 280 .2345* 40 .2429* SR 1600 465 .2906 45 •3187 •3187 EL ---- ---- - - ET ---- ---- - - ER---- ---- - WL 16 - - T 6400 684 .1139* 15 195 .1467* 1467* ]WR 29 - - YELLOWTIME 1000* 1000* .1000* EXISTING INTERSECTION CAPACITY UTILIZATION •7547 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH W/PROPOSED INPROVEMENTS I.C.U. 66 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. 1.0160 ❑ Projected plus project traffic I.C.U. will be less than or equal to 0.90 ® Projected plus project traffic I.C.U. will be greater than 0.90 ❑ Projected plus project traffic I.C.U. with systems improvement will be less than or equal to 0.90 -------- --------- ------------ -- - - - - - - Description of system improvement: Newport Dunes DATE: 2-1-83 PROJECT FORM II INTERSECTION CAPACITY UTILIZATION ANALYSIS Intersection MACARTHUR BOULEVARD/JAMBOREE ROAD ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 1S32 )' Movement EXISTING Lanes Cap. PROPOSED Lanes Cap. EXIST. PK.HRatV/Cio Vol.Yol. EXIST. Ratio REGIONAL VoiwwGROWTH Yolume C"ITTED PROJECT Yolunk PROJECTED V/C Ratio w/o Project Yolme PROJECT Volume PROJECT V/C Ratio NL 58 .0363 .0363 0 6 NT 4800 347 .0917* 1 216 .1587* 1587* NR--J 93 105 - - SL 1600 190 ..1188* 5 .1218* .1218* ST 4800 650 .1354 6 278 .1945 .1945 SR 409 146 8 - EL 3200 226 .0706* 1 6 .11 * 9 .1221', ET 1 4800 1 622 .1296 2 160 1 .1633 36 :1708 ER N.S. 13 WL 3200 297 .0928 72 .1153 .1153 WT 4800 795 .1656* 6 201 .2087* 32 .2154* WR N.S. 29 YELLOWTIME 1000* .1000' 1 .1000* INPROVEMENTS I.C.U. .7015 EXISTING INTERSECTION CAPACITY UTILIZATION .5467 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH W/PROPOSED EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. 7180 ® Projected plus project traffic I.C.U. will be less than or equal to 0.90 ❑ Projected plus project traffic I.C.U. will be greater than 0.90 ❑ Projected plus project traffic I.C.U. with systems improvement will be less than or equal to 0.90 ------- ------ ------ ---- -------- -- - - - - Description of system improvement: Newport Dunes DATE: 2-1-83 PROJECT FORM II INTERSECTION CAPACITY UTILIZATION ANALYSIS Intersection JAMBOREE ROAD/CAMPUS DRIVE ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 19 8� Movement EXISTING Lanes Cap. PROPOSED Lanes Cap. EXIST. PX.xR. Vol. EXIST. V/C Ratio REGIONAL GROWTH Vol une. CO MITTED PROJECT Volute PROJECTED V/C Ratio w/o Project Volume PROJECT Volute PROJECT V/C Ratio NL 1600 48 .0300 .0300 .0300• NT 4 1532 .3615* g 466 .469* 6 .4 68* NR 203 43 1 - - SL 3200 332 .1037* .103 * .1037* ST 4800 669 1 .1546 231 .2093 32 .2160 SR 73 J 32 - - EL 4800 474 .2031* 160 .2406* .24o6', ET 501 20 - - ER N.S. 16 - - WL 1600 129 .0806 11 .08 .0875 WT 3200 350 .1093* 20 .1.156* .1156` WR 1 1600 1 272 .1700 1 00 1700 YELLOWTIME 00 * .1000* I j I i .1000* EXISTING INTERSECTION CAPACITY UTILIZATION 8776 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH W/PROPOSED INPROVEMENTS I.C.U. 1.02 2 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. 1.0367 Ilk Projected plus project traffic I.C.U. will be less than or equal to 0.90 Projected plus project traffic I.C.U. will be greater than 0.90 Projected plus project traffic I.C.U. with systems improvement will be less than or equal to 0.90 Description of system improvement: Newport Dunes DATE: 2-1-83 PROJECT FORM II INTERSECTION CAPACITY UTILIZATION ANALYSIS Intersection BRISTOL STREET/BIRCH STREET ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 19 87 Morrment EXISTING PROPOSED EXIST. PK.HR. EXIST. V/C REGIONAL GROWTH COMIITTED PROJECT PROJECTED VIC Ratio PROJECT PROJECT Lanes Cap. Lanes Cap. Vol. Ratio Volume Volume w/o Project Volume Volume V/C Ratio NL --- NT 1600 106 * 33 .1oo6* Ioo6* NR T 22 SL 1600 194 .1213* 121'3* .1213* ST 1 3200 315 .0984 .1050 SR I ---- 68 - - L 260 23 - - JET 6400 2336 .4159* 54 1 467 .5009* 1 48 o584*' ER 66 WL WT WR YELLOWTIME .1000* .1000* i .1000* i EXISTING INTERSECTION CAPACITY UTILIZATION 7172 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH W/PROPOSED IMPROVEMENTS I.C.U. 22 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. •8303 1 ❑ Projected plus project traffic I.C.U. will be less than or equal to 0.90 1 ❑ Projected plus project traffic I.C.U. will be greater than 0.90 ❑ Projected plus project traffic I.C.U. with systems improvement will be less than or equal to 0.90 --------------------------- ---- - - - - -- IDescription of system improvement: II 1 Newport Dunes DATE: 2-1-83 PROJECT FORM II INTERSECTION CAPACITY UTILIZATION ANALYSIS Intersection BRISTOL STREET N. / BIRCH STREET ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 19 82) Movement EXISTING Lanes Cap. PROPOSED Lanes Cap. EXIST. PK.HR. Vol. EXIST. V/C Ratio REGIONAL GROWTH Volume COMMITTED PROJECT Volume PROJECTED V/C Ratio Vw/ool Project Volume PROJECT Yolume PROJECT V/C Ratio NL 1600 61 0381*o4 NT 3200 305 .0953 327 .1975 .1975 NR - - SL - - ST 1600 401 .2506* 48 .28o6 .2806 SR 3200. 821 .2566 619 .4500* .4500* EL - ' ET - - ER - - WL 148 36 - - 4WT 6400 2893 .4828* 63 979 .6514* 53 .6596* WR 49 1 - - YELLOWTIME 1000* i i .1000* 1 1 .1000* i EXISTING INTERSECTION CAPACITY UTILIZATION .8715 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH W/PROPOSED IMPROVEMENTS I.C.U.1.2014 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. 11.2096 1 ❑ Projected plus project traffic I.C.U. will be less than or equal to 0.90 I® Projected plus project traffic I.C.U. will be greater than 0.90 ❑ Projected plus project traffic I.C.U. with systems improvement will be less -than or- equal -to0.90------------------------ 1 Description of system improvement: II Newport Dunes DATE: 2-1-83 PROJECT FORM II INTERSECTION CAPACITY UTILIZATION ANALYSIS I U II II II 71 Intersection NEWPORT BOULEVARD @ HOSPITAL ROAD ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 1982) Movement EXISTING PROPOSED EXIST. EXIST. EXIST. E XISY/C REGIONAL REGIONWTH COMMITTED PROJECT PROJECTED V/C Ratio PROJECT PROJECT Lanes Cap. Lanes Cap. Vol. Ratio GROWTH Volume w/o Project Volume Volume V/C Ratio NL 1600 160 .30006 2 .1012' 1012-- NT 4800 1031 .2262 70 .24o8 27 .2464 NR - 55 - SL- 1600 29 .0181 .0181 .0181 ST 4800 1276 .2966* 47 .3062* 24 .3125* SR7 147 - - EL 1600 183 .1144 * 75 .1612* 16t2* ET 3200 152 .1609 .1609 .1609 ER 363 - - WL 45 20 — f - WT 3200 182 .1066* .1128•* .1128* WR 1 14 - YELLDWTIME 1 * ,1000* M I .1000*- EXISTING INTERSECTION CAPACITY UTILIZATION .7176 1 i EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH W/PROPOSED INPROVEMENTS I.C.U. .7814 i EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. t .7677 ❑ Projected plus project traffic I.C.U. will be less than or equal to 0.90 ❑ Projected plus project traffic I.C.U. will be greater than 0.90 ❑ Projected plus project traffic I.C.U. with systems improvement will be less than or equal to 0.90 Description of system improvement: Newport Dunes DATE: 2-1-83 PROJECT FORM II I 1 L, I I 1 1 C--il 1 t 1 I I 1 1 APPENDIX C INTERSECTION CAPACITY UTILIZATION INTERSECTION IMPROVEMENTS INTERSECTION CAPACITY UTILIZATION ANALYSIS Intersection COAST HWY./RIVERSIDE AVE. (Option 1) ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 19 82) Norenent EXISTING Lanes Cap. PROPOSED Lines Cap. EXIST. PR.HR. EXIST. Vic REGIONAL GROWTH COP"ITTED PROJECT PROJECTED V/C Ratio PROJECT PROJECT Vol. Ratio Volume Volume r/o Project Volume Vol wine V/C Ratio NL 3 .0063 .0063 .0063 NT 1600 4 _ NIF 3 SL' 91 36 - - ST 1 7 .0800 o800 SR 1600 3200 390 ,2437` 2 .245oy .1225* EL 1 1600 299 .1869 1 9 1 .1925 .1925, ET 3200 1401 .4378 * 23 388 -5662* 4o •5787 ER 0 - - WL 1600 19 .0119* .0119" .0119 WT 4800 1746 .3638 24 636 .5012 45 .5106` WR 1 1600 33 .0206 .0206 0206 YELLOWTIME ,1000* 1000* j .10007 � a a EXISTING IMTERSECTIOM CAPACITY UTILIZATION , 7934 j E EXISTING PLUS COMMITTED PLUS REGICMAL GROWTH Y/PROPOSED INPROYEMENTS I.C.U. .9 3 EXISTING PLUS MWITTED PLUS REG104AL GROWTH PLUS PROJECT I.C.U. 925 7 Estimated from previous year Projected plus project traffic I.C.U. will be less than or equal to 0.90 Projected plus project traffic I.C.U. will be greater than 0.90 ❑ Projected plus project traffic I.C.U. with systems improvement will be less than or equal to 0.90 ------ ---------- --- ---- -------- - - ---- Description of system improvement: Restripe to add a second southbound right lane. Newport Dunes __--- -- _ DATE: 2-1-83 PROJECT FORM 11 INTERSECTION CAPACITY UTILIZATION ANALYSIS Intersection COAST HWY./RIVERSIDE AVE. (Option 2) ( Existing Traffic Volumes Bases'on Average Daily Traffic Winter/Spring 19 82) Horement EXISTING Unes Cap. PROPOSED Lanes Cap.PRHR EXIST. .. EXIST. VIC REGIONAL GROWTH C"ITTED PROJECT ►ROlEC7ED PROJECT Vol. RR tlo Volume Volume r/o Project Vol ume VoT V/CJECT Ratio NL 3 .0063 .0063 .0063 NT 1600 4 _ NR-T 3 - - SL 91 36 - - ST 1 o800 .0800 SR 1600 390 .2437` 2 .2450* .245o I EL 1600 299 .1869 1 9 1 .1925 .1925 ET 3200 480o 1401 .4378 * 23 388 .5662* 40 .4287 ER 0 - - WL 1600 19 .0119* .0119` .01191 WT 4800 1746 .3638 24 636 .5012 1 45 .5106:'. WR 1600 33 .0206 1 1 .02o6 .0206 YELLOWTIME 1000* �.1ODD* j j .IODD* EXISTING INTERSECTION CAPACITY UTILIZATION .7934 i EXISTING PLUS COMMITTED PLUS REGIOML GROWTH W/PROPOSED INPROVEMENTS I.C.U. .9231 1 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. I L8556 n D Estimated from previous year. Projected plus project traffic I.C.U. will be less than or equal to 0.90 Projected plus project traffic I.C.U. will be greater than 0.90 © Projected plus project traffic I.C.U. with systems improvement will be less than or equal to 0.90 ------------------------------------- Description of system improvement: Add a third eastbound through lane right-of-way needed Add a third eastbound through lane, additional right-of-way needed. Newport Dunes -- - -- _ DATE: 2-1-83 PROJECT cnara 1 i INTERSECTION CAPACITY UTILIZATION ANALYSIS Intersection COAST HIGHWAY / BAYSIDE DRIVE ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 19 82) Movement EXISTING PROPOSED EXIST. PX.HR. EXIST. V/C REGIOnAL GROWTH CpT71TTED PROJECT PROJECTED V/C Ratio PROJECT PROJECT Lanes Cap. Lanes Cap. Vol. Ratio Volume Volume Vol Protect Volume Yol une V/C Ratio NL 3200 686 2144* 5 .2159* .2159• NT 1600 19 .0119 .011 .011 NR N.S. 22 1 - - SL 1600 1600 15 .0094 1 .0100 92 .0706 IT 1600 0 5 * .02 * SR 1600 39 6 o468' EL 1600 56 .0350* .0350* 34 ,0562*, ET 4800 1544 .3217 18 267 .3790 8 .3827 ER 1600 535 .3344 6 .3381 .3381 1 WL 1600 42 .0263 .0263 .0263 WT 4800 6400 2369 .4979* 18 509 .6091* 9 .4700' WR 21 2 - 80 - YELLOWTIME .1000* .1000* 1000` EXISTINd INTERSECTION CAPACITY UTILIZATIDN ,8748 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH W/PROPOSED INPROYEMENTS I.C.U. .9865 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. •8889 Q. ❑ Projected plus project traffic I.C.U. will be less than or equal to 0.90 1 n Projected plus project traffic I.C.U. will be greater than 0.90 ' ® Projected plus project traffic I.C.U. with systems improvement will be less than or equal to 0.90 ------------------------------- - - - - - - Description of system improvement: Fourth westbound through lane condition of Marriott development. Restripe to provide one right lane and one southbound through left lane Newport Dunes DATE: 2-1-83 PROJECT FORM II INTERSECTION CAPACITY UTILIZATION ANALYSIS Intersection JAMBOREE ROAD @ fDRD ROAD/EASTBLUFF DRIVE ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 19-82) Movement EXISTING Lanes CAP. PROPOSED Lanes Cap. EXIST. PK.HR. EXIST. VIC REGIONAL GROWTH COMMITTED PROJECT PROJECTED VIC Ratio W/o Project PROJECT volume PROJECT VIC Ratio Vol. Ratio Volume Volume Volume NL 3200 387 .1209* 12 .1246* 1246* NT 4800 1342 .3033 4 6o4 .4439 98 .464 NR 114 6 SL 1600 94 .0588 40 .0837 .0837 ST 3200 4800 1759 .5497* 1 4 411 .6793* 88 .4712'° SR 1600 52 .0325 .0325 .2 EL 1600 12 .0075 .0075 .0075 ET 3200 118 .1156* .1171* .1171* ER 252 5 - - WL 4800 183 .0650* 11 .0672* .0672* WT 129 WR 1600 17 .0106 1 15 1.0200 .0200 YELLOWTIME 1000* 1000* 1000* EXISTING INTERSECTION CAPACITY UTILIZATION .9512 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH W/PROPOSED INPROVEMENTS I.C.U. i EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. .8801 ❑ Projected plus project traffic I.C.U. will be less than or equal to 0.90 ❑ Projected plus project traffic I.C.U. will be greater than 0.90 0 Projected plus project traffic I.C.U. with systems improvement will be less than or equal to 0.90 ------------------------------- - - -- - - Description of system improvement: City to be widening road and providing soundwall along westerly side of Jamboree between Ford Road and Eastbluff north. Newport Dunes DATE: 2-1-83 PROJECT FORM II I J I I I INTERSECTION CAPACITY UTILIZATION ANALYSIS Intersection JAMBOREE ROAD/CAMPUS DRIVE (Option 1) ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 19 82 Movement EXISTING Lanes Cap. PROPOSED lanes Lap. EXIST. . PK.HR. Vol. EXIST. V/C Ratio REGIONAL GROWTH Voluoe COM ITTED PROJECT Yolune PROJECTED Y/o Ratio Protect otune Volume PROJECT Voiume PROJECT Y/C Ratio NL 1600 4R .0300 .0300 .0300 NT 4800 6400 1532 .3615* 9 466 .469* 36 .3576* NR 203 43 - - SL 3200 332 .1037* .103 * .1037-` ST 4800 669 .1546 231 .2093 32 .2160 SR 73 32 - - EL 4800 474 .2031* 160 .2406* .24o6* ET 501 20 - - ER N.S. 16 - - WL 1600 129 .0806 11 .08 o875 WT 3200 1 350 .1093* 20 .1156* .1156* WR 1600 212 .1700 .1700 I.1700 YELLOWTIME 1000* .1000* I .1000* EXISTING INTERSECTION CAPACITY UTILIZATION 87 66 I I EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH W/PROPOSED INPROVEMENTS I.C•U. 1.02 2 1 EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. .9175 ' ❑ Projected plus project traffic I.C.U. will be less than or equal to 0.90 ® Projected plus project traffic I.C.U. will be greater than 0.90 ❑ Projected plus project traffic I.C.U. with systems improvement will be less than or equal to 0.90 ------- - - - - -- ----- - - - - - - Description of system improvement: ' Restripe to provide four northbound through lanes. I ' Newport Dunes DATE: 2-1-83 FORM II INTERSECTION CAPACITY UTILIZATION ANALYSIS I I Intersection JAMBOREE ROAD/CAMPUS DRIVE (Option 2) ( Existing Traffic Volumes Bases on Average Daily traffic Winter/Spring 19 J Movement EXISTING Lanes Lap. PROPOSED Lines bp. EXIST. PK.HR. Vol. EXIST. V/C Ratio REGIONAL GROWTH Vol Lone COMIITTED PROJECT Volume ECTED V/C Ratio V/CJRatio w/o Project Volume PROJECT Volume PROJECT Y/C Ratio NL 1600 48 .0300 .0300 .0300 NT 4800 6400 1532 .3615* 9 466 .460 * 36 76- NR 203 43 - - SL 3200 332 .1037* .1037* .1037* ST 4800 669 -1546 231 .2093 32 .2160 SR 73 32 - - EL 4800 3200 474 .2031* 160 .2406* .181* ET 3200 501 20 .1915 ER N.S. 16 WL 1600 129 .0806 11 .0875 10875 WT 1 3200 350 .1093` 20 .1156* .1156' WR 1600 272 t 00 1700 .1700 YELLOWTIME 1000* .1000` i .1000* EXISTING INTERSECTIDN CAPACITY UTILIZATION .8776 EXISTING PLUS COMMITTED PLUS REGIONAL GROWII W/PROPOSED INPROV£MENTS I.C.U. 1,02 2 1f EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. .8750 ❑ Projected plus project traffic I.C.U. will be less than or equal to 0.90 ❑ Projected plus project traffic I.C.U. will be greater than 0.90 ® Projected plus project traffic I.C.U. with systems improvement will be less than or equal to 0.90 --- - - -- -- --------- -- ---- Description of system improvement: 1 Restripe to provide 4 northbound through lanes 2 Convert free eastbound right lane to an eastbound through lane to provide for two eastbound through lanes. 3 The resultant off -set Campus Drive intersection may require additional right-of-way to accommodate eastbound through lanes. Newport Dunes DATE: 2-1-83 PROJECT FORAM 11 INTERSECTION CAPACITY UTILIZATION ANALYSIS I J I II II II II II II II Intersection COAST HIGHWAY / JAMBOREE ROAD (Option 1) ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 19 8a Movement EXISTING PROPOSED LUST. PK.HR. EXIST. V/C REGIONAL GROWTH COMMITTED PROJECT PROJECTED V/C Ratio w/o Project PROJECT Vo7une PROJECT V/C Ratio Lanes Cap. Lanes Cap. Vol. Ratio Volune Voiune Volume NL 1600 48 .0 00y NT 3200 274 12 •1056 NR 52 SL 1600 109 3 9 •0 6 ST 3200 594 .29 .1946 SR 3200 1046 8 402 80 .4800* EL 3200 389 5 120 .91 .1890 ET 3200 4800 1095 8 110 9 .2545 ER 1600 27 1 .01 WL 3200 88 .027 WT 4800 1267 28 157 8 .3041y WR I N.S. 28 7 YELLOWTIME .1000* EXISTING INTERSECTION CAPACITY UTILIZATION I EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH W/PROPOSED INPROVEMENTS I.C.U. EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. .9141 ❑ Projected plus project traffic I.C.U. will be less than or equal to 0.90 ® Projected plus project traffic I.C.U. will be greater than 0.90 ❑ Projected plus project traffic I.C.U. with systems improvement will be less than or equal to 0.90 ------------------ ----------- -- - - - - -- Description of system improvement: 1 City improvement of 3rd eastbound through lane 2 Construction of Sackbay/Coast Highway intersection with a diversion of 33 percent of Coast Highway/Jamboree's southbound lefts, eastbound lefts and westbound rights. ' Newport Dunes DATE: 2-1-83 PROJECT FORM II IlTERSECTION CAPACITY UTILIZATION ANALYSIS r,' J Fl Intersection COAST HIGHWAY / JAMBOREE ROAD (option 2) ( Existing Traffic Volumes Bases on Average Daily Traffic Winter/Spring 19 8�j Movement EXISTING Lines Cap. PROPOSED Lanes ap' EXIST. PK.HR. Vol. EXIST. V/C Ratio REGIONAL GROWTH Volume CDMHITTEO PROJECT Vol uric PROJECTED V/C Ratio w/o Project Volume PROJECT Volume PROJECT V/C Ratio NL 1600 48 .030 NT 3200 274 12 .1056 NR 52 SL 1600 log 3 9 .0756 ST 3200 594 29 .1946 SR 3200 1046 8 402 Bo 4800- EL 3200 389 5 120 91 .18go ' ET 3200 4800 1095 8 110 9 .25457,' ER 1600 27 1 .0175 WL 3200 88 .0275*' WT 4800 6400 1267 28 157 8 1 .2466 WR I N.S. 1 28 7 8 - YELLOWTIME .1000* EXISTING INTERSECTION CAPACITY UTILIZATION 1 I i EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH W/PROPOSED INPROVEMENTS I.C.U. EXISTING PLUS COMMITTED PLUS REGIONAL GROWTH PLUS PROJECT I.C.U. .8 20 ❑ Projected plus project traffic I.C.U. will be less than or equal to'O.90 ® Projected plus project traffic I.C.U. will be greater than 0.90 ❑ Projected plus project traffic I.C.U. with systems improvement will be less than or equal to 0.90 ------- - -- --- - - Description of system improvement: I Same as Option 1 2 Same as Option 1 3 Add a fourth westbound through lanes (70% of capacity utilized). ' Newport Dunes DATE: 2-1-83 PROJECT FORM1 II I 1 APPENDIX D NEWPORT DUNES LAND USE ALTERNATIVES I 1 U CITY OF NEWPORT BEACH P.V. BOX 1768, NEWPORT BEACH, CA 92663.3884 PLANNING DEPARTMENT (714) 640-2197 January 12, 1983 Bill Kunzman Kunzman Associates 4664 Barranaca Prkwy. Irvine, CA 92714 SUBJECT: Traffic Phasing Ordinance - Newport Dunes Dear Bill: Pursuant to our phone conversation of January 12, 1983, please submit a proposal to a Traffic Study for the Newport Dunes project. The study must be prepared in accordance with the City's Traffic Phasing Ordinance and City Policy S-1. We have enclosed a copy of the statistical summary of each of three (3) alternatives the study must be accomplished on. n Very truly yours, PLANNING DEPARTMENT JAMES D. HEWICKER, Director BY Le-�- FredTalarico, Environmental Coordinator FT:tn r� Ll 3300 Newport Boulevard, Newport Beach f 1 . aZ a000RTON & ASSOCIATES �'�"� = HL lms Center Orlve, 3ute 2o3, rove, cafonMa 92715 DUt 732.9M III C Li 1 January 4, 1983 Mr. Robert Burnham, City Attorney City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92A63 Dear Bob: 201 S lak! 1Wlrlul, Slate CAtOM13 91101 12131 795.5988 REpz1v �1\\ fp p k.� DEPAVNrNG _AkT 783. CA!', Enclosed are statistical summaries of three Land Use Alternatives which should be considered for the Traffic Phasing Ordinance Study to be conducted for the Newport Dunes Project.. It is the desire of the Newport Dunes that all three alternatives be evaluated to provide a knowledge of the types of improvements which may be required. It is our understanding that the product resulting from this study will be an identification of needed traffic improvements and an engineering.cost estimate of those improvements. The three statistical summaries represent the proposals advanced by the County of Orange, Newport Dunes, Inc. and the City. As you can see in the summary on page 4, we are willing to meet most of the conditions outlined in your letter of November 23, 1982. The proposed Family Inn must be sized for at least 275 rooms for it to be economically feasible. The Newport Dunes has reduced the Family Inn size from the 350 rooms included in the Local Coastal Program. The Commercial and Office uses have also been reduced significantly. 'With your concurrence we will conduct the traffic study through the City of Newport Beach. If the improvements are reasonable and within our economic scope, we will settle with the City. 'Thank you very much for your cooperation. Please feel free to contact me if you have any questions. Zr truly yoursence B. Buxton President I Concur: Robert Fisher ert Burnh m ' Planning Director Ci y.Attorney Orange County Environmental City of Newport Beach Management Agency III EnvVOnnwtal Refearcn • covertmental Reutiom • PWv" ma quw^ ALTERNATIVE I - COUNTY ADOPTED PLAN (12/3/80) ' AREA A EXISTING 0 Family Inn rooms 7000 sq. ft. commercial -Anthony's -Marina Dunes 0 sq. ft. office AREA B EXISTING 7000 sq. ft. commercial -Dunes headquarters -maintenance -storage areas -boat launch -family restaurant -nautical commercial -store -snack bars -RV center -restrooms -security 0 sq. ft. office EXISTING TOTALS ' 0 Family Inn rooms 14000 sq. ft. commercial 0 sq. ft. office AREA A PROPOSED 350 Family Inn rooms maximuml 25000 sq. ft. commercial -Anthony's -Marina Dunes -nautical commercial 10000 sq. ft. office AREA B PROPOSED 22000 sq. ft. commercial -Dunes headquarters -maintenance -storage areas -boat launch -family restaurant -nautical commercial -store -snack bars -RV center -restrooms -security -covered dry boat s5orage2 -quality restaurant -interpretive center 10000 sq. ft. office PROPOSED TOTALS 350 Family Inn rooms 47000 sq. ft. commercial 20000 sq. ft. office 1) Includes 3000 sq. ft. of meeting rooms and 4000 sq. ft. coffee shop. 2) Does not include covered dry boat storage, permitted but ' subject to separate agreement. 3) Includes 4000 square foot quality restaurant. I 1 II II 1 II ALTERNATIVE II - NEWPORT DUNES PROPOSAL (June 1982 Proposal) AREA A EXISTING 0 Family Inn rooms 7000 sq. ft. commercial -Anthony's -Marina Dunes 0 sq. ft. office AREA B EXISTING 7000 sq. ft. commercial -Dunes headquarters -maintenance -storage areas -boat launch -family restaurant -nautical commercial -store -snack bars -RV center -restrooms -security 0 sq. ft. office EXISTING TOTALS AREA A PROPOSED 275 Family Inn rooms maximuml 15000 sq. ft. commercial -Anthony's -Marina Dunes -nautical commercial 5000 sq. ft. office AREA B PROPOSED 12000 sq. ft. commercial -Dunes headquarters -maintenance -storaqe areas -boat launch -family restaurant -nautical commercial -store -snack bars -RV center -restrooms -security -covered dry boat storage2 -quality restaurant -interp1etive center 10000 sq. ft. office PROPOSED TOTALS 0 Family Inn rooms 275 Family Inn rooms 14000 sq. ft. commercial 27000 sq. ft. commercial 0 sq. ft. office 15000 sq. ft. office 1) Includes 3000 sq. ft. of meeting rooms and 4000 sq. ft. coffee shop. 2) Does not include covered dry boat storage, permitted but subject to separate aqreement. 3) Includes 4000 square foot quality restaurant. I I ALTERNATIVE III - CITY SUGGESTED (Per Letter of 11/23/82) AREA A EXISTING 0 Family Inn rooms 7000 sq. ft. commercial -Anthony's -Marina Dunes 0 sq. ft. office AREA B EXISTING 7000 sq. ft. commercial -Dunes headquarters -maintenance -storage areas -boat launch -family restaurant -nautical commercial -store -snack bars -RV center -restrooms -security 0 sq. ft. office EXISTING TOTALS AREA A PROPOSED 200 Family Inn rooms maximum 12000 sq. ft. commercial -Anthony's -Marina Dunes -nautical commercial 5000 sq. ft. office AREA B PROPOSED 12000 sq.-ft. commercial -Dunes headquarters -maintenance -storage areas -boat launch -nautical commercial -store -snack bars -RV center -restrooms -security -covered dry boat storage2 -quality restaurant -interpretive center 10000 sq. ft. office PROPOSED TOTALS 0 Family Inn rooms 200 Family Inn rooms 14000 sq. ft. commercial 24000 sq. ft. commercial 0 sq. ft. office 15000 sq. ft. office 1) Includes 3000 sq. ft. of meeting rooms and 4000 sq. ft. coffee shop. 2) Does not include covered dry boat storage, permitted but subject to separate aqreement. 3) Includes 4000 square foot quality restaurant. I 1 City of Newport Beach 200 Family Inn rooms 24,000 square feet commercial COMPARISON OF PROPOSALS Difference 75 Family Inn rooms 31000 square feet commercial Dunes, Inc. 275 Family Inn rooms 27,000 square feet commercial 15,000 square feet I -0- I 15,000 square feet office office I_ I/ MARIN PS H M 0 •J�.���^r ��I��)Yr11 '. •, •; . ;. �. .ter. ,. �; •^ RE Ea VEHICLE '� y7 WO Nr*VCWr MAY - . ww.weaA weswna� owaan '�i ra,yARa ruw MARINA EXPANSION '• cot BOAT I RAMP F )EN SPACES r, iY �sr� A.1; R j- Awmvm �vrww P;RK-K4 , y,AwtTA.m pm� iAurA+ir q� \ _tie f��� •4+. �ir�Axu _ --- r _ __ .y Al AREA A • m 0 L"Sr.�l9 0 AREA B ■ m = COURTON & ASSOCIATES wa* F;Aw DRY BOAT i S STORAGE A RECREATION & NEW DEVELOPMENT PLAN newport dunes figure T NORTH COAST PLANNING UNIT N LOCAL COASTAL PROGRAM 1*1400' VhVWM MMA rwae+o WPL-f eeirw IT OF OAWU NEWPOF_ MARINA CENTER - SUPPLEMENT DESCRIPTION OF USES AND IMPROVEMENTS MAY, 1990 The County of Orange has approved plans for Phase IIA of the Newport Dunes redevelopment project - the replacement and expansion of the facilities at the Newport Dunes Marina. These plans include the complete replacement of all waterside improvements, all landside sitework and utility distribution systems, and two restroom buildings. They also call for the renovation of the existing marina office and auxiliary office buildings to bring them into architectural conformity with the balance of the project. Construction of this phase of the project is scheduled to begin in September, 1990. (Please see the Approved Schematic Site Plan which has been attached for your reference.) After evaluating the operational demands of our Marine Department, surveying current tenants of the Marina, visiting other marinas from Newport Harbor to San Diego, and performing informal market research, 1131 Back Bay Drive • Newport Beach, California 92660 • (714) 729•DUNE Marina Center Uses & Improvements Page 2 Newport Dunes now wishes to propose an alternative redevelopment scheme as a supplement to our approved original submittal. This new plan would involve the demolition of the existing office buildings and their replacement with a two -building Marina Center. (Please see the Revised Schematic Site Plan.) With the idea of creating a first-class Resort Marina, we have identified several needs that were not contemplated in the original scope of the project, including additional office space, storage facilities (particularly bicycle storage), and, most importantly, resort -type amenities for our tenants. The Marina Center being proposed to meet these needs will be centrally situated, in approximately the same location as the existing office buildings. It will consist of two buildings surrounding a central courtyard and connected by a trellis -covered colonnade. A two-story building on the west side will house offices and as well as many guest amenities, including clubhouse facilities and a swimming pool and spa, while a one-story building located across the courtyard to the east will provide space for storage lockers. (Please consult the attached floorplans for a more detailed understanding of these improvements.) Marina Center Uses & Improvements Page 3 Upon entering the 6,000 square foot Office/Clubhouse Building, guests will encounter a lobby area and front desk similar to that at the Recreational Vehicle Resort Operations Building located in Phase I. Behind this area will be a Dockmaster's office (which, because of its location, will have visibility of the entire Marina), an assistant Dockmaster's office, and a back office area for storage and accounting. This will accommodate the five people anticipated to be necessary to properly staff the expanded Marine Department. To the left of the main entrance are restroom facilities, an area for pay telephones and a drinking fountain, and stairway and elevator access to the second floor. The stairway to the second floor is housed in a tower structure which serves as the architectural focal point of the Marina Center (please see the attached elevations). After ascending the stairs, guests will enter a foyer area which will allow access to three distinct recreational amenity areas. Directly ahead is a Television Lounge with big -screen television, couches and chairs for watching sporting events, rental movies, and other entertainment. Located to the right of the foyer and directly overlooking the courtyard is a Fitness Center which will feature a variety of work-out equipment which might include nautilus -type 4 Marina Center Uses & Improvements Page 4 weight machines, lifecycles, or rowing machines. The largest area, overlooking the pool, is the Club Lounge. This facility will feature a complete kitchen with buffet counter, card tables, and lounge seating. The pool area is located directly to the west of the Office/Clubhouse Building. It will feature a swimming pool, spa, and patio area with furniture such as lounge chairs and tables. This area is accessible either through the lobby of the Office Building or by means of a staircase descending from a second floor balcony running outside the Fitness Center and Club Lounge. Across the courtyard from this facility will be our Storage Building. The majority of this 3,200 square foot structure will be interior space for storage lockers. These lockers are proposed to be larger than those to be built around the perimeter of the restroom buildings (there will be a total of 60 of these two feet square by eight feet high lockers). When surveyed, a majority of our existing tenants said they would rent a storage locker if more were available and most requested that they be larger than those currently available (which are two feet square). Marina Center Uses & Improvements Page 5 Measuring four feet square by eight feet high, the new lockers will also facilitate the storage of bicycles, which was a major concern among tenants. With about 100 large lockers in addition to the 60 standard lockers already proposed, we will offer approximately 40 percent of our tenants with storage capability. Also located in the Storage Building, with independent exterior access, will be an area for washing machines and dryers, vending machines, and an ice machine. On the eastern side of the building will be a storage area for the Marina maintenance and janitorial staffs and electric carts. All facilities will be open to Marina tenants and their guests during regular office hours and available at other times through the same security access system that will be in place at the main entrance gate at Bayside Drive and the gangway gates to each headwalk of slips. The architectural theme of the Marina Center will be consistent with the Mediterranean Village style of both the existing Phase I improvements and the previously -approved restroom buildings in Phase II. The buildings will be of block construction with 1 . Marina Center Uses & Improvements Page 6 a stucco finish and earth -tone clay tile roofs to match the existing buildings. All detailing and interior finishes will also be designed to fit into the unified project. Landscaping will be similarly consistent and will feature the promenade palms continuing parallel with the Pedestrian Promenade through the complex and accent palms running vertically through the entrance to the Center and the courtyard area. Canopy trees, shrubs, and ground cover will all be identical to other areas of the Resort. Pedestrian circulation will be enhanced through this supplemental plan by maintaining the lateral waterfront access of the Pedestrian Promenade and by improving the vertical access offered through the courtyard and colonnade. This courtyard, with its central flagpole and fountain, will also serve as a meeting/congregating area for marina tenants and the public alike. With the exception of the small area of the site utilized for the Marina Center, all other elements of the approved Phase IIA plans will remain unchanged. Marina Center Uses & Improvements Page 7 This includes all other architectural, landscape architectural, civil engineering, and marina plans and specifications. If approvals are obtained in an expeditious fashion, construction could start on the Marina Center just after the balance of Phase IIA construction commences, currently scheduled for September, 1990. Provided that we meet this goal, the facility would be open by Memorial Day, 1991, when it is projected that the entire Marina facility will be complete and operational. Newport Dunes believes that the proposed Marina Center will create the overall resort atmosphere at the Marina that is so evident elsewhere at Newport Dunes. We are convinced that by constructing these elements, we will offer our tenants what will unquestionably be the finest Marina facility in Orange County. SV I: W P O R I 8 E A C II, C A i I I O R N I A MARINA CENTER PHASE II -SUPPLEMENT PHASE I _.. eam ro•eev.rm \ got — TIE "Ot"" .. •.. e� \ � r C7 MY uoER SEPARATE SUBMTiAL 0 NOT A PART ■ e \PHASE I- NN OER SEPARATE AL NOT APART 7 �t\ APPROVED SCHEMATIC SITE PLAN - PHASE R rti.sr�r w�6LYNRAV 1KUM l,-J��j�p - ' NORM HEVATION FROM MMWA 4 LIPPER LEVEL PLAN I PEWPORTUM MARNACH'lTM ROOKPLAM 11- City Council Study Session March 9, 1992 Agenda Item No. q MEMORANDUM CITY OF NEWPORT BEACH PLANNING DEPARTMENT March 2, 1992 TO: City Council FROM: W. William Ward, Senior Planner SUBJECT: Status Report for the Dunes Project As requested by the City Council at its February 24, 1992 meeting, staff has prepared the following summary of development entitlement for the Dunes project as stipulated in the approved Settlement Agreement and subsequent amendments. Description of Entitlement 1. Recreational Vehicle Park containing 444 spaces with a 5,000 sq.ft. R.V. support center containing a convenience store, equipment rental, recreation room, restrooms/showers, laundry facilities, swimming pool and storage areas. 2. 200 additional boat slips with a pedestrian bridge. 3. Marine Amenity Facilities including a 6,000 sq.ft. clubhouse and a 3,200 sq.ft. storage building. The clubhouse includes marina offices, three recreational amenity areas including a television room, fitness center and club lounge. The storage building includes lockers, laundry facilities, vending machines and storage areas for maintenance equipment. 4. Family Inn with a maximum of 275 rooms and a maximum square footage of 500,000 sq.ft. The facility is to be constructed with features that will be attractive to families and shall include the following: a. Kitchen facilities in approximately 40 % of the units. b. A room containing recreational facilities and equipment for use by guests of the inn. RIMMO to I M-1 -Itm Phase I - Completed I Phase II - Completed Phase II - Completed Phase III - Not started Description of Entitlement Status of Construction C. No permanent audio/visual facilities or equipment are to be integrated into the design. 5. Two additional restaurants; one containing Phase III - Not started 5,000 sq.ft. of "net public area" and one containing 7,500 sq.ft. of "net public area." 6. Expansion of Anthony's Pier II restaurant; not Phase III - Not started to exceed 15,000 sq.ft. of "net public area." 7. Commercial office and retail uses not to Phase III - Not started exceed 10,000 sq.ft. 8. Two meeting rooms with a maximum occupancy Phase III - Not started of 100 persons each. I 9. Headquarters Building for Newport Dunes; not Phase III - Not started to exceed 12,000 sq.ft. of gross floor area; 6,000 I sq.ft. of which is to be for administrative uses. Staff will have a copy of the approved phased development plan on display at the City Council Study Session. PLANNING DEPARTMENT JAMES D. HEWICKER, Director ud L.,a W. William W City Council Study Session March 9, 1992 Agenda Item No. I_ MEMORANDUM CITY OF NEWPORT BEACH PLANNING DEPARTMENT March 2, 1992 TO: City Council FROM: W. William Ward, Senior Planner SUBJECT: Status Report for the Dunes Project As requested by the City Council at its February 24, 1992 meeting, staff has prepared the following summary of development entitlement for the Dunes project as stipulated in the approved Settlement Agreement and subsequent amendments. Description of Entitlement 1. Recreational Vehicle Park containing 444 spaces with a 5,000 sq.ft. R.V. support center containing a convenience store, equipment rental, recreation room, restrooms/showers, laundry facilities, swimming pool and storage areas. 2. 200 additional boat slips with a pedestrian bridge. 3. Marine Amenity Facilities including a 6,000 sq.ft. clubhouse and a 3,200 sq.ft. storage building. The clubhouse includes marina offices, three recreational amenity areas including a television room, fitness center and club lounge. The storage building includes lockers, laundry facilities, vending machines and storage areas for maintenance equipment. 4. Family Inn with a maximum of 275 rooms and a maximum square footage of 500,000 sq.ft. The facility is to be constructed with features that will be attractive to families and shall include the following: a. Kitchen facilities in approximately 40 % of the units. b. A room containing recreational facilities and equipment for use by guests of the inn. Status of Construction Phase I - Completed I Phase II - Completed Phase II - Completed Phase III - Not started Description of Entitlement Status of Construction C. No permanent audio/visual facilities or equipment are to be integrated into the design. 5. Two additional restaurants; one containing Phase III - Not started 5,000 sq.ft. of "net public area" and one containing 7,500 sq.ft. of "net public area." 6. Expansion of Anthony's Pier II restaurant; not Phase III - Not started to exceed 15,000 sq.ft. of "net public area." 7. Commercial office and retail uses not to Phase III - Not started exceed 10,000 sqft. 8. Two meeting rooms with a maximum occupancy Phase III - Not started of 100 persons each. I 9. Headquarters Building for Newport Dunes; not Phase III - Not started to exceed 12,000 sq.ft. of gross floor area; 6,000 I sq.ft. of which is to be for administrative uses. Staff will have a copy of the approved phased development plan on display at the City Council Study Session. PLANNING JAMES D. F CITY OF NEWPORT BEACH COUNCIL MEMBERS AG no \ '� 'Pv .1\lvs�K I' Motion Ayes Noes x x Motion All Ayes Motion All Ayes x a MINUTES October 24, 1988 \ he Planning Director commented on the I Planning Commission agenda of October 20,1988, and summarized, for the Counc 1 agenda item numbers 3, 4, 5, 9, 1 10, and 14. x I I Council Memb Strauss made a motion to schedule publi hearing on November 14, 198 Site Plan Review No. 46, 3841 Ocean Birc Drive. x x After summary from the anning x Director of Site Plan Rev w No. 46, at the request of Council, the on was voted on, and FAILED. x Motion was made to approve the acti ns taken by the Planning Commission on � October 6, 1988, and agenda for the regular Planning'Commission meeting of October 20, 1988. 3. Regort from the_ City_ Attorney Npt Dunes recommending_ approval of Amendments to Stlmt Agin the Newport Dunes Settlement Agreement -2394) Contract No. 2394; and authorize the (38) Mayor and City Clerk to execute said amendments, was presented. The City Attorney stated that the County has requested that a change be made to the Settlement Agreement to substitute the Director of Harbors, Beaches and Parks of EMA for the Director of EMA, but that change does not appear in the document that came to the Council. Also, he stated that there are two changes that he is proposing to make: 1) specifies that no building on the site shall exceed three stories, which is consistent with what the Council desires for that site, but is not in the agreement; and 2) conditions would require the family unit to be constructed with pitched roofs so that the City would take full benefit of the 38.5 foot height limit. Motion was made by Council Member Hart to approve the suggested action, as recommended_ by the City Attorney in the foregoing. Volume 42 - Page 481 - 4 CITY OF NEWPORT BEACH COUNCI,. MEW 1\1\ r\ p-A Motion All Ayes x MINUTES a October 240 1988 `\flight paths can be shifted. He feels Aviation that the airport noise is worse in his Cmte area also. Further, he is pleased to hear that the Balboa Island Community \Association and Lido Isle Community ,association are committed to look for an tlternate airport site, which is a vital port of the solution. Sid Soffer, 900 Arbor Street, Costa Mask, addressed the Council, suggesting that the airport be put in the desert, and Aufficient land zoned around it so that here will never be any homes undern ath the flight path, and use smalle aircraft that would go from John Wayne A rport to the desert, so that the impact o the community would be quieter. Mimi Singly@ton addressed the Council again, reading from a letter written by Marguerite olcott, Airport Liaison for the North 91 ££ Bayview Community Association, to Council Member Strauss, requesting a bange in the makeup of the Aviation Commi tee, that Randolph Kroenert be ch ged back to alternate, since there is lready a voting representative om Lido Isle, and Dan Gilliland be giv voting membership for the Peninsula Poi t area of Newport Beach for better s rvice to the community. Motion was made by until Member Turner to refer the subject Vetitions to the Aviation Committee fok consideration. 2. Report to the City Man ger regarding Planning ACTIONS TAKEN BY THE PL RING COMMISSION (68) ON OCTOBER 6, 1988; and AGENDA FOR REGULAR PLANNING COMMISS ON MEETING FOR OCTOBER 20, 1988, was pre ented. Council Member Strauss mad a motion to schedule Variance 1145 for ity Council review, stating the project as some important considerations, su h as more than 2 x buildable and setba.4 problem, but after explanation from th Planning Director and comments from Co u cil Member Plummer, he withdrew hi `motion. Volume 42 - Page 480 x' t , rA. • MEMORANDUM OFFICE OF THE CITY ATTORNEY October 24, 1988 Agenda Item No. F-3(a) TO: Honorable Mayor and Members of the City Council FROM: Robert H. Burnham, City Attorney RE: Amended Newport Dunes Settlement Agreement Background: In 1980, the Orange County Board of Supervisors approved the Redevelopment Plan for Newport Dunes. The City of Newport Beach filed a lawsuit challenging the adequacy of the EIR for the Plan and alleging jurisdictional authority to regulate the proposed development. This lawsuit was settled in 1983 with Council and Board approval of the Newport Dunes Settlement Agreement. On August 22, 1988, the City Council approved, in concept, modifications to certai and authorized staff to amendments to provisions funding of circulation have resulted in the attached to this Memo as Discussion: n components of the Settlement Agreement discuss, with the County and its lessee, of the original Agreement relative to the system improvements. These discussions proposed amended Settlement Agreement Exhibit "A." We have prepared a chart that compares the original and amended Settlement Agreements. (See chart at end of Memo). The differences between the original and amended Agreement can be summarized as follows: 1. Family -Inn: • These provisions are the same, but the amended Agreement incorporates 12,500 square feet of restaurant space into the family inn; 2. Restaurant: Restaurant development is the same, but 12,500 square feet of allowable development is to be incorporated in the family inn, not constructed as a freestanding facility; 3. RV Park• • The number of spaces are the same, but we have clarified provisions relative to the RV support facilities to include a small convenience store, laundry room, pool and recreation area. The incorporation of these facilities into the RV Park will reduce trips generated by the facility; 4. Office: Permitted office development has been reduced from 10,000 square feet to 5,000 square feet; 5. Headquarters• The size of the headquarters has been reduced from 12,000 square feet to 7,000 square feet; 6. Meeting Rooms: One meeting room has been eliminated; • 7. Boat Slips• Remain the same; 8. Coffee Shop/Marine Repair Facility: Has been increased from 4,900 square feet to 6,200 square feet; 9. Dry Boat Storage: Remains the same; 10. Boat Launch/Parkin The boat launch facility has been reduced from 10 lanes to 7 lanes, but we have required 185 boat/trailer spaces compared with no parking requirement in original agreement; • 11. pay Use Parking: Reduced from 800 spaces to 645 spaces, but boat/trailer parking will serve as overflow. Also, there will be 110 visitor parking spaces located within the RV Park to minimize the extent to which RV parking spills over into day use area. The amended Agreement does change the height limit of the family inn and other structures. The original Agreement establishes a 35 foot height limit, but the structure could exceed 40 feet because a pitched roof is measured on the basis of average roof height. •The amended Agreement proposes an absolute maximum pitched roof height of 38.5 feet. The amended Agreement also allows mechanical equipment to exceed the basic 35 foot height limit provided it is fully screened from public view and does not exceed 38.5 feet. These revised height limit provisions are consistent with the original desire of the Council to insure the structure is limited to three stories and does not adversely affect views from Pacific Coast Highway. The most significant difference between the original and amended Agreements is found in the provisions relating to Fair Share and Traffic Phasing contributions. The original Agreement required the payment of $600,000 to fund intersection improvements required by the Traffic Phasing Ordinance (TPO). This sum was to be paid in four (4) equal installments beginning with the construction of the family inn and concluding with the issuance of a Certificate of Occupancy. The amended Agreement requires the $600,000 TPO payment and $235,402 in Fair Share fees.l The TPO and Fair Share fees are to be paid in phases, with the initial payment commensurate with the execution of the Agreement, and substantial contributions required prior to the construction of the RV Park •and renovation of the boat launch and boat storage facility. (Payment schedule found on pages 13 and 14 of the proposed amended Agreement.) Recommendation: It is recommended that the City Council authorize the Mayor and City Clerk to execute the amended Newport Dunes Settlement Agreement. 1 Early in the discussions, Newport Dunes took the position it was not obligated to pay Fair Share fees since the original Agreement was signed prior to adoption of that Ordinance. However, the original Agreement also required Newport Dunes to comply with all building ordinances and Fair Share is in Title 15 of the Municipal Code. Newport Dunes has agreed to pay Fair Share fees provided they were given a credit, as authorized by the • Fair Share ordinance for Master Plan circulation system improvements made with the $600,000 TPO contribution. Staff determined the Fair Share fees to be $518,304, with an appropriate credit of $282,902 (this credit included a $30,000 cost savings resulting from a cooperative agreement between The Irvine Company and City for the widening of Jamboree near Back Bay Drive. • RHB/jc Attachments (Dictated, but • • 4 not read) Robert H. Burnhai h City Attorney /�� DIFFERENCES BETWEEN ORIGINAL AND AMENDED NEWPORT DUNES SETTLEMENT AGREEMENTS FACILITY ORIGINAL AMENDED Family Inn 275 Rooms Same, but Restaurant 500,000 sq.ft. included in 500,000 Restaurant 27,500 sq.ft. Same, but 12,500 in- corporated in Family Inn and no restaurant on east side RV Park 444 spaces Same but some RV sup- port facility. Commercial/ 10,000 sq.ft. 5,000 sq.ft. Office Meeting Rooms 2 @ 100 persons 1 @ 100 persons Headquarters 12,000 sq.ft. 7,200 sq.ft. Boat Slips 200 Same Coffee Shop/ 4,900 sq.ft. 6,200 sq.ft. Marine Repair Dry Boat 400 units Same Boat Launch/ 10 lanes 7 lanes Parking No parking required 185 boat/trailer (80 existing) Day Use Parking 800 645 0 0 0 DEC 21 190 16:46 EVANS HOTELS FIRST AMENDMENT TO AMENDED NEWPORT DUNES SETTLEMENT AGREEMENT This First Amendment to Amended Newport Dunes Settlement Agreement ("First Amendment") is made as of July _, 1990 by and between THE CITY OF NEWPORT BEACH, a Municipal Corporation and Charter City, hereinafter referred to as "City", THE COUNTY OF ORANGE, a Political Subdivision of the State of California, hereinafter "County", and NEWPORT DUNES PARTNERSHIP, a California partnership, hereinafter "Company", who agree as follows: 1. This First Amendment is executed in contemplation of the following facts and circumstances: (a) City, County and Company are partioa to that contain Amended Newport Dunes Settlement Agreement, dated December 91 1988 ("Settlement Agreement"). (b) It is the intent of City, County and Company to amend and modify certain of the provisions and conditions of the Settlement Agreement; it is the express intention of City, County and Company that except as expressly amended or modified by the provisions and conditions of this First Amendment, the Settlement Agreement shall remain in full force and effect. (c) The capitalized terms used in this First Amendment shall have the same meaning as is otherwise ascribed thereto in the Settlement Agreement, 2, Paragraph H is modified to include with the improvements so described a marina club house and storage building, together with appurtenant facilities, constructed in accordance with the requirements of paragraph H.8 of the Settlement Agreement. DEC 21 190 16: 49 EVRNS HOTELS 3. Paragraph H of the Settlement Agreement is hereby amended and modified by adding the following provisions and conditions thereto as paragraph 8: "8. A marina club house and storage building and appurtenant facilities shall be constructed upon the Property. The gross floor area of the office and amenity uses shall not exceed 6,000 square feet and the gross floor area of the storage uses shall not exceed 3,200 square feet. The fitness room within the marina club house shall be no larger than the size shown on the approved Conceptual Plans (approximately 475 square feet) and all exercise equipment shall be located within the fitness room. The marina club house shall contain no more than two stories and the storage building shall be limited to one story. The marina club house shall be constructed at or below the northerly prolongation of the sight line drawn from a point five feet above Pacific Coast Highway (along the section shown on the revinad anhPmatir cites plan') to the top of the north side of the proposed Family Inn. The marina club house and storage building shall be available only to tenants of the marina upon the Property and their guests and access shall be controlled by Company. In the event the City finds evidence that the marina club house and/or storage building are being used by other than tenants of the marina and that additional vehicular traffic is being generated thereby, the City will so advise the County and the County shall as part of its lease admin-istration -2- DEC 21 190 16.48 EVANS HOTELS 4 y responsibilities correct the situation to ensure that the traffic impacts do not occur. The marina club house and storage building and appurtenant facilities shall substantially conform to approved Conceptual Plans on file with the County and City and the architectural theme of the marina club house and storage building and appurtenant facilities shall be consistent with the mediterranean style of existing Phase I improvements on the Property. The pool, courtyard and related areas appurtenant to the marina club house shall be sized, designed and landscaped in substantial conformance with the "preliminary landscape technical plan" on file with the City and County and all landscaping shall be maintained at a height of at least five feet below the highest point of the marina club house. Marina tenants and users shall be prohibited, and their leases shall so provide, from undertaking and otherwise pursuing commercial activities within the marina club house and storage building including boat charters. However, the limitation on charter activities shall not prohibit charters of up to and including six passengers. The marina club house shall include space for marina office personnel and three distinct recreational amenity areas. The amenity areas include a television room, fitness center and club lounge. The storage building shall consist of large lockers, laundry facilities, vending machines and the storage area for marina maintenance equipment." -3- DEC 21 '90 16:49 EVANS HOTELS 3. Except as expressly amended or modified by the provisions and conditions of this First Amendment, the Settlement Agreement shall and does remain in full force and effect. APPROVED AS TO FORM: County Counsel N;\2\2529\33220\FIRSTMI CITY (.n By: Mayor City of ewport Beach COUNTY OF ORANGE By: The Chairman of its Board of Supervisors NEWPORT DUNES PARTNERSHIP, a California partnership By: Anne L. Evans -4- DEC 21 '90 16:47 EVRNS HOTELS — ''µ•me%"' N RT D SAN DIEGO OFFICE: NEWPORT BEACH OFFICE: r—f Telephones (619) 48 5551 Telephone: 7 4) 729-381 3 Fax: (619) 488-2524 Fax: (714) 729-1133 FAX TRANSMITTAL SHEET DATE :. a I - _L0 NO. OF PAGES (Incl. Cover) Le,--dL ' TO:o. LOCA PHON FAX: FROM: 1131 Back Bay Drive • Newport Beach, California 92660 (714) 729•DUNE i Y i 4 i I I , i I a I] 1 I \ UPPER NEWPORT BAY: - INTERPRETIVE CENTE ` STATE ECOLOGICAL PRESERVE f UPPER NEWPORT BAY ti MARINE REPAIR/ ~ COFFEE SHOP/ SECURITY RESIDENCE — 1�ti BUILDING #6 — l) OA STORAGE CONEY ISLAND— �� XISTINOAT LAUNCH RAMP— " INN (,PER RECOMMENDATION, ^I `� ,/ ' lj f � OF MARINE ENGINEER) .n / r J IJ / / PUBLIC RESTRO�OM j. �BUILDING 1p 6( 1 i 111�1 �------ _ ��_ - I►►1 — / S, BOAT LAUN H sJ �„ Rr— i DAY USE PARKI G Q �— y i PEDESTRIAN BRIDGE r--------- 1-------_ r-i I I DUMP —� �'----'t I ' S ATIOri HUMAN POWERED BOAWgST RACK OUTBOARD GATEHOUSE i BOAT LAUNCH ° BUILDING 44 OUTBOARD RD GATEHOUSE I BUILDING #5 PEDESTRIAN• r �/� BOAT L NCH PROMENADE .. ' �� ENTRY — ` FUTURE AMILY INN PARCEL ^ MAINTENANCE BUILDING t t `� / ___ I 1 `I .'; REMO ABLE TRAFFIC & RESIDENCE � i � � � � � � / r NOT A PART /� � CONT OL BOLLARDS BUILDING #2 J J _ i = r � 1 MAINTENANCE YARD �\ Ir I j L i ,. DAY ,USE ` t I; PARKING , SWIMMING LAGOON ( — \ BEACH RESTROOMS BUILDING # 9 IL Lt P A' \ I1.13 ENTAL DOCK R. V. PARK MAIN E ANCE RESTROOM5 BUILDING *23 TEsINI OUR S it , 4b - - "SNACK SHOP - - ' \ RENTAL STAND BUILDING #12 �, _ OFF. -SITE PEDESTRIAN ACCES \ \ • BUILDING # 1 � ' a _ — _f & BICYCLE LOCK -UP 1 LIFEG RD ' • - / " & C?IyERATIONS " _ CENTRAL -GATEHOUSE a- BUILDING #3 BUILDING #-14 — j •. ��:. OUTBOARD. GATEHOUSE p , 1 \ . BUILDING # 7 A0 —f J �✓ — ~ OUTBOARD GATEHOUSE GRCERY% EACH' RESTROOMS 'BUIOLD NG #,ORE ° BUILDING #8 .17 BUILDING TABULATION \ � BUILDING # 11 'Oil' BUILDING APPROX. I L L A G E CENTER NUMBER USE SO,, FT BUILDING #2 MAINTENANCE BUILDING & RESIDENCE 1,420 sq. ft. `°� MANAGER'S RESIDENCE BUILDING #3 CENTRAL GATEHOUSE 80 sq. ft. o° ❑ BUILDING # 16 BUILDING #4 OUTBOARD GATEHOUSE 24 sq. ft. BUILDING #5 OUTBOARD GATEHOUSE 24 sq. fI. R.V. PARK STROOMS /off I, CLUBHOUSE &RECREATION ROOM BUILDING #6 MARINE REPAIR/COFFEE SHOP/ BUILDING #22 �� /�{ o° `' ` — BUILDING # 18 SECURITY RESIDENCE 7,200 sq. ft. v \ A / 4 ❑ - BUILDING #7 OUTBOARD GATEHOUSE 24 sq. ft. BUILDING #8 OUTBOARD GATEHOUSE 24 sq. ft. LAUNDRY & RESTROOMS BUILDING #9 BEACH RESTROOMS 680 sq. ft. i0 q / V. PARK.n — BUILDING t 20 BUILDING #10 PUBLIC RESTROOMS 950 sq. ft. BUILDING #II BEACH RESTROOMS 680 sq. ft. BUILDING #12 SNACK SHOP 2,100 sq. ft. co"9s BUILDING #13 RENTAL STAND 250 sq. ft. T y/ R.V. PARK ° BUILDING #14 LIFEGUARD & OPERATIONS 5,970 sq. ft. t;y RESTROOMS. LEASE BOUNDARY BUILDING #21 rv� BUILDING #16 MANAGER'S RESIDENCE 2,056 sq. ft. BUILDING #17 GROCERY STORE 3,400 sq. ft. MAIN POWERHOUSE BUILDING #18 CLUBHOUSE & RECREATION ROOM 2,900 sq. ft. BUILDING #20 LAUNDRY & RESTROOMS 2,100 sq. ft. BUILDING #21 R. V. PARK RESTROOMS 950 sq. ft. J •BUILDING #22 R. V. PARK RESTROOMS 950 sq. ft. BUILDING #23 R. V. PARK RESTROOMS 950 sq. ft. 0 50 100 200 400 N�EWPORT DUN.ES WIMBERLY WHI D"W ALLISON , \ __x _ �< '. —' , SCHEMATIC SITE PLAN aGG000 3, ; DIKE/- RUNA INC. AUGUST 31, 1988 A PHASE I RECREATIONAL USES Architects, Ltd. V"� COURT�ON & ASSOCIA�TES'tNC QUAIL NEWPOtt7 , f!!!0 ' LANDSCAPE ARCHITECTURE/ SITE PLANNING • y (71+I 76l-671! � 762- { 1 • i I a