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HomeMy WebLinkAboutNEWPORT CENTERINTRODUCTION NEW PORT —CENTER) IS LOCATED IN THE CITY OF NEWPORT BEACH BETWEEN UPPER NEWPORT BAY AND MACARTHUR BOULEVARD ON THE WEST AND EAST: AND SAN JOAQUIN HILLS ROAD AND PACIFIC COAST HIGHWAY ON THE NORTH AND SOUTH. IT IS DES— TINED TO BECOME THE FOCAL POINT OF RETAIL TRADE, BUSINESS, MEDICAL AND CULTURAL ACTIVITIES FOR THE COASTAL REGION OF ORANGE COUNTY, CALIFORNIA. NEWPORT CENTER IS AN INTEGRAL COMPONENT OF THE TOTAL MASTER PLAN FOR THE 88,500 ACRE IRVINE RANCH. THIS MAJOR URBAN CENTER WILL SERVE THE RAPIDLY GROWING POPULATION OF ORANGE COUNTY. THE ULTIMATE DEVELOPMENT WILL IN— CLUDE A COMBINATION OF RETAIL STORES, OFFICE BUILDINGS, CIVIC FACILITIES$ RESTAURANTS, ENTERTAINMENT FACILITIES, RESIDENTIAL COMMUNITIES, HOTEL AND CONVENTION FACILITIES. THE PRIMARY OBJECTIVE OF THIS REPORT IS TO PRESENT THE MASTER PLAN FOR NEWPORT CENTER, INCLUDING THE PRINCI— PLES WHICH LED TO ITS COMPLETION. THIS PLAN IS INTENDED AS A BROAD FRAMEWORK TO GUIDE THE ORDERLY DEVELOPMENT OF THIS AREA. • - [ • ` `ski jig" { '� �L�' y '�N An, ,���•`�� _ ems--'�' - -01 y—• M I Ift n T.► .'��u.,�� �a•3,.,!a. �� �-_• � may. .., �t� tt ..' �'y,<G�..LM>' acLL lJ �..`•j ����.r� Y�(.► r � �,� � �,xi- yr- vices 0 Ica • IR'- — — — -- AREAS OF INFLUENCE ON NEWPORT CENTER Soo A00 000 LEGEND •2 300000- IRVINE. RANCH $ 200000 i PRIMARY AREA OF INFLUENCE SECONDARY AREA OF INFLUENCE LJ 100 000 , FREEWAYS FREEWAYS (UNDER CONSTRUCTION AND PROPOSED) ••......•. 1966 1970 1980 PROJECTED POPULATION IN PRIMARY AREA 40 • AREA OF INFLUENCE In the heart of Orange County, some forty miles southeast of the Los Angeles Civic Center, a great urban development is in progress. The site of this development is the 88, 500 acre Irvine Ranch, which com- prises approximately twenty percent of the total land area of Orange County. The Irvine Ranch consitutes one of the singularly most valuable privately held single tracts of land in California. It is bounded to the south by the Pacific Ocean and extends some twenty-two miles over gently rolling hills and agricultural valleys to the foothills of the Santa Ana Mountains at the Riverside County line-. The east and west boundaries lie between Laguna Canyon and the Newport Freeway. Obtained approximately 100 years ago, through a Spanish land grant, the Irvine Ranch in its early days functioned primarily as a sheep ranch. Following the turn of the century, the ranchland began a transition from the grazing and pastoral stage into an agricultural economy. Standing in the path of the active urbanization occurring in Southern California, the Irvine Ranch today finds itself in still another transition period. Answering the need for this urban development, a Master Plan has been developed for the Ranch, calling for the property to be divided . into three distinct planned zones: 1. THE NORTHERN SECTOR which is located in the foothills of the Santa Ana Mountains adjacent to the Cleveland National Forest. 2. THE CENTRAL SECTOR which comprises the central third and is the principal agricultural section of the Ranch. This gently sloping valley extends from the Santa Ana Mountains to the San Joaquin Hills. 3. THE, SOUTHERN SECTOR is generally described as the area between the San Diego Freeway and the Coast. It is within these 35, 000 acres that the most intensive development will be taking place during the next twenty years, eventually housing a popula- tion of some 280, 000 persons. Newport Center is situated at a focal point of an existing and future population which maybe thought of as, coastal orientated. The intensively developed communities of Newport Beach, Balboa, Corona del Mar, Lido Isle, Emerald Bay, Laguna Beach, Costa Mesa, Huntington Beach and Fountain Valley. constitute the existing primary trade area. The future population of this primary trade area will be situated in the 35, 000 acre Southern Sector of the Irvine Ranch now under development. The secondary trade area extends as far south as Capistrano Beach, inland to the San Diego Freeway and Santa Ana, and as far north as Seal Beach. • The economic levels of the population tributary to Newport Center range from the highest levels of Orange County in the existing and proposed beach communities, to the upper middle income communities proposed for the inland portions of the Irvine Ranch, to the middle income groups now moving to the South Santa Ana, Fountain Valley, and West Huntington Beach areas. n] THE MAJOR ELEMENTS OF THE SOUTHERN SECTOR MASTER PLAN NEW PORT CENTER The site for Newport Center, shown on previous page, was selected for the following reasons: 1. Excellent freeway and arterial road access. 2. Excellent visual and geographic relationship to the presently developed areas of Newport Beach and Corona del Mar. 3. Excellent access to the residential communities of the Southern Sector via the extension of San Joaquin Hills Road and the future Corona del Mar and Pacific Coast Freeways. Newport Center has begun with a large regional shopping center, "Fashion Island, It as its core. Surrounding this core the ultimate development will eventually include civic, cultural, office, medical, financial, tourist and convention facilities as well as high density residential areas. The • master plan for Newport Center divides the perimeter of the property into sectors and suggests how they may develop into various specialized concentrations. These sectors are discussed in greater detail in the following sections of'the report. IRVINE INDUSTRIAL COMPLEX This area has been designated for industrial use for the following reasons: 1. The proximity to the Orange County Airport. 2. Excellent access from freeway and major arterial networks. 3. Proximity to UCI enabling the utilization of staff, students and facilities. Fifty-six firms are presently establishing themselves in the complex and comprise approximately 1, 184 acres. The projected number of employees of these firms is 22, 554. RESIDENTIAL COMMUNITIES Focused around the 1, 500 acre University of California, Irvine, are some 10, 000 acres which will eventually become the City of Irvine, with an ultimate population of some 100, 000 persons. Located adjacent to the campus is the University Town Center, scheduled to become the main civic and commercial center for the City of Irvine and a local shopping center for neighboring residents and students. Other residential communities in this area which contribute to the support of the southern sector industrial and commercial developments are: Harborview Hills, Eastbluff, Dover Shores, Irvine Terrace, and Turtle Rock, Cameo Shores, Linda Isle. CERTIFICATIONS COUNTY PLANNING COMMISSION MA BOARD OF SUPERVISORS WT[ MGddMIfD ,MAT WT W1XCPm wtMi V Tw5 RN1 LEGEND LAND USE LOW DENSITY RESIDENTIAL ® MEDIUM HIGH DENSITY RESIDENTIAL '' HIGH DENSITY RESIDENTIAL HEAVY DENSITY RESIDENTIAL CEMETERY ® COMMERCIAL INDUSTRIAL MANUFACTURING -RESEARCH RECREATION & OPEN SPACE WATER OELEMENTARY SCHOOL HIGH SCHOOL AJUNIOR HIGH SCHOOL CIRCULATION EXISTING PROPOSED MAJOR o ®®s PRIMARY �- SECONDARY --- COMMUTER -•� �••^ FREEWAYS ®®® Land Use and Circulation Elements ORANGE COUNTY, CALIFORNIA ORANGE COUNTY PLANNING DEPARTMENT `• NEWPORT CENTER AREA BREAKDOWN I. TOTAL AREA (Excluding Roads) Area between Pacific Coast Highway, Avocado Ave., San Joaquin Hills Rd., Jamboree Rd., and three sectors west of Jamboree Rd... is .............s..666 Ac. II. AREA I - Excluding the three sectors west of Jamboree Road...................................514 Ac. ITI. AREA I - Excluding the Irvine Coast Country Club and the three sectors west of Jamboree Road ..... 377 Ac. IV. AREA I - Excluding the future Pacific 'Coast Freeway, Irvine Coast Country Club, Pacific Coast Freeway, and three sectors west of Jamboree Road....... . 310 Ac. • V. TOTAL DEVELOPABLE AREA AREA I - Excluding Irvine Coast Country Club and Pacific Coast Freeway.** ... *.so ........ o* ....... 462 Ac. 0 EVOLUTION OF THE NEWPORT CENTER PLAN The plan for Newport Center evolved from various considerations including economics, location, external and internal site considerations and the need for facilities to support the growing population of the pri- mary trade area. The following pages clearly illustrate how the final plan evolved. The physical boundaries of the site and future freeway locations as well as the physical geographic conditions which affect the site are shown in illustration #1. Illustration #2 shows IlFashion Island" centrally located with circulation around it and planned to equalize the distance from parking to building. Entrance roads, into the center, were planned to give equal access from the perimeter of the site and to support projected traffic loads to "Fashion Island" as well as to the sectors they define. Topography and view, as shown in illustration #3, affected the placement of buildings in relation to their height, density and form. Newport Center Drive forms a crescent with magnificant view sites along its north- easterly edge. This produces sites suitable for high-rise development. In the southern area of the site, building heights are restricted to 35t011 40 to insure unrestricted views from Harborview Hills. The transition from first phase development to ultimate development is shown in illustrations #4 and #5. Until the construction of Pacific Coast Freeway, scheduled for completion by 1978, sites are available in this area for interim use. E`J Illustration 1 0 0 SITE LIMITS Physical Limits A. Northeast Boundary - Big Canyon B. Northwest Boundary - Bluffs of Upper Newport Bay C. Southwest Boundary - Pacific Coast Highway and Residential Development and Golf Course. D. Southeast Boundary - MacArthur Drive and Residential Development ® Site available for development 462 acres. Future freeway site - usable for interim development, site area 67 acres, approximate date of completion 1974. Future freeway site - borrow area for freeway construction fill, 11 years. Capacity of Site do Based upon the capacity of the existing and planned traffic system for the Newport Center area the site will support five (5) million sq. ft. of build- ing area. Ultimate capacity could be substantially increased by the development of an effective public transportation system. Illustration 2 ,* 0 4 REGIONAL SHOPPING CENTER -- LOCATION AND CIRCULATION •- REGIONAL SNOPPIAO CENTER -NEWPORT CENTER ve, PARKING 4 The limits of the Regional Shop- ping Center site are defined by a ;41�+ieRc�4 six -lane divided highway encir- XV&1.0rrosN cling the parking area. This road provides access and circulation from all directions, equalizing the distance as nearly as possible fromthe parkingarea to the buildings. "Fashion Island" is located cen- trally in Newport Center serving as a magnate drawing shoppers through the adjacent areas of LOCATION commercial development. Access roads divide Newport Center into five major segments. The roads serve these segments as well as the Regional Shopping Center. Illustration 3 • 0 TOPOGRAPHY AND VIEW SITES .6/!u CAA/YO/✓ VIEW SITES 1. View of Upper Bay 2. View of Big Canyon 3. Panoramic View of Bay Area 4. Panoramic View of Bay Area --some obstructions at lower levels by Regional Center buildings. 5. View of Upper Bay and coast- line. 6. Potential view of Upper Bay and. coastline dependant upon height of buildings in fore- ground. 7. Potential view of Bay Area dependant upon height and location of buildings in fore- ground. 8. View of Big Canyon. 9. View from this area possible if not blocked -by buildings on Ring Road, however, Ring Road sites have be5tidentify; therefore, area9will not be utilized as view sites. EM Area with height restric- tion preventing blocking of view from Harbor View Hills. A. Bluffs -- Unbuildable Slopes B. Canyon -- Unbuildable Slopes C. Flat Plateau D. 276 Slope Area E. Six foot high bank resulting from grading in Area D. F. 10% Slope Area G. Flat H. 5% Slope Area TOPOGRAPHY Illustration 4 je C, J SITE UTILIZATION -- FIRST PHASE Pj Primary linear development on Newport Center Drive embankment IIIIIII1111111 suitable for high-rise buildings with view of Bay over Regional Center. Primary linear development on access roads -- identity on road, access from parking areas. ;.py,.,:c:: Freeway construction area. jMMFuture freeway -- interim use area. r-----n Traffic to Regional Center- (first phase). SITE UTILIZATION -- ULTIMATE. DEVELOPMENT Illustration 5 .• u Primary linear development on Newport Center Drive embankment. Suitable for high-rise buildings with view of Bay over Regional Center. Primary strip development on access roads - - identity on road, access from parking areas. yi!/ii/in Parking areas. Site not related directly to the Newport Center Drive area. Suitable for develop- ment related to hotel -entertainment facil- ities on Upper Bay. = Sloping residential sites with views. Knoll with view of Golf Club and Bay. High- rise residential or office use. Road with access limitations due to grade differential. A. Commercial site related to Big Canyon Golf Course and residential. B. Sites with view of Upper Bay. C. Areas suitable for center - type development. ,tea. J t �'Yf! Y �•r . r f r• fit' ` SIP;' 77 F1 T_ lIRl11� l h Yii n a F+ � A �f w, emir+ �_ w � �� _ gyp' _ • a ..�� 1%. '-4 _�- 'iC.X�`a-a . 0 LAND USE Newport Center comprises a total of 666 acres. The area of Newport Center, excluding Irvine Coast Country Club and development west of Jamboree Road is 377 acres. This area is larger than the total combined areas of Century City, Farmeris Market, Westwood Village, the Beverly Hills Triangle and Santa Barbara Plaza. According to the "Detoy Report" Newport Center, by 1980, is projected to support 2, 350, 000 square feet of commercial and office uses in addi- tion to the 920, 000 square feet planned for i[Fashion Island. 11 This figure includes 1, 300, 000 square feet planned for office uses (including medical and dental) and 1, 050, 000 square feet for such uses as specialty stores, utility companies, city and county offices, movie theaters, hotels, cul- tural activities, etc. The ultimate capacity of building area which Newport Center can support is 5, 000, 000 square feet. This capacity is limited by the road system serving Newport Center, but may be expanded, however, by the development of a public transportation system. "Fashion Island, 31 comprising 920, 000 square feet of retail stores, lies in the center of the surrounding commercial and institutional development. It offers amenities for office staff and personnel which are not similarly • available to any other office concentrations in Orange County. The "sectors" around "Fashion Island" are defined by the road system. These areas are numbered for ease of reference (see land use plan). Sector I is intended to include general commercial uses such as specialty stores, bowling alley, etc, as well as office and residential uses. The residential area dividing this sector lies on a hillside site which offers good views to Newport Bay. This area is planned for apartment type living. The area along Jamboree Road is intended for a use which might be tourist oriented such as a Farmerts Market type of operation or a cultural center. Sectors II, III and IV are mainly oriented toward office type activities such as financial institutions, auto clubs,. medical, dental, etc. It is not the intent to define each one of these sectors by any certain type of use, but to intermix compatible types of functions which will make this an interesting and active type of development. Sector V is planned for uses which are suitable as "centers' types of activities. These may. include such things as a furniture mart, hard - goods center, cultural center, etc. The buildings along San Miguel Drive will include retail stores and offices. I* The areas bordering the country club property are most suitable for residential uses with the possibility of'a high-rise residential hotel or office complex situated at the corner of Santa Barbara Drive and Newport Center Drive. The land use plan shows the ultimate site capacity of 4, 504, 000 which may be increased to 5, 000, 000 square feet. This excludes the area'be- tween Jamboree Road and Upper Newport Bay which is planned for hotels, motels, convention facilities, etc. These uses will be needed because of the increasing population, the nearby university and industry, and the attractive climate and recreational facilities. 0 1 opEPLjsI 18 Loot 00, didqj 0 ti] Q L N \0 tE SE 69 crzE 0 ,\ '\ MEM'x0\p\\E\R UPS ACH61 Au iGE mmm.1//eGT[[RE M..... ]f 1 {/ mrn Aaum emm xgrtimr grim x.n[ E IIAYMt[[ xs,tA. 1CAOtllx .LLtS M,AYOCIM E1R.i TE il[IMALNmCRI ......... OA �L/lCIR cum),** um),**........... R TOTAL Awue[ VIST ATI.YO.[[ .. AN TOTAL (APPROX.)................... 666 EICLwtn, vCWx1ERWI..{6i *Note: I Bldg. Area Based on-4 cars per 1000 sq. ft. gross. Except Irvine Co. Office Bldg. 134,615 (Net) AREA PARKING IA 550 2 1778 3 1391 4 1063 2 i'il, II 11 o � VTR U v o FREEWAY *BUILVING AREA 137,500 sq.ft. 444500 " 347:415 2121600 1,142,015 sq.ft. iN Building Area Based on Surface Parking NEWPORT CENTER •E•EEE�� LAND USE im UPPER RMPOrr PAY .MiL ACREAGE AREA NflllORFY C.Xi P RIK..... TS MALACH'" M m 11.4 COVER D 1-11.1NRCFF IUL.g l0IlO1R HIM M,AYOCADO rL.t YIN PAYEMAYJOjIREfII .................. 172 (iI COCA R CWRI...... ... 23s MAL AC414F /RIC OF AOROCO 0........... 152 TOTAL (APPROX.)................... 666 E;cL cOYNry1Y cW! • nw..462 �O ��np p� Cp ooE oD] PIL CIPTOM .ESbEREAL TT OOoc opCI�1,`�lSC: �- r °s FINANCIAL.. —�-7_ r�Cf°c 'iOp ;`�o\`''' rncFS"" ' , ❑DOGaC.IUl Lj ��rl 13 Till], S0 MFWPEC OITEN m R E CGAS-T--LaU*Tft U v\ Q eras v RE 11 C_ JHW ❑�1---1� � IMF _ I ICI p T7 ��II 1ldl�b �•� O �FI FREEWAY P F.S. a..-av NEWPORT CENTER SCALE:2W AM NO LAND USE u is LAND USE BREAKDOWN Building areas are intentionally approximate. The uses and areas may change depending upon future requirements. Building areas are shown as gross and where they are based on parking, they are figured on the basis of 4 cars per 1000 square feet (gross building area). Area Fashion Island Commercial Sector 1 (63 Ac. ) Commercial, O fice, Residential Use Type and Gross Building Area Retail Stores 920, 000 sq. ft. Other (Restaurant, Liquor, Flower) 12, 800 sq. ft. (A) 24.8 ac. Multi -story office building 120, 000 sq. ft. Small retail shops and offices Alt. use: car sales, 4 max., 3-4 acres each 120, 000 sq. ft. 160, 000 sq. ft. General commercial center (Bowling alleys, restaurants) 140, 000 sq. ft. (B) 25 ac. Apartments Assume 18 units/ac. 25 ac. x 18 units/ac. 550 units 20% 1-bedroom 800 sq. ft. /unit 6076 2-bedroom 1000 sq. ft. /unit 2016 3-bedroom 1200 sq. it. /unit Total - 110 units 88, 000 sq. ft. 330 units • 330, 000 sq. it. 110 units a 132, 000 sq. ft. 550 units Total Building Area 932, 800 sq. ft. 420, 000 sq. ft. 550, 000 sq. ft. (C) 13.7 ac. Sector II (26.3 Ac. ) Financial and Commercial F' Sector III (19 Ac. ) Financial Service and Commercial 1-1 Farmer's Market (Special food, im- ported food, gift shops, imported goods) Alt. Use: 1. Newport Beach Civic Center 2. General Commercial Multi -story office buildings Multi -story medical building 1-3 story retail, commercial (346 cars) Multi -story financial office buildings 1-3 story buildings (Auto Club, utility buildings, profes- sional offices, financial offices, insurance, travel, restaurants 190, 000 sq. it. 190,000 sq. ft. 620, 000 sq. ft. 80, 000 sq. ft. 87, 000 sq. It. 787, 000 sq. it. 312, 000 sq. ft. 122, 000 sq, ft. 434, 500 sq, ft. Sector IV (13 Ac. ) Medical Sector V (58 Ac.) Commercial, Retail, and Cultural r, Multi -story medical buildings 160, 000 sq. ft. 1-3 story buildings (Doctor and dental offices, coffee shops) 91, 000 sq. it. Multi -story office (480 cars) 1-3 story.office and restaurants (440 cars) 120, 000 sq. ft. 110, 000 sq. ft. 3-1000seattheaters (600 cars) 30, 000 sq. ft. Cultural Center (300 cars) ' 64,000 sq. ft. Retail stores (Hardgoods) (200'0 cars -- surface parking) 400, 000 sq. ft. Retail stores (Hardgoods) (2463 cars -- structure) 545, 700 sq. It. * Based on structured parking Sector VI (20 Ac. ) Residential, Of ice (A) 11 ac. Multi -story resi- dential, headquarter buildings, hotel 320, 000 sq. it. (B) 18 ac. 2-story apartments Approx. 60 units 60, 000 sq. ft. El 251, 000 sq. it. 869, 700 sq. ft. 380, 000 sq. ft. Sector VII (24 Ae. ) eOd—entia , Commercial Apartments Assume 10 units/ac. 18 ac. x 10 units /ac. = 180 units 20% 1-bedroom 800 sq. ft. /unit 6076 2-bedroom 1000 sq. ft. /unit 2076 3-bedroom 1200 sq. ft. /unit Total Square Feet Commercial (Example: Boat Sales) 36 units = 28; 800 sq. ft. 108 units = 108, 000 sq. ft. = 36 units = 43, 200 sq. ft. 180,000 5, 000 sq. it. 185, 000 sq. it. TOTAL GROSS BUILDING AREA = 5, 000, 000 sq. ft. The specific uses in Sectors VIII - X have not yet been determined and do not enter into these calculations. 0 lillj�iii: INA r"'N'!3 vro�jffi� L�tlnv WO amommo �'3,j j7�;* Ito IN AorAwu �aAAAL%'- :4L �A L 1117 Ih� ail FA4 ON, am FASHION ISLAND The first increment of Newport Center under development is the regional shopping center to be known as "Fashion Island. 11 It will be character- ized, as are many contemporary shopping centers by a pedestrian and automobile separation, architectural control, a merchants association, an integrated sign program, screened service facilities, etc. It will be an integrated part of the community with features which will maintain interesting and colorful activities throughout the day and evening. The development is designed around a principal mall, composed of a series of large open courts, each of which is thought of as an urban space. These courts will be landscaped advantageously for the sur- rounding tenants and will complement the various public functions which will be programmed throughtout the year. Approximately one million square feet of floor space is being constructed in this initial development. Connecting the major department stores located at the ends of the mall are individual shops. These shops are protected by generous overhangs faced with clay tile. The paving and wall materials throughout the center are in a color range of warm earth tones, supplemented by certain color accents. Standards for signing have been established to provide a firm control of the type, size and the • location of store signs in order to maintain a high quality of graphics compatible with the design of the buildings and mall. . "Fashion Island" is scheduled for completion in Fall, 1967, E . GENERAL LANDSCAPE CONCEPT The form of Newport Center is divided into two distinct parts. One is of a more highly organized character of intense commercial development and the other is more of an informal residential character. The overall landscape pattern has been planned to define this difference. Where the edges of commercial development occur a highly organized and more formal tree pattern is used, and where the lower intensity residential development occurs a more informal and loose tree pattern is used. Newport Center Drive is the strongest element within the development and every attempt has been made to reflect this. A strong, regular tree pattern has been used to articulate the road by the use of single tree rows along its outer edge and double tree rows in the median strip. These low canopy trees are used to strengthen the high-rise building form which rises above. These trees also provide a differentiation between the large, semi-public space and the smaller public spaces at the pedestrian level. The road's edge is further strengthened by the use of a landscape bank continuing along the front of the high-rise buildings which controls the visual continuity of the crescent. This bank is kept to a 3:1 maximum slope to provide good visual identity to the buildings from the street. • A main pedestrian circulation system connects the high-rise buildings along Newport Center Drive and extends the full length of the crescent. At various places vehicular drop-off points are provided. At these points, major plaza areas are planned connecting the pedestrian walk with the interior of each sector. The main entry roads are defined by high canopy trees which are used to scale down the streets' width to give a pedestrian feeling. To further define these streets as main entrance points, special treatment was given to the intersections. The use of a circular tree row forms a "gateway" into the Center. These landscape areas will also be used for graphic identification for Newport Center. This treatment will be simi- larly done at the intersections leading into "Fashion Island. 1' The same treatment will be used at the four major intersections defining the peri- meter of the site. These will give primary identification to the whole Center and define its limits. 10 v.FT -SUL. ROWS OR PLANTING S �• PROMENADEtr t�tr�0@a® Ja��AN le CONTINUOUS PEDESTRIAN SYSTEM _ 4J00. _ CONNECTOR ROAD FORMAL OBL.TREE ROW INFORMAL LOOSE TREE GROUPINGS �-JAMBOREE ROAD INFORMAL LOOSE TREE GROUPING MEDIAN STRIP -LIGHTING NEWPORT CENTER DR. E.&W. FORMAL -LOW TREE CAHOPY,SGL. f DBL. ROWS MEDIAN STRIP -LOW LIGHTING TREE GATEWAY f SIGN TREES -LOW ROUND HEAD, SOL. NOW INFORMAL LOOSE GROUPING FORMAL TREATMENT - NIGH CAHOPY,LARCE TREES LIGHT STANDARDS ■07H SIDES —I f l -PRIMARY t EKTIFICATION ZONE COLUMNAR -TREE RING AVOCADO AVE. FORMAL HIGH TREE CANOPY-SGL. ROWS MEDIAN STRIP -MOUND OR PLANTING LIGHT STANDARDS-DBL. ROW ® 0 MAIN ENTRANCE ® ° - TREE GATEWAY f SIGNTREES - OBL. ROW W ROUND HEAD, ' mn , YO q�t^-aTac r o � VY. .00SE • NEWPORT CENTER SCALE[ O S GENERAL LANDSCAPE PLAN r r: i ifpf 1 _ �,. j! r T �. '��� :fG 'rl �l. • �, v '�( `ir ., ii L ! i -' r . �1` 1'� Npp`�IJ y /r �.r-�tt1. � r d;ir ff��J ( ��f,``Nj- 'f. Irl•�1 rf�t,���`i r` .. °, a��_ /� J I�I �x ,rf� ` ICI�Inr.Maf �. = � � P IYf ,•v,� -AI RRR ' Aliwartar ion ri i ` �, t '+'�r•:� ..•nr f ,� �,,�c i-�' ?✓ %/+ i I z' ♦ .i�f7Sl�et'f'� I U�I:,1� 9� a„ fl1 �i d � •° t. '.'J /rr! tl... J" 4 f. k b 14 1 r.. S'R�jf ,alb n I! "-I'it '�:►1 H♦ Cy-c. r� A :;. i;F'�{..;. .' il��dd t� { ''.'ry.ej;r�y�, F�`'�' A/ b � 1 �l.S..�Vr`�IfONr'a :., � rl��'��� ��hl t.krSlu'. t ..:ic: INdb-Rliillin .�� ` a_..it '.1--i_I r�'y�.1.�1�-� lis+ar�s�t.:rrw�� ��fiFs�i�ryi��- ��- � ry r.d =:�slf *�•�i�� - "� ..'. 'r n R'S�C : LANDSCr`.PE PAID SITE DEVELOPMEXT CRITERIA Newport Center The following Landscape and Site Development Criteria have been developed as a guide for future development within the various commercial blocks behind the high-rise buildings at Newport Center, Newport BeachCalifornia. The purpose.of these criteria is to establish a skeletal framework within which to•work. All individual programs are subject to review by The.Irvine Company. A. LAYOUT OF ENTRY'ROADS AND PARKING LOTS 1. All vehicular areas shall be paved with 2" of " of.compacted base course, as asphalt over 4 per State of California Highway Standards. See pe•tail 1. 2. Entry roads off peripheral streets (city and private) will typically be divided streets Sep- arated by a 10'-0" planted median -strip. Where access or egress is limited to one lane each direction with right turn only at entry or exit, each directional lane shall be 16'-0" wide. Where access or egress is two-lane each'direc- tion, with left and right turning movements accepted at entry and allowed at exit, pave- -men- width shall be 24'-0" each direction. See Paving Layout Condition. 1. 3. Layout of parking lots will be only on a 90' system, using 9'•x 18' stalls with 24'-'0" wide access lanes. End stalls shall be 11' x 18'. Stalls will be laid out using white traffic paint. See Paving Layout Conditions 2, 3, and 4. 4. Roca ends will be planter islands defined by co n- drete curbs. See Detail 1 and Paving Layout Condition's 2, 3 and 4. 5. Within the parkins lot proper, tree wells will -be installed at the ratio of one tree well to • five parking stalls. The layout of these wells 2. is to be random rather than lineal, using © groups of two or more -wells together. See Paving Layout Condition 4 and Detail 2. o• B. PEDESTRIAN PAVEMENTS 1. All sidewalks will be separated from roadways by a minimum 6'-0" planter strip, with access' pads to parking areas at center line of access lanes in parking lot. Pavement of public sidewalks will typically be modular exposed aggregate paving with redwood headers. See Detail 3. Pedestrian crossings at streets will be defined by white traffic paint. 2. In areas directly related to individuai build- ings, the selection of paving surfaces using different types of concrete or masonry units is up to the lessee, subject to design review and approval by The Irvine Company. C. SITE LIGHTING 1.• Entry roads, inner streets and parking -lots will be lighted with Y.ustom Lighting fixture #7320 at t60'-0" on center, in rows 60'-120' apart. See Lighting Layout Conditions 1,' 2, 3, and 4, and Detail 5. 2. Pedestrian walkways will be equipped with_Gard- co fixture #C5594/OB at ± 45'-0" o.c. See Lighting Layout Conditions 1 and 4 and Detail 4. 3. In areas around specific buildings, accent .lights, tree.uplights,:and different fixtures may, be • selected.,-:.subjeldt to design review and approval. ? i. D, PLANT.MATERIALS ,l:;;r Street -trees will be, located ;at 30'-0" o.c. along the outside of streets and in planter islands at ends of parking lots. Trees used in these•locations wi11•be minimum 15-gallon can size Quercus:suber•(Cork Oak). See Plant - ling Layout Conditions 1, 2,••3, and 4. 2. Parking lot tree& will be Alnus rhombifolia (White,Alder),cminimum 15-gallon can size. See. Planting, Laybut:Conditions 2, 3, and 4. 3. All 3. Ground cover in planter strips adjacent to roadways will be Carissa grandiflora 'Pros-,^ trata' (Natal. Plum) planted in 5-gallon size at 3'-0" o.c. Ground cover in large planter .islands in the parking lots will be Hedera canariensis (Algerian Ivy), planted at 12" o.c.• Ground cover in the parking lot tree wells will be Hedera helix (English Ivy), planted at 1211 O.C. See Planting Layout Conditions l';,2, 3, and 4. 4. Selection of specimen trees and other plant materials on individual lots is left to the '-lessee subject to design review and approval by The Irvine Company. E. STREET FURNITURE 1. Individual lessees are encouraged to provide items of street furniture *for public use. 'Such items include benches$' seat decks, bench plant- ers, seat walls, drinking fountains, pools and fountains, pl•ant'•contain-ers, trash receptacles, and•cigarette•urns:I• Street Furniture Details 6 through 15' shorw thee character suggested for these items, but ultimate selection is left to the lessee, subject to review by The Irvine :]. Company.,r Ih'the event that any of the included detailed street furniture is selected, working drawings for their construction may be obtained from The Ilrvin� "Company; "Planning, Office. c •F. LANDFORM&- 1. The'•use.•of geritle•, n•on=amchitectural mounds in ' •larsge�:, ground--co?v'er.''and' lawn areas is encouraged, but all grading must for positive surface -provide '. drainage and•all�pmposed grading oranges are s.ubJ ectl• to•. design •review-i and., approval by The Irvi'ne..Compapy:. c l t, , I.. ..I 1 .�, •l �'. •. ..� by 1I. ' ;•Jd.. l.. I]IIIi © • . 0 am Y n 7 1 1'J 1 : ••.i ,.,._Ra:_:a.......... 1 ;,a 77a7 •s- ss77Rr_R7eam GG`3\ D I i 1 O ill 1 fit a.e:xassoca.a 00 77- eC '( CCCCc.�QQC¢LCCCE_S.CC._._C..0 nl.i v clCu¢C¢C___CS¢._¢ECC.CSQ.....xE17CEC3¢.,,CE" •' — • ti LL �T fs :SC000CCQICC_C._¢CSSCSS¢Ql Cos�iai-z-:�� t a �• q 4 PARKING LOT TREES -ALNUS RHOMBIFOLIA — ---- - - WHITE ALDER - -- GROUND COVER-HEDERA"HELIX ENGLISH IVY ff GROUND COVER-HEDERA CANARIENSIS �.'?:%'•'i` ALGERIAN IVY �•; STREET TREES - QUERCUS SU3ER `'��� �• Il �`\ CORK OAK :•:r<:>✓ � {;"; Ij a - GROUND COVER -•HEDERA CANARIENSIS ` y ALGERIAN IVY m PARKING LOT TREES - ALNUS RHOMBI FOLIA r o ....WHITE ALDER., _w,._� Ir t PEDESTRIAN ACCESS �I A`-i STREET TREES—OUERCUS SURER, CORK OAK r so t owr �j � GROUND COVER — HEDERA CANARIENSIS t ALGERIAN• IVY PARKING LOT TREES —ALNUS RHOMSIFOLIA WHITE ALDER 0 ab ® i i PARKING LOT TREES - ALNUS RHOMBIFOLIA WHITE ALDER GROUND COVER-HEDERA HELIX ENGLISH IVY /!!/ GROUND COVER -HEDERAYCAtiARIENSIS ✓�� _ � ALGERIAN' IVY . 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' e"r.•i� >�I-`�•a-�.:J i-, j+L•- J .. fr ,. »>..�'- E ��-r;J: ; ,�r'�°.?t6 P�IY'�{.`o ii'»ti.":,';F �:�� " - d `Tt• , `.. 9911Y, J-el' �.«.w'2tT ��rr...u.Ii{-.1r} 1 r rt.����1•-...-••.•••••••.•.�.. AA .... a EXISTING CITY SIDEWALK\ ................... m ............. ........... I ..... .................. DETAIL, A . ......... AA ............ ........... 24' DETAIL I D NOTE: ROAD WIDTHS 18' WHERE RIGHT TURN ONLY IS PERMITTED. P4! WHERE TWO DIRECTIONAL (LEFT AND. RIGHT) TURNS ARE PERMITTED . SUMULTANEOUSLY. ETAIL 3 -0 l a -L-St! i I 1 'DETAIL 2 m a. An v . VARIER -TAIL 1 _ G m k•`{ Ill, A(- AA PEDESTRIAN ACCESS A 9• 9• 9• 2o•' 9' 30• �1 f rDETAIL 2 r DETAIL I AA N A n D :� it r A n I -DETAIL. 5 0 DETAIL 5 CC:j: DETAIL 5 7. IV. An 4 :JJ I AA PEDESTRIAN ACCESS ' A 0 .ASPHALT PAVING ._BASE ROCK ' 1=0" 6" * •-t- FINISH GRADE •� I . 'i i.•`Y— it e — _ _ ' ' 3 �• ._....,,; INTEGRAL CONCRETE , _ ..CURB AND GUTTER _ ._.___.___... ..._. COMPACTED SUBGRADE SCALE .NOTE: DETAIL TO CONFORM TO CITY OF NEWPORT STANDARDS. i !I ,I .I I CONCRETE CURB PLANT WITH GROUND COVER 1 O • ' i •� CONCRETE CURB . ._ PLANT WITH GROUND COVER fo I ASPHALT PAVING _ j ke'—e.' .A: — /lii, ."'. •,._ .:lil(4: _::�o :._ BASE ROCK �a N'._ leit::;. 2ii 111 �� pit ^.:'::.; •1:��_.�I! � .� ii iilr�.-.. (till li1e::_t.:�l .� •hilt:== .. . AA • E301>L E: 1/211= V.O" COMPACTED SUBGRADE • Q f o n FOA .2 X 4 RDWD. HDR.: vj/16d ieo- .2X4 RDWD. HDR.� w/16d - GAM NAILS AT 18 O.C.,BOTH SIDES. EXPOSED AGO. CONC. AA SCALC 1"91'0" � I 1CTED SUBGRADE F� 0 b n IV • Q J q .. TOP REMOVABLE—� SAFETY CHAIN 4 R.&H 1/8° _• BRONZE W2370 DIFFUSER PANELS -WITH" SANDBLASTED INTERIOR SIDE - PAINT EXPOSED METAL SURFACES "DUNN PAINT CO. NO.1503 "CRACKLE WHITE" O2 M.V. '. LAMP SEWS MOGUL BASE LAMPHOLDER 0 1 - 'A 11/2 It DIA. HAND I�z"rL j" .HOLE IN POLE. •"'j I CIS �� I CAT ALUM F(1 n 1/0 1. P. S. SLOT 'IN, . `__• _ TENON rt — GROUND LINE I MARK IN TENON 1 ' ` -or ,4 WEEP HOLES TENON - 3 GALV // BALLAST AND CAPACITOR ENCL, OCTAGONALOLE IN ALUM.HOUSINI AA MOUNTING DETAIL HAND HOL W/COVER. ; { - I vCAL'F_' •1 l/d" l'C7" SVAL.f 1 1'Ou SET SCREWS "• -' ' 1B.F SPECIFICATIONS: GARDCO MFG.CO. SCAI..0 1"-1'0" i CATALOG. N0. LAMP BALLAST A •5£302 ,300W.N.• GE9T65Y175IG52 i I • 0 • L0 L +I POST TOP - "KUSTOM" EXTERIOR LIGHTING FIXTURE CATALOG NO QMV %WITH ".____..-.-.._.PRISMATIC •REFLECTOR:---'-'--`J °J t o 2 C" i C) M V BALLAST HOUSING POLE -ROUND, TAPERED METAL POLE "KUSTOM" ------- CATALOG NO. K-7552-BB/I2T 1. MT'G HOLES BASE PLATE. �Lj-.GALV. PNCHOR BOLTS. _�.. .._... CONDUIT SCALE 1/2"= I' O" r a _.3XG CLR. HRT. RDWD. 2XG SEL:•:HRT. RDWD. 1/4" DIA. GALV. i _SOCKET CAP SCREWS. .-RECESS FLUSH, . 3X8 CLR. HRT. RDWD. .1 :•••i�' 1?-"x VZ ANCHOR BOLT CONC. lf��• ;'�c_�1 : .EXPANSION MATERIAL —PAVING —_.. COMPACTED SUBGRADE • LEI 1 1 1 1 ! � t ITtII 26" MITEF —` lo' o" ! F*j SOAL.E 1/2"_-I'0" _ 1N0 InF) r• r.ur^w n,r-rAII R I V. "o •t. 2^ I/4"-DIA. GALV' _ .SOCKET CAP SCREWS. RECESS FLUSH. 1 1 r 3 X 8 CLR. HRT. RDWD. /FXG RDYID. LAID FLAT 3X4 CLR. HRT. RDWD. W/'11/8 " SPACERS. ,5/8'X dXd' STL•. ANGLE 12"XI/2" ANCHOR BOLT I--:::.1:-:.:{ • . _: ,.._...�..: 1I I t`-1:=: : '..tom .t..._�, =y • I� -= —/� o 0 I/4" DI A. GALV. SOCKET CAP , II'� • —CONC. (SCREWS. RECESS FLUSH. N. _Ii � .., I'..' ..._ IIi �. i I II� tc_ 5 • -i .1••y]� s.•*� , ,L...4"• •y.. .,. I:li_JA�t(7 � \ 1.1.• '✓rl}t. P.. .1., i - _- �•II'li-•--:�jf Ii - •• I�(�;^•il i( I'll=•:---�I` ; `I '.PAVING MATERIAL ._.___ .. �,..I:ifv::•:.�:I�lf,Ifl-_��tliF��.:,:llti(•:.:::slitl; , e EXPANSION MATERIAL n i n A •SC/AL.E 1 =1 O -COMPACTED SUBGRADE i I SCALE: 1/2" 11 o"-. US CLR. HRT. RDWD: SAND' FINISH CON( 2X4 CLR. HRT. RDWD. / 2X6 CLR. HRT. RDV l GX6 RDWD, e'e �/ 11411"DIA.GALV_SOCKE: CAP SCREVIS.RECES: FLUSH. 2-6 _ t 1. > If • -�-.._ '=r —•_— .__._..• �_.... _.7. .. • _:�u •; -. a �_. _ - -� ji �l/4" DIA. GALV. §.00KE7 . Ir N0.4' r" , �� n s t '-"' 12"X.,1/21' II � % BAR ==• `, . ANCHOR BOLT CAP SCREW, RECESS�JLUSH. �4= ijl! . ❑=�—yid*-• e I�JJ a _CONC.. `_ ., .CONC. n at k.. �1-.IL-rya ► _ ._ G _ �.-�, naanl /. V _ - EXPANSION, MATERIAL AA SCALE 1 �/1101 � `-i ..... .:•.._: i _.:COMPACTED SUBGRADE 2 X 6 NAILER . el 2160 i o I o 1 0 o „ A .0 I , • . •A ,, A t�"'y i �I •� ( ` it a d"� ' r I - .;CAL E 1/2"- Ir O" 9� r ,-r rc n �• nr_nr� I 4 Fol 9 - SCREW SPACING - 1/4" DIA. - "-- PITCH DRAINAGE NOTCH TO OUTSIDE _GALV. SOCKET CAP SCREWS. Uz" Q \ 3X8 CLR. HRT. RDV1D. .RECESS FLUSH. to Nam, _�•3 - .�� - -- - 1 -2X4 SLT. HRT. - -• ---¢ = = ________-__===-=il I RDWD. W! 1/4 SPACING. - — - ' _CUT FROM 3X8 ._ 15"XI/2"ANCHOR BOLT CCU GOALE 1"=1'O" Q� " 1/4" OIA. CAP SCREWS , ALV., RECESS P z" _ 1_ i—z" _1 i' z FLUSH. 2X4 3X 8CUT FROM�� C_-._•-_r_.._,..______--:__...:_.:-, q::.�-...:_.._.__....___.._ 3X8 to o '...: SAND FIN. - i u CONC. Id 0_—OVERALL ,• _^ -%a GOALE I"=I'O" ' 2X4 SLT. HRT. RDV/D. W/ 1/4' SPACING. 1/4" DIA: GALV. SOCKET CAP SCREW. RECESS FLUSH. DRAINAGE NOTCH `I _i y{I�'^ -•?fit; :� AA �GOAL.E Ill =1' O" ;8 SLT. HRT. RDWD, X 1/2" ANCHOR BOLT _SA ND FIN. CONC. --FIN. GRADE PLANTINB-SOIL COMPACTED SUBGRADE u i 12, o" f SAND FIN. FIT :VERT. FORM • IT NI IBD. FIN. ...... i fill: ;�%1�1i'=.:`, ��'t/t;. , np :.ji�.'•li%jJ!/�•',y la I _ ,,: I --'•� _GALV. STL T BEAM _NOTE _... ~ =�" e U : II2 ANCHOR BOLT. �— ,�; . , , a, • •I II I. PAINT ALL EXPOSED === pal • '.c- to o f 11;'I,:��"• i ^ � If STEEL SURFACES FLAT BLACK il• I ' '.. 2.WELD ALL STEEL JOINTS. , le ` t• PAVING. AA S6ALL-r 1/2"=11 O" Iz' o" . COMPACTED . -� -- — — SUBGRADE EXPANSION MATERIAL =tT' 3X8 CLR HRT. I ,ice I I RDWD. _ 3X6 CLR.HRT i o RDWD. I I —I 2XG RDWD. =� 4 s � ii • � t1--I �i'�•— .I t !• I . 11-� 1� I �I I t I ..c'&ALG 3/£3"-1` 0" . .x ...•••"','"rya f �PLAITING��AREA,: gill .t r- n f —SAND FIN. —3° DIA. BRONZE A DRAIN. INLAID WHITE MOSAIC TILE HAWS H-3 FAUCET OR EQUAL". SAND FIN. e —VERY. FORA7'BD. FIN. —SIDES ONLY n 1/8° BRONZE DOOR 18" SQ. SCREWED _TO BRONZE FRAME, SET IN �,' i CONC. VT m • 0 NOTES - G)WATERPROOF INTERIOR OF PLANTERS TO WITHIN 3° OF TOP. USE 'SIKA-SEAL'-' TROWEL GRD. AS MFGR. BY SIKA. CHEMICAL CO. OR EQUAL. WALL AND BOTTOM REINFORCEMENT TO BE 4"X4" 3/3 GALV. W.M. PROVIDE 2 ILIFT HOOKS ON INTERIOR SIDE -OF OPPOSITE WALLS AT MIDDLE 1/3 OF PLANTER HEIGHT. 1/2" GALV. EYE BOLT CONC. f: TOP- SAND FINISH WATERPROOF SIDES - VERT. FORM BOARD FINISH MEMBRANE(j) RELIEVE CORNERS 1/4" RAD. , 214- 2° LAYER DRAIN ROCK ; .... AA REINFORCEMENT 02 -,•1/2° DIA. WEEP HOLES z' 6" ------ f.. Now j .. TOP —SAND FINISH _ ... . SIDES —VERT. FORM BOARD FINISH, RELIEVE CORNERS 1/4" RAD. WATERPROOF -MEMBRANE 1Q DEYL.12 LIFT HOOK 3Q DET'L 12, 2° LAYER DRAIN ROCK. (BY OTHERS) 1/2 DIA. WEEP HOLES i 1 Ic 4• N IY L - ^: W .IN nr i i e 4 A I REINFORCEMENT Q2 DET'L I? - .AA BB CONC, 00 B lV. C :tvi: °���� �---�— —j �I�'�'� is � • • I ,.. 3. 80ALo° DETAIL 13 i CONC. SAND. TO 2" FROM.TOP LIFT HOOK Q DET'L 12 TOP- SAND FINISH SIDE - VERT. FORM BD. FINISH RELIEVE CORNERS We RAD. i k • �a++ �I N � .♦ A REINFORCEMENT Q2 'DET'L. 12 A. _. 1/2". DIA. WEEP HOLES I C A o i r A �C/14 1"- 1' O" i CIGARETTE URN Dr- j. Ho CONC.. ..____..BRACKET. DETAIL I. _l 4" I„ SIDES - VERT. FORM I BD. FIN. tttt� —lT1/2: 41/2" .1 TOP - SAND FIN. ftELIEyE CORNERS 1/4 RAD. :....:REINF...Q.. DETIL 12, :. — CG I:1 � z•o Ia� .080" ;THICK ALUM —,- COVER, ANODIZED p ; DARK BRONZE. rJ ALUM. FRAME W/HOOKS FOR 7 _4 -1--f PLASTIC TRASH I 3" BAG. � +; ' 1/2" WEEP HOLES , DETAIL 210" of of 0 uCAL.M Irr= Ir On �r .c rl i AMA 6 "1 71% Ad!i, F �J rI Above is the symbol for Newport Center. This symbol can be used to identify any commercial development bordered by U. S. 101, MacArthur Boulevard, San Joaquin Hills Road and Jamboree Road. These two variations (a ten part and an eight part symbol) have been developed so that there is maximum flexibility for • uses of the symbol. When using a symbol on small items such as a match book, the eight part symbol should be used and for large identification as on signs, the ten part symbol should be used. • COLOR NO. 5161 COLOR NO.52H ---.- +- 4 r.+ COLOR NO 4111- — .—.. ✓ --- II i���p, �11 • V COLOR NO.5191 COLOR NO.5161 — COLOR N0.5211 COLOR NO.I111 COLOR NO. 5191 GLEN KILLIAN PRINTERS INKS A— COLOR NO. 1141 B - COLOR NO.5271 COLOR NO. 721 COLOR NO. f065 COLOR NO. 529 1 COLOR NO. 1025 COLOR NO. 721 COLOR NO, 1065 COLOR NO. 559 COLOR NO 1025 PLOCHERE COLOR SYSTEM A —COLOR NO. 57e B-COLOR NO. 1225 Above are two color selection charts to be referred to when reproducing either the Fashion Island symbol orthe Newport Center symbol. These charts are ac- cording to two nationally known color systems; one for paints and the other for printer's inks. Unless permission has been specifically granted by The Irvine Company Planning Department, all color reproduction of these two symbols shall appear according to the above chart. BC ErG HIJKLMN OPQRSTU VWXYZ & / •12345678 9 0 EMP M M[]*$ This is the typeface which The Irvine Company has had designed specifically for Newport Center. Whenever the words Newport Center occur, they are to exist in this typeface. A complete font was designed so that in addition to the words • Newport Center, other information could be included in this same type font. 0 FASHION ISLANli�D NEWPORT CENTER FASHION ISLAND NEWPORT CENTER FASHION IS D FASHION ISLAND NEWPORT CENTER Above are four variations of typeface, wording and symbol combinations. Although there are other lay -out possibilities, The Irvine Company requires the continual use of these typefaces when identifying Fashion Island or Newport Center. �• NEWPORT CENTER DEVELOPMENT STANDARDS I. PURPOSE AND INTENT The beautification and conservation of Newport Center to maintain a high quality commercial and financial center which will become one of the best in the nation. II. PLANNING STANDARDS A. Parking requirements in accordance with the requirements of the City of Newport Beach unless the use requires additional parking. B. Setback requirements -- see sector standard drawings. C. Building height limit requirements -- see sector standard drawings. D. Parking structure requirements -- in the initial stages of develop- ment, land area will exceed building area requirements. This will allow a lessee to lease enough land to accommodate his parking requirements with surface parking. As Newport Center grows, this land will not be able to meet everyone is. parking needs. At that time The Irvine Company reserves the right to take back parking and pro- vide, to the lessee, -the same amount of parking in structures. In sector two, however, structures might be required immediately because of limited site areas. Standards set for parking structures are as follows: 1. The maximum floor height above the ground floor level shall be three stories or thirty feet, whichever is less. This height also includes rooflines. 2. Where any part of a structure fronts on a street, it shall be set back a minimum of ten feet from the right of way line. The area between the structure and street right of way shall be landscaped in accordance with The Irvine Company's landscape standards. III. BUILDING STANDARDS A. All buildings shall have a uniform appearance in all elevations. B. All mechanical rooms shall be screened from sight in all directions. No mechanical duct work (T. V. antennae, etc.) shall be exposed on the roof. C. All transformers shall be enclosed. The enclosure wall shall match the exteri— or materials of the building. t• D. All trash and refuse shall be stored in a building within an area enclosed by a wall of at least six feet high, and shall match the exterior material of the building. E. Exterior service areas shall be screened by landscaping and by a masonry or concrete wall designed to be in character with the build- ing design. IV. IDENTIFICATION SIGNS V. CONSTRUCTION SIGNS VI. V II. LANDSCAPE REQUIREMENTS ARCHITECTURAL AND ENGINEERING REVIEW In order to assure every tenant of Newport Center that proper standards of development will be maintained to everyonets benefit, the practice of architectural and engineering review by The Irvine. Company has been established. The objectives are to encourage excellence in architecture and landscap- ing, to promote an image readily identifiable with quality development, and to maintain lasting values. l• The following shall be the drawing submittal procedure for Newport Center: A. Submittal #1 (Preliminaries) Drawings Required: 1. Plot Plan (scale 11, = 401 x 011) a. To show all property lines, setbacks, walkways, parking areas, service areas, transformer enclosures, adjacent existing buildings if any, etc. Z. Grading Plan (scale lit n 401-011) a. To include contours, finished grades, etc. 3. Roof Plan a. To show parapets, mechanical enclosures, etc. 4. Floor Plans a. To include all floors of the building, all accessory buildings, and parking garages, etc. 5. Exterior Elevations a. To include all exterior elevations of main walls, wing walls, etc, with heights and materials clearly indicated with colors and textures noted. • 6. Landscape Plan a. To include walls, trees, ground cover,' exterior lighting, exterior walkways (note color and material), exterior stairs, planters, etc. 7. Sign Drawings a. To include elevation and plan views and to show size (over- all dimensions), color, type and size of lettering, materials, and method of lighting. b. To show location of the sign on the building or in the park- way on Newport Center Drive. NOTE: Items 1, 2 and 3 above may be incorporated on the same drawing. B. Submittal #2 (Working drawings) 1. Drawings Required a. Working drawings to include all of the drawings noted in Plan Submittal #1 above with any revisions noted by The 4 Irvine Company approval letter for drawings of Submittal #1. b. Construction details. C. Exterior colors and finishes. d. Specifications. Two sets of drawings for Submittals #l,and #2 shall be forwarded to The Irvine Company for review. One set will be retained for The Irvine Com- panyls permanent file and one set will be returned to the architect or landscape architect with•comments. Additions or remodels to the building or its premises shall follow the above submittal procedure except that only the submission of working drawings need be submitted for review and approval. All architectural drawings shall be prepared by a licensed architect. All landscape drawings shall be prepared by a licensed landscape architect. The architect and landscape architect shall visit The Irvine Company's senior architect in charge of architecture and site planning before com- mencement of work. 11 I ��_ �'�, �� �_ fir► see 0 .30 100 W SCALE IN FEET: 'THE IRVINE COMPANY � SECTOR II [ i®; `m.,: .. N PARKING STUDY 0 SECTOR II STANDARDS The purpose of these standards is to supplement the general development standards with specific restrictions as they pertain to Sector II. They shall specifically apply to the Sector II standards drawing. The property lines between sites, as shown on the drawing, are not estab- lished. These will be set to meet the lessee's requirements. I. SETBACK RESTRICTIONS ON NEWPORT CENTER DRIVE A. The setbacks shown on the drawing shall apply to all floor levels of_- the building. `r _ B. The roof eave may project over the pedestrian walkway a maximum of 8t-011. II. SIDE YARDS A. All side yards shall conform to the minimum requirements of the City of Newport Beach except as stated in these standards, and as shown on this drawing. - B. At plaza areas on Newport Center Drive the maximum side yard shall be 401-0if from the property line for the first three stories of any building. C. The maximum side yard, where no plaza occurs between building sites, shall be 251-01, from the property line for the first three stories of any building. D. The minimum side yard (refer to drawing) shall be 151-011. A bridge may be built in this area for the purpose of connecting two parking structures. III. BUILDING HEIGHT RESTRICTIONS A. Buildings fronting on Newport Center Drive shall not be less than eight stories or 1001-0t, high, whichever is greater. This height shall be measured from the ground floor line. B. Buildings fronting on Santa Rosa Drive and Santa Cruz Drive shall not exceed two stories above the ground floor level. 1V. PEDESTRIAN WALKWAYS AND PLAZA AREAS A. A twenty foot (minimum) continuous pedestrian access way shall be provided by the lessee for the total width of each site. This access . way shall lie in the area shown on the drawing. It will provide ease of circulation from a parking area to all sites. B. A 15,-0it pedestrian walkway (refer to drawing) shall extend the full width of each site and shall be constructed by the lessee. It shall meet the Irvine Company's landscape requirements. This walkway may be interrupted by driveways (2 per site maximum). V. CENTRAL PARKING AREA VI. Parking spaces in the central parking area shall be leased on the basis of buildable site area*. The following formula shall be used to deter- mine'the number of parking spaces available for each site*: Total site area* available in sector Total number of spaces available - - Number of spaces per square foot of site area*. # Site area is based on buildable area which excludes pedestrian easements. DRIVEWAY EASEMENTS AND TURNAROUNDS A. A continuous driveway easement (refer to drawing) shall be devel- oped by the lessee for the total width of the site. Its purpose is to provide good access to each site. The minimum clear height shall be 81-011. B. Access drives and turnarounds (refer to drawing) shall be constructed by lessee for the purpose of giving good ingress and egress to each site as well as facilitating truck servicing and pedestrian drop-off. VII. ON -SITE PARKING A. Buildings fronting on Santa Cruz Drive, and San Joaquin Hills Road will be allowed, in addition to the central parking area, to have parking on each building site. The following restrictions for on - site parking are as follows: 1. All parking areas shall be screened so that they cannot be seen from the street. 2. Access to on -site parking shall be permitted only from the central parking area. 0 o so too tso SCALE IN FEET: I THE IRVINE COMPANY n SECTOR II STANDARDS 0 �@►�� !tom' 1�1'i 71 — ��• �1. .� Eil1illfGT�T Ite -— Mug /► r1a as No ao ao o� �.� ao n_l 13� an �� � 11 1 11 1 1 � �•��� APPROXIMATE BUILDI - AREA NEWPORT CENTER DRIYE BLDGS. 35•500 PARKING STRUCTURE..... 20 CARS/LE ONE -THREE STORY .S00 SQ. SURFACE PARKING ............. T4 CA NOTE BUILDINGS SHOWN ARE INTENDED TO BE ONLY DIAGRAMATIC " 0 SD 100 -LSD SCALE IN FEET: THE IRVTNE COMPANY SECTOR 111 PARKING STUDY ASECTOR III STANDARDS The purpose of these standards is to supplement the general development standards with specific restrictions as they pertain to Sector III. They shall specifically apply to the Sector III standards drawing. Property lines between sites will be set to meet the lessee's requirements. I. SETBACK RESTRICTIONS ON NEWPORT CENTER DRIVE A. The setbacks shown on the drawing shall apply to all floor levels of the building. B. The roof eave may project over the pedestrian walkway a maximum of 81-011. II. SIDE YARDS A. All side yards shall conform to the minimum requirements of the City of Newport Beach except as stated in these standards, and as shown on this drawing. B. At the plaza area on Newport Center Drive the maximum side yard shall be 401-011 from the propertyline for the first three stories of any building. III. BUILDING HEIGHT RESTRICTIONS A. Buildings fronting on Newport Center Drive shall not be less than eight stories or 1001-01, high whichever is greater. This height shall be measured from the ground floor line. B. Buildings fronting on Santa Rosa Drive, San Joaquin Hills Road, San Nicholas Drive and Avocado Avenue shall not exceed two stories above the ground level. IV. PEDESTRIAN WALKWAYS AND PLAZA AREAS A 151-01, pedestrian walkway (refer to drawing) shall extend the full width of each site and shall be constructed by the lessee. It shall meet the Irvine Company's landscape requirements. This walkway may be interrupted by driveways (2 per site maximum). V. CENTRAL PARKING AREA Parking spaces in the central parking area shall be leased on the basis of buildable site area*. The following formula shall be used to deter- mine the number of parking spaces available for each site*: �� Total site areal available in sector � numbe•r of spaces per square Total number of spaces available foot of site area VI. ON SITE PARKING A. Buildings fronting on San Joaquin Hills Road, Santa Rosa Drive, Avocado Avenue and, San Nicholas Drive will be allowed, in addition to the central parking area, to have parking on each building site. The folIowing restrictions for on -site parking are as follows: 1. All parking areas shall be screened so that they cannot be seen from the street. 2. Access to on -site parking shall be permitted only from the central parking area. M Site area is based on buildable area which excludes pedestrian easements. 1 •� BUILDING LINE --J \ / SAN JOAQUIN HILLS ROAD 4 \ PARKING AREA FOR NEWPORT \ \ CENTER ORITE %UILD INOS PEDESTRIAN ERSEMEMi (EE) BUILDING LINE --� LANDSCAPE AREA CONTINUOUS 30'DRIVE ---'—) CENTRAL PARKING AREA-(V) SIDEWALK — PARKWAY I _ SETBACK LINE �L IS PEDESTRIAN WALKWAY 1`\ CUR% I. SETBACK LINE --- E EASEMENT DRIVE HiCIIOLAs SAW 250' o so -Loo no SCALE IN FEET: THE IRVRgE COMPANY N � SECTOR III .::...: STANDARDS I I SAN ✓OAQU/N t -- C-------' ---- H/S� c ;;}N•e, 1 % �`11 • \ / \ / I ., � 1 ` Iry t° ------------ \; <. •... J- \i i : Rs r•v '- Ze __ ...--:____'J,.� ��';' `• t lti ` :�, :. `\„ . \ i - i'•' � <'. ;; -•r---F--_,': _._I:N.a a =. J r aeasT.ri. •i / :���, �F,` \\ 1\ � r, 1 ';i 'tyv r.l[ I \<,urvrr ems•• -- .t, 1 t—��--- ` \ /: �```i -so Loo uo SCALE IN FEET: THE IRVINE COMPANY SECTOR III ..;? " GRADING STUDY APPROXIMATE BUILDING AREA NEWPORT CENTER DRIVE BLOCS... 160,000 SQ.FT. PARKING STRUCTURE ............. 212 CARS ONE A TWO STORY BLOCS......... 90,730 SQ.FT. SURFACE PARKING (MAIN LOT) ...... 236 CARS SURFACE PARKING (SECONDARY LOT) ... 127 CARS NOTE BUILDINGS SHOWN ARE INTENDED TO BE 'ONLY DIAGRAMATIC O 'SO' --100 1S0 SCALE IN FEET: E%252!Zm-.� THE IRVINE COMPANY fN SECTOR IV . ........ PARKING STUDY • SECTOR IV STANDARDS The purpose of these standards is to supplement the general development standards with specific restrictions as they pertain to Sector IV. They shall specifically apply to the Sector IV standards drawing. Property lines between sites will be set to meet the lessee's requirements. I. SETBACK RESTRICTIONS ON NEWPORT CENTER DRIVE A. The setbacks shown on the drawing shall apply to all floor levels of the building. B. The roof eave may project over the pedestrian walkway a maximum of 81 -011. I1. SIDE YARDS A. All side yards shall conform to the minimum requirements of the City of Newport Beach except as stated in these standards, and as shown on this drawing. B. At the plazaarea on Newport Center Drive the maximum side yard ! shall be 401-01"from the.property line for the first three stories of any building. III. BUILDING HEIGHT RESTRICTIONS A. Buildings fronting on Newport Center Drive shall not be less than eight stories or 1001-Olt high whichever is greater. This height shall be measured from the ground floor line. B. Buildings fronting on San Miguel Drive, Avocado Avenue, and San Nicholas Drive shall not exceed two stories above the ground level. IV. PEDESTRIAN WALKWAYS AND PLAZA AREAS A 151-011 pedestrian walkway (refer to drawing) shall extend the full width of each site and shall be constructed by the lessee. It shall meet the Irvine Company's landscape requirements. This walkway may be inter-' rupted by driveways (Z per site maximum). V. CENTRAL PARKING AREA Parking spaces in the central parking area shall be leased on the basis of buildable site area*. The following formula shall be used to deter- mine the number of parking spaces available for each site*: • Total site area* available in sector n number of spaces per square Total number of spaces available foot of site area VI. ON SITE PARKING A. Buildings fronting on San Miguel Drive, Avocado Avenue and San Nicholas Drive will be allowed, in addition to the central parking area, to have parking on each building site. The following re- strictions for on -site parking are as follows: 1. All parking areas shall be- screened so that they cannot be seen from the street. 2. Access to on -site parking shall be permitted only from the central parking area. Site area is based on buildable area which excludes pedestrian easements. (01 C SO J 1S- PEDSTRIAN EASEMENT f/ (LOCATION TO RE DETERMINED) t \� s � 0: � N'RE! LANDSCAPE AREA L CONTINUOUS IS- PEDESTRIAN EASEMENT )IY) --�T L-BUILDING c ) PARKING AREA OR NEWPORT CENTER DRIVE BUILDINGS r$'PEDESTRIAN EASEMENT / ('LOCATION TO BE DETERMINED) / SAN ' 4/CODE O�Et[ SUILDINC SITE 11�{T�I BE DEVELOPED p17N ON SITE t�R[INC LANDSCAPE A16: 0 0 c 71 O SO '100 LSO SCALE IN iEETZ rQMSM-C=='0 TM IRVINE COMPANY 'SECTOR IV "..:.O STANDARDS r�d��TRtArb �YAI.f�•�Yb.Y s N• VI Mf XINC* At«A Mugf �St.CRT i'Ai�KING ADJACANT TO 5TUC T I