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Home My WebLink AboutPA2021-296_20211210_Water Demand Report_12-2021WATER DEMAND REPORT THE RITZ-CARLTON RESIDENCES NEWPORT BEACH Newport Beach, California Prepared for Newport Center Hotel, LLC 4901 Birch Street Newport Beach, CA 92660 949.838.1274 Prepared By: Fuscoe Engineering, Inc. 16795 Von Karman, Suite 100 Irvine, California 92606 949.474.1960 www.fuscoe.com Project Manager: Oriana Slasor, P.E. Date Prepared: December 2021 PA2021-296 WATER DEMAND REPORT THE RITZ-CARLTON RESIDENCES NEWPORT BEACH NEWPOR T BEACH, CA December 2021 WATER DEMAND REPORT THE RITZ-CARLTON RESIDENCES NEWPORT BEACH NEWPORT BEACH, CA December 2021 WATER DEMAND REPORT THE RITZ-CARLTON RESIDENCES NEWPORT BEACH NEWPORT BEACH, CA December 2021 1112-008-02 1112-008-02 1112-008-02 PA2021-296 WATER DEMAND REPORT December 2021 Newport Center Hotel, LLC The Ritz-Carlton Residences, Newport Beach Table of Contents 1.0 INTRODUCTION 1 1.1 Purpose of Study 1 1.2 Site Description 1 1.3 Existing Water Facilities 2 1.4 Proposed Development 2 2.0 METHODOLOGY AND WATER DEMAND ESTIMATES 3 3.0 FIRE FLOW CALCULATIONS 3 4.0 PROPOSED WATER IMPROVEMENTS 4 5.0 CONCLUSION 4 6.0 APPENDICES 4 Appendix 1 Project Information Appendix 2 Water GIS Map & Waterline As-Built Appendix 3 Fire Hydrant Test Results Appendix 4 Excerpt from City of Newport Beach Water Supply Assessment Appendix 5 IRWD Design Criteria Appendix 6 Water Demand Calculations Appendix 7 City of Newport Beach Fire Flow Guidelines Appendix 8 Fire Flow Calculations PA2021-296 WATER DEMAND REPORT December 2021 Newport Center Hotel, LLC 1 The Ritz-Carlton Residences, Newport Beach 1.0 INTRODUCTION 1.1 PURPOSE OF STUDY The purpose of this study is to calculate the domestic water demand and fire suppression flow requirements for the proposed Ritz-Carlton Residences project, located in the City of Newport Beach, California. The water demand estimates that are presented in this report will aid with the water supply analyses. The fire flow calculations will provide information that will determine if the available fire hydrants are sufficient to provide fire suppression flows to the proposed building, or if additional fire hydrants will be required. 1.2 SITE DESCRIPTION The Newport Beach Marriott Hotel & Spa project site encompasses a total area of approximately 9.53 acres, and is located in the City of Newport Beach. The existing site consists of the hotel & spa with 532 hotel rooms, along with associated parking. The Ritz-Carlton Residences project is in the southerly portion of the property and will encompass 3.95 acres of the total area. Adjacent land uses include other commercial development to the east, a golf course (Newport Beach Country Club) to the west, and residential property to the north and south. The site is located westerly of the intersection of Newport Center Drive and Santa Barbara Drive. Project information along with the Vesting Tentative Tract Map are included as Appendix 1 of this report. A Vicinity Map is shown below. Vicinity Map PA2021-296 WATER DEMAND REPORT December 2021 Newport Center Hotel, LLC 2 The Ritz-Carlton Residences, Newport Beach 1.3 EXISTING WATER FACILITIES Water for domestic service and fire protection is provided to the property by the City of Newport Beach. The City of Newport Beach Water GIS Map and Waterline As-Builts are included in the report as Appendix 2, and show an existing 12” ACP waterline and 2 fire hydrants fronting the project along Newport Center Drive. Fire hydrant #1326 was tested for static and residual pressures and fire hydrant #1325 was tested for flow. The results are summarized below:  Flow FH #1325 test results: · Observed flow: 1,300 gpm · Calculated flow @ 20 psi: 4,507 gpm  Static FH #1326 test results: · Static Pressure: 120 psi · Residual Pressure: 110 psi @ 1,300 gpm The fire hydrant flow test results are included in this report as Appendix 3. Based on the City’s GIS mapping system, there are no existing recycled water lines in the vicinity of the project. 1.4 PROPOSED DEVELOPMENT The proposed project development will consist of demolition of one of the existing hotel buildings and construction of a new building. The proposed building will be in the southerly portion of the project site and will consist of 159 hotel-branded residences and 5 levels of subterranean parking. Construction of 35,000 square feet of amenity space is included in the proposed development. A Project Description, prepared by CAA Planning, and an email correspondence from MVE Architects (Appendix 1) describe the construction type, quantity of proposed hotel-branded residences, the number of existing hotel rooms that will remain, and the square footage of proposed amenity space. The proposed unit type and count will be as follows: Type Qty. 1 Bed 26 2 Bed 112 3 Bed 18 4 Bed 2 5 Bed 1 Hotel Room (Remaining from Existing Conditions) 373 Total 532 PA2021-296 WATER DEMAND REPORT December 2021 Newport Center Hotel, LLC 3 The Ritz-Carlton Residences, Newport Beach 2.0 METHODOLOGY AND WATER DEMAND ESTIMATES The proposed water demand is associated with the proposed development provided by MVE Architects (See Appendix 1). The water demand calculations account for the existing hotel rooms that will be remaining and the proposed hotel-branded residences. The calculations are based on the City of Newport Beach Water Supply Assessment (WSA), dated June 13, 2012. For water demand of the proposed amenity area, factors provided by the Irvine Ranch Water District (IRWD) were used. The water demand from the amenity space was then added to the water demand for the proposed hotel-branded residences and remaining existing hotel rooms. (See Appendix 4 for Excerpt from WSA, Appendix 5 for IRWD Design Criteria, and Appendix 6 for Water Demand Calculations.) Below are the criteria that were used for the water demand calculations. · Average Daily Flow: 228.1 gallons per capita per day (gpcd) (WSA) · Average Persons per Dwelling Unit: 2.19 (WSA) · Average Persons per Hotel Room: 1 (WSA) · Average Daily Flow (Hotel Rooms): 60 gallons/day/unit (WSA) · Average Daily Flow (Recreation): 60 gallons/ksf/day (IRWD) The estimated water demand is summarized below: · Existing Condition: 136 acre-feet/year · Proposed Condition: 187 acre-feet/year · Net New Water Demand: 51 acre-feet/year 3.0 FIRE FLOW CALCULATIONS The fire flow calculations were prepared using the proposed building areas & types (Appendix 1), and in accordance with City of Newport Beach Guideline B.0.1 – Determination of Fire Flow (Appendix 7). Since the buildings will be fully sprinklered, a 50% reduction has been applied, and is reflected in the results below. In addition, in accordance with the City of Newport Beach Guidelines, the minimum fire flow shall be 1,500 gpm @ 20 psi. The results of the fire flow calculations for the Ritz-Carlton Residences are as follows: · 162,105 square feet (Type I-A) using the maximum 3 successive floors per California Fire Code · Required Fire Flow: 2,125 gpm @ 20 psi · 2 Hydrants @ 450 feet apart The fire flow calculations are included in Appendix 8. PA2021-296 WATER DEMAND REPORT December 2021 Newport Center Hotel, LLC 4 The Ritz-Carlton Residences, Newport Beach 4.0 PROPOSED WATER IMPROVEMENTS The proposed water and fire service connections will be to the existing 12” ACP water line in Newport Center Drive. Based on the results of the fire flow analyses, it appears that no additional hydrants will be required. 5.0 CONCLUSION The locations of the proposed service lines will be as follows: · Existing 12” ACP in Newport Center Dr: Proposed domestic service lines The existing water demand for the project site is 136 acre-feet/year. The proposed water demand is 187 acre-feet/year, which means, the development of the Ritz-Carlton Residences will result in net new water demand of 51 acre-feet/year. No additional fire hydrants are anticipated to be required. 6.0 APPENDICES Appendix 1 Project Information Appendix 2 Water GIS Map & Waterline As-Built Appendix 3 Fire Hydrant Test Results Appendix 4 Design Criteria Appendix 5 Excerpt from City of Newport Beach Water Supply Assessment Appendix 6 Water Demand Calculations Appendix 7 City of Newport Beach Fire Flow Criteria Appendix 8 Fire Flow Calculations PA2021-296 Newport Center Hotel, LLC The Ritz-Carlton Residences, Newport Beach Appendix 1 Project Information PA2021-296 LOT 1 LOT 2 NEWPORT CENT E R D R I V E SANTA BARBARA DRIVECL CLBASIS OF BEARINGS BENCH MARK CIVIL ENGINEER OWNER SITE ADDRESS LEGAL DESCRIPTION FLOOD ZONE GENERAL NOTES EXISTING EASEMENTS VESTING TENTATIVE TRACT MAP NO. 19222 FOR CONDOMINIUM PURPOSES CITY OF NEWPORT BEACH AREAS VESTING TENTATIVE TRACT MAP NO. 19222 IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA FOR CONDOMINIUM PURPOSES LEGEND NTS GNIREENEIGN f u l l c i r c l e t h i n k i n g PA2021-296 1 Susan Williams From:Pieter Berger <pberger@mve-architects.com> Sent:Wednesday, September 15, 2021 3:26 PM To:Susan Williams; Oriana Slasor Cc:01112-008@fuscoe.tonicdm.com Subject:RE: Newport Beach View Analysis Categories:01112-008 NB Marriot, Filed in TonicDM The construction is all going be Type IA. The mix is still very much being debated however it currently stands as follows: 1BR 26DU 2BR 112 DU 3BR 18 DU 4BR 2 5BR 1 TOTAL 159 DU There is no commercial program for the project. However the amenity program is substantial and is roughly 35,000 SF. Still all conceptual but this will include: Club Rooms, Fitness, Spa, Lockers, Private Meeting Rooms, Kitchen Area, Viewing Terrace, Etc. I am not sure how many keys are being demolished. Kevin Martin from Lyon should be able to provide that information. Hope this helps. Thank you. Pieter Berger Senior Associate Partner www.mve-architects.com From: Susan Williams <SWilliams@fuscoe.com> Sent: Wednesday, September 15, 2021 3:13 PM To: Pieter Berger <pberger@mve-architects.com>; Oriana Slasor <oslasor@fuscoe.com> Cc: 01112-008@fuscoe.tonicdm.com Subject: RE: Newport Beach View Analysis Hello Pieter, Thank you for sending. We are preparing sewer capacity and water demand studies, the calculations of which include construction building types, residential unit mix, along with commercial square footages. Do you have this information at this time? Also if the number of hotel rooms that will be demolished is known, would you please also send that information? Thank you, Sue (714) 642-7510 PA2021-296 Hotel Branded Residences at Newport Beach Marriott Project Description Proposed Hotel Branded Residences … The new 21-story structure will accommodate up to 159 hotel-branded residences, representing 30% of the total units at the Newport Beach Marriott Resort Hotel. The total units at the Newport Beach Marriott Resort Hotel will remain unchanged at 532, with 373 traditional hotel rooms and up to 159 hotel-branded residences. … The Ritz-Carlton Residences, Newport Beach Project Description Proposed Ritz-Carlton Residences PA2021-296 Newport Center Hotel, LLC The Ritz-Carlton Residences, Newport Beach Appendix 2 Water GIS Map & Waterline As-Built PA2021-296 Feet Every reasonable effort has been made to assure the accuracy of the data provided, however, The City of Newport Beach and its employees and agents disclaim any and all responsibility from or relating to any results obtained in its use. Disclaimer: 7/29/2021 0 400200 PROJECT SITE FH #1 FH #2 PA2021-296 PROJECT SITEFH #1FH #2PA2021-296 Newport Center Hotel, LLC The Ritz-Carlton Residences, Newport Beach Appendix 3 Fire Hydrant Test Results PA2021-296 CITY OF NEWPORT BEACH UTILITIES DEPARTMENT FIRE HYDRANT FLOW TEST AMOUNT PAID:$449.00 DATE:09/28/2021 CHECK NO:TIME:6:00 AM TEST NO:WEATHER:CLOUDY PROJECT: PROJECT LOCATION:900 NEWPORT CENTER DR TEST CONDUCTED FOR:SUE WILLIAMS FUSCOE ENGINEERING TEST PERFORMED BY:AMAN, AUGER TEST WITNESSED BY: FIELD OBSERVATIONS AND FLOW DATA STATIC HYDRANT # : 1326 LOCATION: 900 NEWPORT CENTER DR F/H MANUFACTURER: JONES NUMBER & SIZE OF OUTLETS: 2- 2.5" / 1- 4" STATIC PRESSURE, ( Ps , psi), PRE-FLOW:120 RESIDUAL PRESSURE, (Pr , psi) FLOWING:110 FLOW HYDRANT # : 1325 LOCATION: 900 NEWPORT CENTER DR F/H MANUFACTURER:JONES NUMBER & SIZE OF OUTLETS:2-2.5" / 1-4" STATIC PRESSURE, PRE-FLOW (INFO ONLY, NOT FOR TEST CALCS) : F/H OUTLET SIZE ( 2.5 or 4.0):2.5 (d, inches) FLOW LOSS COEFFICIENT - TUBE C=1.0 / BUTT C=0.9 0.9 PITOT GAUGE READING ( p, psi ):60 OBSERVED FLOW: THE OBSERVED FLOW FROM A HYDRANT OUTLET IS CALCULATED FROM THE FOLLOWING EQUATION: WHERE; Q IS THE OBSERVED FLOW IN GPM; d IS THE OUTLET DIAMETER IN INCHES; p IS THE PITOT GAUGE PRESSURE IN PSI; AND C IS THE FLOW LOSS COEFFICIENT ( C = 1.0 FOR FLOW TUBES AND C = 0.9 FOR BUTT FLOW READINGS ). OBSERVED FLOW (Qs, gpm):1300 GPM DISCHARGE CALCS: THE DISCHARGE FOR A GIVEN FIRE HYDRANT CAN BE DETERMINED FROM THE FOLLOWING EQUATION USING THE INITIAL ( STATIC ) WATER PRESSURE AND THE RESIDUAL ( DYNAMIC ) WATER PRESSURE: WHERE; Q ( STATIC OR RESIDUAL ) IS THE FLOW IN GPM; AND P ( STATIC OR RESIDUAL ) IS THE PRESSURE IN PSI. NOTE: A 10 PSI DROP IS REQUIRED FOR VALID TEST! CALCULATED FLOW AT 20 psi (Qr, gpm):4507 GPM Q s =29.83 Cd 2( )p2 Q r =Q s Ps -20 Ps -Pr æçè ö÷ø 0.54 PA2021-296 Newport Center Hotel, LLC The Ritz-Carlton Residences, Newport Beach Appendix 4 Excerpt from City of Newport Beach Water Supply Assessment (WSA) PA2021-296 PA2021-296 PA2021-296 PA2021-296 Newport Center Hotel, LLC The Ritz-Carlton Residences, Newport Beach Appendix 5 IRWD Design Criteria PA2021-296 PA2021-296 Newport Center Hotel, LLC The Ritz-Carlton Residences, Newport Beach Appendix 6 Water Demand Calculations PA2021-296 Hotel Branded Residences at Newport Beach Marriott Nov-21 Water Demand Proposed Condition (Hotel Branded Residences)Daily Average Annual Water Land Use Number Avg Daily Flow Avg Persons Demand Demand Of Units (gpcd) *Per DU (gpd)ac-ft/year Residences 159 228.1 2.19 79,427 89.0 Hotel Rooms 373 228.1 1 85,081 95.3 * 228.1 gpcd is representative of residential use per City of Newport Beach WSA (See Appendix 4) gpcd = gallons per capita (person) per day Proposed Amenities Avg Water Annual Water Avg Daily Flow Demand Demand Size (SF) (gal/ksf/day or Gal/Ac/Day)**(gpd) ac-ft/year 35,000 60 2,100 2.4 **Avg Daily Flow Per IRWD Water Resources Master Plan (See Appendix 5) Total Proposed Condition Water Demand 187 ac-ft/yr Existing Condition Hotel Rooms Avg Water Annual Water Demand Demand (gpcd) *Per DU (gpd)ac-ft/year Hotel 532 228.1 1 121,349 136 * 228.1 gpcd is representative of hotel use per City of Newport Beach WSA (See Appendix 4)Net New Water gpcd = gallons per capita (person) per day 51 ac-ft/yr Avg Persons Amenties Land Use Land Use Number of Rooms Avg Daily Flow The Ritz-Carlton Residences Newport Beach Dec 2021 PA2021-296 Newport Center Hotel, LLC The Ritz-Carlton Residences, Newport Beach Appendix 7 City of Newport Beach Fire Flow Guidelines PA2021-296 CITY OF NEWPORT BEACH COMMUNITY DEVELOPMENT DEPARTMENT LIFE SAFETY SERVICES GUIDELINES AND STANDARDS B.01- Determination of Required Fire Flow Pages 1 of 3 Revised: 03-04-08, 04-27-16, 07-13-16 LIFE SAFETY SERVICES GUIDELINE B.01 - Determination of Required Fire Flow B.01.1 PURPOSE The purpose of this guideline is to provide assistance to architects, builders and engineers in determining the adequate fire flow requirements for buildings and complexes. This guideline is in accordance with the California Fire Code, Appendix B and Appendix C. B.01.2 SCOPE All buildings built within the City of Newport Beach are required to comply with the California Fire Code Appendix B, Fire Flow Requirements for Buildings and Appendix C, Fire Hydrant Locations and Distribution. B.01.3 PROCEDURE Determine the total square footage of all floor levels: Line 1 _______________________sq. ft. Determine the type of Construction: Line 2 ____________________________ Using Table B105.1, determine the fire flow. (If the building has full sprinkler system, deduct 50%) Line 3 _______________________ gpm. 1, 2 Using Table C105.1, use the determined fire flow from line 3 to determine the required number of fire hydrants required and their spacing: Line 4 _______Hydrants_______ft. apart. Existing fire hydrants on public streets within 500‘of the building are allowed to be considered as available. The aggregate flow from existing hydrants, at no less than 20 pounds residual pressure, may be credited toward the total flow required. Existing hydrants on adjacent property may not be considered unless the hydrant and main are owned by a public water company or public utility and the road serving those hydrants is of appropriate construction and width. An easement for the roadway must be recorded. PA2021-296 B.01- Determination of Required Fire Flow Pages 2 of 3 Revised: 03-04-08, 04-27-16, 07-13-16 LIFE SAFETY SERVICES New hydrants shall provide a minimum flow of 1250 gpm at 20 pounds residual pressure. 1. The fire sprinkler demand is permitted to be included within this value as long as the sprinkler demand does not exceed the minimum required fire flow. 2. Thee minimum fire flow shall not be less than 1500 gpm. PA2021-296 B.01- Determination of Required Fire Flow Pages 3 of 3 Revised: 03-04-08, 04-27-16, 07-13-16 LIFE SAFETY SERVICES PA2021-296 PA2021-296 PA2021-296 PA2021-296 Newport Center Hotel, LLC The Ritz-Carlton Residences, Newport Beach Appendix 8 Fire Flow Calculations PA2021-296 CITY OF NEWPORT BEACH COMMUNITY DEVELOPMENT DEPARTMENT LIFE SAFETY SERVICES GUIDELINES AND STANDARDS B.01- Determination of Required Fire Flow Pages 1 of 3 Revised: 03-04-08, 04-27-16, 07-13-16 LIFE SAFETY SERVICES GUIDELINE B.01 - Determination of Required Fire Flow B.01.1 PURPOSE The purpose of this guideline is to provide assistance to architects, builders and engineers in determining the adequate fire flow requirements for buildings and complexes. This guideline is in accordance with the California Fire Code, Appendix B and Appendix C. B.01.2 SCOPE All buildings built within the City of Newport Beach are required to comply with the California Fire Code Appendix B, Fire Flow Requirements for Buildings and Appendix C, Fire Hydrant Locations and Distribution. B.01.3 PROCEDURE Determine the total square footage of all floor levels: Line 1 _______________________sq. ft. Determine the type of Construction: Line 2 ____________________________ Using Table B105.1, determine the fire flow. (If the building has full sprinkler system, deduct 50%) Line 3 _______________________ gpm. 1, 2 Using Table C105.1, use the determined fire flow from line 3 to determine the required number of fire hydrants required and their spacing: Line 4 _______Hydrants_______ft. apart. Existing fire hydrants on public streets within 500‘of the building are allowed to be considered as available. The aggregate flow from existing hydrants, at no less than 20 pounds residual pressure, may be credited toward the total flow required. Existing hydrants on adjacent property may not be considered unless the hydrant and main are owned by a public water company or public utility and the road serving those hydrants is of appropriate construction and width. An easement for the roadway must be recorded. The Ritz-Carlton Residences, Newport Beach 162,105 (max 3 floors Type 1A construction) Entire building is Type 1A construction. 1A 2,125 2 450 PA2021-296 B.01- Determination of Required Fire Flow Pages 2 of 3 Revised: 03-04-08, 04-27-16, 07-13-16 LIFE SAFETY SERVICES New hydrants shall provide a minimum flow of 1250 gpm at 20 pounds residual pressure. 1. The fire sprinkler demand is permitted to be included within this value as long as the sprinkler demand does not exceed the minimum required fire flow. 2. Thee minimum fire flow shall not be less than 1500 gpm. 50% of 4,250 gpm = 2,125 gpm PA2021-296 B.01- Determination of Required Fire Flow Pages 3 of 3 Revised: 03-04-08, 04-27-16, 07-13-16 LIFE SAFETY SERVICES PA2021-296