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HomeMy WebLinkAboutSuperior Avenue, 592 - City Corporation YardNovember 9, 1970 NOV y 1970 TO: CITY COUNCIL By the CITY COUNCIL CITY o= r,. EACH �— ��•� FROM: Public Works Department SUBJECT: SOIL AND GEOLOGIC INVESTIGATION AT CORPORATION YARD RECOMMENDATIONS: Accept the report and order it filed. DISCUSSION: The firm of W. A. Wahler and Associates has completed an investigation of soils conditions at the corporation yard. The cost was $30800. The information is basic and will be of value regardless of whether the property is disposed of or retained by the city. A total of 15 copies of the report were delivered under the contract. It is requested that any Councilman not desiring to keep his copy of the report return it to the Public Works Director for further use by the city. eph T Devlin lic W rks Director /ldg • • V•: W.A. WAHlE6 & ASSOCIATES SOIL AND GEOLOGIC INVESTIGATION For CITY OF NEWPORT BEACH CORPORATION YARD NEWPORT BEACH, CALIFORNIA To City of Newport Beach 3300 Newport Boulevard Newport Beach, California August 1970 2007 Quail Street, Newport Beach, California 0 TABLE OF CONTENTS TITLE PAGE TABLE OF CONTENTS INTRODUCTION PURPOSE AND SCOPE LOCATION AND SITE DESCRIPTION Surface Conditions Subsurface Conditions 1. Geologic Setting 2. Site Materials DISCUSSION Rubbish Fill 1. Extent and Distribution 2. Potential Future Settlement Earth Fill Terrace Deposits Groundwater CONCLUSIONS AND RECOMMENDATIONS DISCUSSION OF CONCLUSIONS AND RECOMMENDATIONS Site Development 1. Removal 2. Grouting 3. Pre - loading 4. Deep Foundations Pipelines Pavement Corrosivity LIMITATIONS FIGURE 1 - EARTH & RUBBISH FILL THICKNESS MAP FIGURE 2 - ORIGINAL GROUND TOPOGRAPHY MAP FIGURE 3 - CROSS SECTIONS APPENDIX A - FIELD INVESTIGATION Key to Soil Exploration Logs Drill Hole Logs Drill Hole Summary Test Pit Logs APPENDIX B - LABORATORY TESTING W.A. WAHIEH & ASSOCIATES Project 0537 0 August 1970 Page No. i 1 1 2 2 2 2 2 4 4 4 5 6 6 6 7 8 8 8 9 10 10 10 10 11 12 A -1 B -1 i 1 ! • ' SOIL AND GEOLOGIC INVESTIGATION CITY OF NEWPORT BEACH CORPORATION YARD ' NEWPORT BEACH, CALIFORNIA ' INTRODUCTION This report presents the results of our soil and geologic investigation at ' the City of Newport Beach Corporation Yard, 592 Superior Avenue, Newport Beach, California. The investigation has been conducted solely to assist the City of Newport Beach in evaluating the future use of the 8.2 -acre Corporation Yard parcel. ' This investigation was conducted for the City of Newport Beach in accordance with our Agreement for Professional Services, dated July 22, 1970, and in ' cooperation with the Department of Public Works, supplemented by information from the General Services staff at the site. ' PURPOSE AND SCOPE ' The purpose of this soil and geologic investigation of site conditions is to evaluate their importance to future site development. The general surface and subsurface conditions have been explored from a feasibility of use standpoint; ' that is, the detailed data obtained from scattered excavations has been projected to unexplored areas in order to estimate the range of site conditions and ' interpret their significance to site development. ' The scope of our participation on this project has consisted of: a review of available data obtained from the City (report and map from the Office of ' the City Manager, "Municipal Corporation Yard Needs ", dated May 11, 1970) and data in our files; examination of aerial photographs dated 1927, 1931, 1945, and 1964; coordination of our subusrface exploration program with the staff of ' the General Services Department; surface inspection and subsurface exploration with bucket -auger drill rig and backhoe; sampling materials representative ' of those encountered; laboratory testing of selected undisturbed samples to determine their physical properties; analysis of the field and laboratory ' data; and report preparation. ' W.A. WAHEEH & ASSOCIATES Project 0537 August 1970 1 1 • 0 Specific building foundation design criteria of a soil and geologic nature are not included in this report, since such design recommendations must be formulated on the basis of detailed investigations that take into account the interrelationship between a particular structure and the supporting subgrade. Because of the potential for marked local variation in site materials, additional borings, sampling, and testing would be required for ' future design of buildings or pavements. ' LOCATION AND SITE DESCRIPTION The Newport Beach Corporation Yard, located at 592 Superior Avenue, is bounded by Superior Avenue on the northwest, Explorer Way (a private street) ' on the southwest, and Newport Boulevard on the southeast. The Newport Beach - Costa Mesa City Limits form the northeast boundary of the Corporation Yard. ' The overall dimensions of the Corporation Yard property are approximately 480 by 800 feet, encompassing an area of 8.174 acres. tSurface Conditions - The site drainage is southeasterly to storm drains along t Newport Boulevard. Elevations range from 96 to 59 feet; indicating a total difference of about 35 feet on the site. Eucalyptus trees, reportedly planted t between 1915 and 1920, are present along much of the perimeter of the property. The locations of most of the existing improvements as related to natural ground and fill are shown on Figures 1, 2, and 3. t Subsurface Conditions t1. Geologic Setting - The project area lies in the southern portion of the Los Angeles Basin and is underlain by FILL, ALLUVIUM (Terrace Deposits), and (at considerable depth) BEDROCK. The alluvial sediments consist of sands and silty sands overlying clays and silty clays. The bedrock underlying the t site was not encountered in any of the exploratory drill holes; however, regional data indicates it is the Monterey Formation. Free groundwater was encountered in several drill holes at elevations tranging from 44 to 57 feet above sea level. 2. Site Materials - Man -made FILL, and ALLUVIUM, considered both marine tand non - marine terrace deposits, are the two major categories of materials encountered. The FILL is divided into: 1) EARTH FILL which, in general, W.A. WAKIR & ASSOCIATES Project 0537 August 1970 2 ' 0 9 ' is free of rubbish and appears to have been placed with some compactive effort, and 2) RUBBISH FILL, which consists predominantly of uncompacted ' refuse deposits. a. Earth Fill - The EARTH FILL was observed directly under the asphaltic tconcrete pavement in drill holes, 1, 2, 3, 4, 11, 13, 14, 17, 18, and 19, and also in drill holes 7, 15, and 16. The EARTH FILL generally consists of sand ' and silty sand,, is free of rubbish or deleterious material, and is medium dense. In drill holes 1, 11, and 15, the EARTH FILL is immediately underlain ' by ALLUVIUM (Terrace Deposits); in drill holes 2, 3, 4, 6, 13, 14, 16, 17, 18, and 19, it is underlain by RUBBISH FILL. This EARTH FILL was probably not compacted to modern standards. ' b. Rubbish Fill - The RUBBISH FILL was encountered in all drill holes except holes 1, 11, and 15, and in all backhoe test pits except pits 2, 6, 7, 9, and 12. The composition of the RUBBISH FILL varies considerably from one location to another. Detailed descriptions of its composition and physical tproperties are included on the drill hole and test pit logs - Appendix A. The RUBBISH FILL was observed to consist of: 1) beach cleanings, 2) sand and silty sand with scattered pieces of concrete and asphaltic concrete, and 3) general domestic, municipal, and industrial rubbish (much of which was burned before burial). ' The maximum observed thickness of the RUBBISH FILL was 15.5 feet in hole 5, and the maximum observed total thickness of both RUBBISH FILL and EARTH FILL ' was 21 feet in hole 18. As noted in the logs, the overall composition of the RUBBISH FILL varied ' from 5 percent to 40 percent rubbish, with the remainder being admixed sand and silty sand. However, the RUBBISH FILL locally consisted of layers from ' four to fourteen feet thick of essentially pure rubbish, which in many instances contains significant amounts of unburned organic material and has up to one- third of its volume occupied by voids. In several drill holes and backhoe pits extensive caving developed, as noted in the logs. When drill holes 6, 17, and 18 were backfilled, the excavated materials were not enough to fill them and one to four feet of backfill at the top of the holes had to be obtained from other sources. ' c. Alluvium - The nonmarine terrace deposits of the ALLUVIUM consist of clayey sand, silty sand, and sandy clay in thin - bedded to massive form. These ' materials are generally slightly damp, and medium dense. W.R. WAHIEH & ASSOCIATES Project 0537 August 1970 3 ' 0 9 The marine terrace deposits of the ALLUVIUM consist of sand and silty sand, and scattered shells, where observed in drill holes. Drill hole 3 ' penetrated this sequence and bottomed in a unit of interbedded sandy silt and silty clay. The groundwater table, where observed, generally occurs within the marine terrace deposits. Above the groundwater table the marine terrace deposits vary from slightly damp to very moist. Below the groundwater table, the nonmarine terrace deposits caved extensively in the drill holes, causing termination of the borings near the groundwater table. DISCUSSION Rubbish Fill - The RUBBISH FILL, for purposes of this investigation, is ' defined as any fill on the site containing an estimated three percent (or more) by volume of man -made debris. In general, the RUBBISH FILL is 30 to 40 percent rubbish and the remainder is silty sand. The character of the RUBBISH FILL is inconsistent; in some areas the silty sand and the rubbish ' are well mixed with the silty sand filling the voids in the rubbish, but in nearly all drill holes and pits some areas of nearly pure rubbish with high void content (up to 30 percent by volume) were observed. These pure rubbish layers were up to four feet thick, and generally found in the lower.portions of the RUBBISH FILL. The decomposable volume of the rubbish is estimated at one - fourth of the total rubbish. On decomposition, the organic material undergoes a net volume decrease. The existing voids and those produced by decomposition of organic matter constitute the major source of potential settlement of the RUBBISH FILL. Migration of materials by gravity or aided by seepage can cause severe settle- ment. Additional potential settlement may result from the poor compaction of the silty sand matrix. ' 1. Extent and Distribution - Figure 1 is an interpretative drawing which shows the probable extent and distribution of fill on the site by means tof isopachs, which are lines connecting points of equal fill thickness. As drawn, the fill thickness indicated the approximate composite fill thickness for both the RUBBISH FILL and EARTH FILL. The approximate limits of the ' RUBBISH FILL are shown, based on an average thickness of three feet of EARTH FILL over the RUBBISH FILL. ' ' W.A. WARER & ASSOCIATES Project 0537 August 1970 4 The geologic cross sections, Figures 3A and 3B, illustrate the probable vertical distribution of the RUBBISH FILL. The fill thickness map and the cross sections were constructed using drill hole and backhoe pit data as control points, and interpolating between these excavations with the aid of aerial photographs and topographic maps. Future construction of critical structures would require finer definition of fills. The gully, which was filled with rubbish during the period from the early 1900's to the late 1940's, is depicted on the cross sections, and also on Figure 2, which shows the interpreted topography of the ground surface below the RUBBISH FILL. The stream channel was probably 20 feet wide and five feet deep. As shown on our interpretive figures, the gully originally included portions of the area now occupied by the parcels between the Corporation Yard and Industrial Way near Superior Avenue. 2. Potential Future Settlement - Future settlement of the RUBBISH FILL is dependent on the environment of the fill and the time available for settle- ment. The main agents favoring increased settlement of the RUBBISH FILL are water, oxygen, and loading. The introduction of water, either by a rise in groundwater level or by infiltration of surface water, would tend to promote settlement by mobilizing the grains in the silty sand matrix. The introduction of oxygen, or air, into the rubbish would promote settle- ments by increasing the rate of decomposition of the organic constituents, thus weakening the bearing capacity by increasing the volume of voids. Loading the FILL, either by placing additional fill, or by live or dead loads such as vehicles or new buildings, would tend to increase settle- ment by consolidation. The potential for future general settlement is low to moderate because the RUBBISH FILL is mostly sealed by asphalt paving, buildings, and an EARTH FILL cap. Therefore water and oxygen cannot readily permeate the RUBBISH FILL from the top and oxygen penetration from below is unlikely, since the potential for substantially increased groundwater levels is low. New loading would result in high potential local settlement. The buildings located on FILL and ALLUVIUM show no present evidence of significant differential settlement. Several pavement areas are cracked in four and six - sided polygonal patterns, and the pavement in the employees' parking lot is slightly distorted. The lack of evidence of differential RA. V1011H & ASSOCIATES Project 0537 August 1970 5 ' 0 ' settlement in the buildings over a portion of the RUBBISH FILL indicates that the FILL has locally sufficient capacity to support the loads imposed ' by single -story sheet metal structures, or that the structures were fortuitously located in areas where local settlements were a minor problem. Earth Fill - "EARTH FILL" in this investigation is clean fill at or directly ' below the present surface. The EARTH FILL (see Figure 1 for location) was placed as a cap over the RUBBISH FILL, in areas in which construction was ' planned, or for grading purposes. The maximum observed thickness of the EARTH FILL cap is five feet. The EARTH FILL in building areas was not compacted in accordance with present standards; however, it has, to date, satisfactorily supported the light loads ' imposed. This does not preclude future unsatisfactory performance. ' Terrace Deposits - The Terrace Deposits are alluvial Sand, Silt, and Clay: They are regarded both marine and nonmarine in origin. ' The nonmarine Terrace Deposits consist of Silty SAND, Sandy SILT, and minor CLAY, interbedded in layers up to a few feet thick. They are medium dense, ' slightly damp to moist, and tan to gray. These materials locally overlie the marine Terrace Deposits. ' Marine Terrace Deposits were observed in several drill holes and one backhoe pit, where they consist of Silty, Clayey and clean SAND, with either sparse scattered shells or local concentrated layers of shells. In drill hole 3, ' CLAY and SILT with traces of peat (plant matter) were also observed. The marine Terrace Deposits are medium dense, slightly damp to wet, and tan to gray. The local groundwater table was observed in the marine Terrace Deposits and ' below the water table the borings caved severely. ' Groundwater - Groundwater was observed in seven drill holes at elevations of 44 to 57.4 feet above sea level. The level remained constant in all holes ' except in drill hole 9, where it rose from elevation 44 to elevation 51 between completion of drilling and start of backfilling, and drill hole 15, ' W.A. WAHLER & ASSOCIATES Project 0537 August 1970 6 ' a 0 1 where the water level rose two feet prior to backfilling. The observed groundwater levels are considered representative of the local groundwater ' table which fluctuates during the year, and between wet and dry years. The potential for a significant rise in the natural groundwater levels -- enough to permeate the RUBBISH FILL and cause settlements -- is considered remote. Such settlement is most likely in the area of drill hole 3, where a 1.5 foot rise in the groundwater level would start saturation of the ' RUBBISH FILL. Water introduced into the RUBBISH FILL from surface percolation or by broken ' underground lines has the potential for causing severe local settlement of the RUBBISH FILL. Surface percolation is substantially minimized by the ' extensive surface area that is covered by pavement or buildings. ' A water main (30 -inch diameter), a sewer line (18 -inch diameter), and a storm drain are located within the project area and they apparently pass through ' or beneath the RUBBISH FILL. Numerous near - surface water lines serving the Corporation Yard facilities are located in EARTH FILL or near the top of the RUBBISH FILL. Saturation from pipeline failure is expected to cause settlement. 1 CONCLUSIONS AND RECOMMENDATIONS ' 1. More than three - fourths of the Corporation Yard is underlain by poorly consolidated material consisting of RUBBISH FILL and EARTH FILL. ' 2. Because the RUBBISH FILL is old, most of the settlement that would likely occur without change in environment has occurred. 3. The RUBBISH FILL will provide satisfactory support for existing buildings for an indefinite time if its environment is not detrimentally changed. 4. Single -story sheet metal structures imposing light foundation loads may be constructed at any location on the site, provided possible maintenance and settlements can be tolerated. 5. The volume of the RUBBISH FILL is approximately 100,000 cubic yards and the volume of the EARTH FILL is approximately 15,000 cubic yards. 1 W.A. wAHLER & ASSOCIATES Project 0537 August 1970 7 0 0 6. a. If the rubbish fill is removed, cleaned, and recompacted, it will undergo a decrease in volume of 20 to 30 percent due to removal of unsatisfactory material and shrinkage from compaction. b. An alternate treatment of the site would be grouting with portland cement which would be a method of increasing the bearing capacity of the RUBBISH FILL, with minimum disruption of existing operations. This may leave local unimproved areas subject to settlement. c. Areas where general improvement is desired can be presoaked, aerated, and pre - loaded to induce settlement. 7. Critical or heavy buildings can be located on.areas excavated and back - filled with mats or placed on cast -in -place piers founded in the natural ground. This would require additional subsurface information, since the scope of this report is not sufficient for such construction. DISCUSSION OF CONCLUSIONS AND RECOMMENDATIONS Site Development - The site, in its present condition, should provide adequate foundation support for the existing buildings, unless there is a change in factors contributing to settlement. Similar structures, imposing light loads, may be placed on the site, if possible future differential settlements can be tolerated. A uniform compacted fill cap, beneath each such structure, would reduce the potential for differential settlement. If full utilization of the area is desired, including construction of multi- story buildings or other structures imposing more than nominal foundation loads, special treatment of the RUBBISH FILL will be required to assure satisfactory long -term performance. 1. Removal - The total volume of material to be removed to expose ' native soils is estimated at 115,000 cubic yards. Of this, approximately 15,000 cubic yards are EARTH FILL and 100,000 cubic yards are RUBBISH FILL. We estimate that 10 percent of the RUBBISH FILL is unsuitable material for tuse in compacted structural fill. Therefore, if removal of the RUBBISH FILL is undertaken, 115,000 cubic ' yards of material must be excavated,.stripped of 10,000 cubic yards of undesirable material, and replaced as compacted fill. The 10,000 cubic yards W.A. WAIIIEfl & ASSOCIATES Project 0537 August 1970 0 1 1 of unsuitable material would be exported off -site to a suitable disposal ' facility. Due to shrinkage resulting from the elimination of voids in the RUBBISH FILL, the estimate of net in -place volume of the compacted fill that would be derived is 80,000 cubic yards. A subdrain system would ' be required as part of the structural backfill construction. Depending on plans for site development, a considerable volume of fill might have to be imported to achieve convenient grades. The cost of removal and recompaction is estimated at approximately $200,000 (1970) and the ' estimated cost of exporting undesirable materials from the site is $15,000. Such direct costs might be reduced by using city - owned equipment operated by city employees. ' The disadvantages of removal and recompaction are: 1) the relatively high cost, 2) the inconvenience of not having use of a considerable portion of the site during grading operations, 3) the necessity to relocate some buildings to permit excavation underneath them, and 4) the RUBBISH FILL ' extends offsite to lots near the corner of Superior Avenue and Industrial Way, and treatment of the entire fill may require cooperation from adjacent ' owners. Removal and replacement of buildings and pavement will be necessary if this alternative is selected. ' The approximate area of excavation for the removal and recompaction of the RUBBISH FILL is shown on Figure 1. 2. Crouting • Cement grouting is anather technique that might be used to increase the bearing capacity and decrease the settlement potential of the RUBBISH FILL. Using this technique, operations at the yard would not ' be significantly disrupted but buildings would probably have to be releveled and pavements extensively patched. ' It is estimated (1970) that the cost of cement grouting may range from $5.00 to $10.00 per cubic yard. The total amount of cement used would be on the order of 20,000 to 30,000 cubic yards, resulting in a total cost ranging from $100,000 to $300,000. A disadvantage of grouting is that subsequent excavation into the grouted ' area would be somewhat more difficult than if the fill were removed and recompacted and some local areas may not be compacted by grout. 1 W.A. WANDER & ASSOCIATES Project 0537 August 1970 9 0 0 3. Pre - loading - Presaturation, aeration with oxygen and preconsolida- tion (preload) may also be a suitable solution for wide area treatment. ' The presaturation and aeration will require time to be effective. The soil for preconsolidation or preload will also be needed for regrading the area. ' This method overcomes many of the objections of the grouting method but would require progressive loss of use of parts of the area during application of corrective measures. It would probably be the least expensive alternative area treatment. Removal and replacement of buildings and pavement would be ' required. 4. Deep Foundations - Drilled, driven, and cast -in -place piles or caissons may be used to support large structures or heavy machinery over the ' RUBBISH FILL in lieu of the above total treatment concepts. Incorporation of these foundation types into planning stages will necessitate a supplemental ' design level investigation that will determine strength and support parameters of foundation materials. Drilled and cast -in -place foundations will have a ' cost range of $45 to $60 per cubic yard (1970) of concrete. This cost range involves necessary excavation, casing, and concrete placement. This cost, ' however, will be for small volumes of materials. Because we do not have any development plan to evaluate, total costs cannot be assessed. This is an adequate solution to the problem of supporting heavy or critical buildings; however, it will not solve or even minimize yard or parking lot settlement. ' Pipelines Future pipeline alignments and grades should be explored in greater detail where placed in the area of the RUBBISH FILL to minimize probability ' of breakage. Shallow pipelines should enter and exit buildings with flexible connections to allow for differential settlement and the pipelines should be designed to take settlements without rupture. Existing pipelines must be maintained and replaced as necessary in order to minimize the probability of rupture that could cause areal subsidence. 1 Pavement - Existing pavement sections will continue to be subject to deteriora- tion and if increased traffic loads are anticipated, designed structural pavement sections are advisable. Well maintained asphaltic pavement inhibits ' downward moisture penetration and therefore retards consolidation; therefore, paved areas should be properly maintained. ' W.A. WAHLEfl & ASSOCIATES Project 0537 August 1970 10 • • Pavement construction should include subgrade preparation and compaction, placement of aggregate base and subsequent compaction and paving with asphaltic concrete. Typical cost per square foot, including materials and earthwork construction, ranges from $0.50 to $1.20, depending upon soil quality and earthwork volume as determined by design requirements. Corrosivity - Prior to construction of future subsurface metallic or concrete structures, an evaluation should be made to determine soil resistivity, pH, chloride and sulfate content, to determine the corrosive characteristics of native materials and EARTH and RUBBISH FILL. Decomposition of the RUBBISH FILL may produce excessive acidity in on -site materials, leading to eventual perforation of pipelines and other structures. Data gained from this survey may be used to design protective coatings for reducing the deterioration rate of such structures. W.A. WAHIEH ' & ASSOCIATES Project 0537 August 1970 11 1 LIMITATIONS ' Soil deposits may vary in type and strength between borings, trenches, and other points of examination. The conclusions and recommendations contained in this report are based on our experience and background. These conclusions ' and recommendations are professional opinions prepared in accordance with generally accepted engineering principles and practice. This warranty is ' in lieu of all other warranties, express or implied. ' To curtail misunderstandings of the report recommendations, which often contain specialized technical terms and concepts, it is desirable that we review the plans and specifications for any proposed earthwork or structures to check for agreement with the recommendations. The opportunity to be of service is sincerely appreciated. Respectfully submitted, W. A. WAHLER & ASSOCIATES W.R. WRH11H & ASSOCIATES Project 0552 Gerald A. Nicoll RG 59 REG 34 James F. Riley RCE 9895 August 1970 12 See File for Corporation Yard - Earth & Rubbish Fill Thickness Map See File for Corporation Yard - Original Ground Topography Map i, i J 1 11 1 1 1 i T SYMBOLS 0 WATER LEVEL IN BOR ING(APPROXIMATE) p ON DATE DRILLED 'L PROPERTY LINE T.D.43' TOTAL DEPTH OF INDICATED BORING IN FEET. —�7— CONTACT BETWEEN UNITS, . APPROXIMATELY LOCATED, QUESTION MARKED WHERE LOCATION IS.INTERPRETATIVE DEFINITIONS EARTH FILL - Silty SAND (SM), free of rubbish. RUBBISH FILL - 1 - Averages 40% rubbish, 60% Silty SAND; rubbish is 25% organic and 75% inorganic. Solids comprise an estimated 70% of the total volume, voids 30 %. RUBBISH FILL - 2 Averages up to 20% rubbish and 80% Silty SAND; minor organic content; no large voids. Qtn - TERRACE DEPOSITS, nonmarine origin, consisting of SAND (SP), SILT (ML), Clayey SAND (SC), Silty SAND (SM). Qum - TERRACE DEPOSITS, marine origin, consisting of Silty SAND (SM), with scattered shells and some Gravel at base; overlie marine or estuarine CLAY (CL) and SILT (ML -MH). NOTES 1. Data are projected from borings to sections. 2. These cross sections are presented for illustrative purposes only and actual conditions may vary considerably from this graphic interpretation, where critical specific location is required. 3. Elevations from topographic map for City of Newport Beach. Map photography date 1- 30 -69. W.A. WAHLIR ` CORPORATION YARD FILL & ASSOCIATES CITY OF NEWPORT BEACH PALO ALTO • NEWPORT BEACH • CALIF. I KEY TO CROSS SECTIONS PROJECT NO. I DATE DRAW FI 0537 1 AUGUST 1970 1 Figure i 1 h. J 7 £ 9N1808 .►I � O F 2 W � > Qr f 6 Y' v Z 'JNItl08 p F s< I I E _ I O I 1 I I Q I I I r 1 t I 1 I I I I i I I � tl 9NI80 1,- I i I I I I ' 1 I I I I I tJNIM08- N f G t 4 F= I f I l0 1 I I I I I I I I 1 I i QI o m m °o r 166j 'NO11VA313 lam. w. Zt '9NI808 - `. OI t n. f � �lol I �W. ` ��5. I I E O �I N st owdoe. O.I C- x 1 !W; I 1. ;,1 I N tit '�NIMC� G t4 L s: I 1 . I I I I N cl oNluc�e � I ®i ►- f.� I I 1 W W � W � IL V i I I I i 1 Wj— - 100d 'NOIIVA3 l3 f o Q z � i m 7 LL qi O r Q � I N O Q t- V W VI N N r N O in Q = o U J V J Q - LL 41 D Y g z IL F- O C } O� x Q �v 0 �Q • v f C N 0 o 0 `± T ►•y 'Noiivnaa o O� o T o. fti__ Orly_° ; � - t a 9141408 ; p 1 (j1 � - 5 ONI809 p '1 e g r Sl smdos r i a R 1 � As :•� 6 9NIg08— = p �J et,• fljt r� ■1 f.) c f 5r d t . W t! N 9 9NItl08 D ;b 1• i ►•y 'Noiivnaa o O� o T o. fti__ W- I I I I 0 0 so t0 v 4094 'NOUVA91S m O _ O � •y LL 0 ' T y fA � 2 � O � F U V o O ILn S o U J U ° J Q VC IL' m O H � ¢ a 2 ; LU 2 Q LL ® o IL > e �7 U Q� W 9 V �J. o c� C 1 a 9141408 ; p 1 (j1 � e g r Sl smdos p i a R N � 0 :•� 6 9NIg08— = p �J r� J f.) c W t! W- I I I I 0 0 so t0 v 4094 'NOUVA91S m O _ O � •y LL 0 ' T y fA � 2 � O � F U V o O ILn S o U J U ° J Q VC IL' m O H � ¢ a 2 ; LU 2 Q LL ® o IL > e �7 U Q� W 9 V �J. o c� C 1 p ci y"_s g r C O R N � 0 A = 1 p ci y"_s 1 0 i ' APPENDIX A FIELD INVESTIGATION The field investigation consisted of a surface reconnaissance and a sub- ' surface exploration program. A total of 19 holes were drilled during August 3 -7, 1974, to depths ranging from 5 to 43 feet. The holes were ' advanced by a bucket auger and their locations are shown on Figures 1 and 2. A 24 -inch diameter bucket was used. In addition, 13 backhoe trenches were ' excavated to depths ranging from 7 to 10 feet. Locations of backhoe pits are shown on Figures 1 and 2. The drilling subcontractor was Abbott and Sons Drilling Company, and the backhoe subcontractor was Swickard Backhoe ' Service. ' The soils encountered inn the holes and pits were continuously logged in the field by an engineering geologist and described in accordance with the ' Unified Soil Classification (ASTM D2487). The classification system is presented on Figure A -1, "Key for Soil Exploration Logs ", accompanying the ' logs in this appendix. Representative soil samples were obtained from the exploratory holes and ' pits at selected depths. Undisturbed samples were obtained in the bucket auger holes by driving a 2.5 inch diameter sampler with jars and the kelly. 1 Blow counts recorded on the drill hole logs were obtained by dropping a ' 140 -pound weight having a 30 -inch free fall on a standard penetration split spoon sampler. The number of blows was recorded for each 6 inches of 1 penetration. The blows per foot on the drill hole logs represent the total number of blows that were required to drive the second and third 6 -inch intervals. 1 Bulk samples obtained from the borings and pits were placed in bags. All samples were transported to our Newport Beach laboratory for evaluation and testing. 1 1 W.A. WAREO & ASSOCIATES Project 0537, August 1970 n -1 1 1 I 1 , 1 � 1 1 1 W IED SOIL CLASSIFICATION SYSTEM (AS -2487) GROUP PRIMARY DIVISIONS S YMBOL SECONDARY 01VI SIGNS o K J - CLEAN GW WELL GRADED GRAVELS. GRAYEL -SAND MIXTURES. LITTLE OR NO GRAYELS FINES. LESS THAN POORLY GRADED GRAVELS DR GRAVEL-SAND MIXTURES. LITTLE DR W 5% FINES) GP NO FINES. m s F° y ¢ GRAYEL GM SILTY GRAYELS, 6RAYFL -SAND -SILT MI ATURE. NDN- PLASTIC s FINES. GG DLAY EY GRAYELS. GRAYEL -SAND -CLAY MIXTURES. PLAST I C F N ES. v � F W p TINES c a s o e CLEAN SW WELL GRADED SANDS. GRAYELLY SAN US. LITTLE OR ND FINES. _ SANDS W Z i (LESS THAN e% FINEST SP POORLY GRA OED SANDS DR GRAYELLY SANDS. LITTLE OR NO F NES. W J � SANDS SM SILTY SANDS. SAND -.SILT MIXTURES. N'DN- PLASTIC FINES. WITH a w FINES Sc CLAYEY SANDS. SAND -CLAY MIXTURES. PLASTIC FINES. INORGANIC SILTS AND VERY FINE SANDS, RDC% FLOUR. SILTY DR m ML CLAYEY FINE SANDS DR CLAYEY SILTS WITH SLIGHT PLASTICITY. 'y p ti W CL INORGANIC CLAYS OF LOW TO MF91UM PLASTIC TTY, 6RAYEl LY LA SANDY CLAYS, SILTY CLAYS LEAN C'LAYS- y f J� OL ORGANIC SILTS AND ORGANIC SILTY CLAYS OF LOW PLASTICITY. W p z MH IN ORGAN) C'.SILTS, MICACEOUS DR OIAT OMACE OUS FINE SANDY OR SILIT SO t LS ELASTIC SILTS. - 0M W m s o:gv INDRGANIC CLAYS OF NIGH. PLASTICITY. FAT CLAYS. J= ON ORGAN IC CLAYS. OF MEDIUM TO NIGH PLASTICITY. ORGANIC SILTS. W y z NI G LY DRG AN I C PT PEAT AND OTHER HI ON LY ORGANIC SOILS. I S DEFINITION OF TERMS GRAIN SKIES U.S. STANDARD SERIES SIEVE CLEAR SQUARE 'SIEVE' -0PENINGS 200 so le 1 3/4" 311 611 SILTS & CLAYS DISTIN- SAND - GRAVEL GUISHED : ON BASIS OF COBBLES BOULDERS FINE MEDIUM COARSE PLASTICITY FINE COARSE MOISTURE CONDITION (INCREASING MOISTURE —) DRY SLIGHTLY DAMP OAMP MOIST VERY MOIST WET (SATURATED) (PL) (Li) CONSISTENCY RELATIVE DENSITY CLAYS & SILTS BLOWS/FOOT• STRENGTH# SANDS & GRAVELS BLOWS /FOOT' Very SOIL 0 — 2 0 — 1/4 Very LD:oae 0 — 4 Soft 2 — 4 1/4 — 1/2 Loo Be 4 — 10 Firm 4 — 8 1/2 — 1 Medium Done @: 10 — 30 Stiff 8 — 18 1 — 2 Very Stiff 16. — 32 y - 4 Oense 30 — 50 Herd. Over 32 Ovel 4 Very Oense Over 50 +' Number of hIDWS Of 140 pound hammer_failina 30 inches TD drive a 2 inch O.D. (1 -3/8 inch 1.0.) split spoon (.ASTB 0- 1586.). t UOCOntin Bd CDMPteesi V.e StrSngth in tons /se it. Read (TDID a a00hat D8n8tromater. SOIL ?.,fECHAgjCSj CORPORATION YARD FILL KEY FOR SOIL EXPLORATION LOGS aQa Fannin CITY OF NEWPORT' BEACH, CALIF PROJECT ND. DATE DRAWING ND. ENGINEERS PALS ALTO . NEWPOR:T BEACH . CALIF. 0537 1 AUGUST 1970 FIGURE A -1 i �1 1 1 1 i 1 .1 1 1 1 1 1 0 GRILL RIC BUCKET AUGER HOLE ELEVATION 83.3 W 7LG8LE0 BV RET GRGUNDWATER DEPTH SEE NOTES :BEIDA GR:DUNP SURFACE, " HOLE DIAMETER 24 inches DATC, DRILLED 8 -3 -70 SOIL DESCRIPTION OEPT R A__;_:;a� DESCRIPTION AND REMARXS COLOR MOISTURE CONSIST. SOIL EARTH FILL 3 inches A/C pavement. tan moist riedium SM, Silty SAND and Sandy SILT dense ML 5 ALLUVIUM- NONMARINE TERRACE tan moist medium dense SM Silt SAND Sandy SILT with scattered LAY tan- moist .,eoLUm N seams, gray dense nottled 10 15 . 13 ALLUVIUM - MARINE TERRACE Sandy SILT and Silty- Clayey. tan al. medium ML, SAND, interbedded. damp dense SM 20 15 SAND, fine. tan eam ensum S P BOTTOM OF HOLE AT 21.5 FEET NOTES- 1. Groundwater not encountered. 2. Minor caving at 20- 21.5 feet. 3. Hole backfilled and tamped. W.R. WRRLER CORPORATION YARD FILL SOIL EXPLORATION L H 0 L E iSSOLIAHS CITY OF NEWPORT BEACH' D R I L H 0 L E L 0 G N 0. PROJECT ND. DATf SHEET NO.. U PALO ALTO - NEWPORT BEACH • CALIF. U UG. 197D 1 1 —,—,—T-- T I 1 1 1 i 1 1 1 r 0 n lak r DRILL RIG B1)CRF.T A-CCU HOLE ELEVATION 82.7 LOGGED BY RET GROUNDWATER DEPTH i BEI ON cROONC SURFACE, SEE NOTES HOLE DIAMETER 24 inches 8 -3 -70 DATE DRILLED SOIL DESCRIPTION AM PLED z w .' DEPTH a<. DESCRIPTION AND REMARKS COLOR MOISTURE CONSIST. TY FE v H EARTH FILL gray- sl. me ium SM 3 inches A/C pavement over brown damp dense RUBBISH FILL 2/3 Silty SAND and 1/3 RUBBISH: gray to al. loose -- glass, wood, sawdust, tin cans brown damp 5 ' bricks, wire, ashes, concrete. Local pure refuse layers up to one foot thick with estimated 30% air voids. tan al. damp medium dense SM, ML 10 __j ALLUVIUM- NONMARINE TERRACE Silty SAND and fine Sandy SILT interbedded. 15 . ALLUVIUM- MARINE TERRACE SAND, fine, micaceous, sparse tan sl. medium SP shells. and damp dense gray 20 13 2% gravel at 24 -28 ft. 25 wet BOTTOM OF HOLE AT 29 FEET, NOTES: 1. Groundwater level at 28 feet. 2. Slight caving at 24 -28 feet; extensive caving below 28 feet. 3. Hole tamped and backfilled WA.WANIEfl CORPORATION YARD FILL SOIL EXPLORATION H 0 L E CITY OF NEWPORT BEACH DRILL HOLE L N N 0. PROTECT N0. DATE SHEET NO. & ASSOCIATES PALO ALTO • NEWPORT BEACH . CALIF' 537 AUG. 1970 1 OF 1 2 it 1 1 1 1 1 1 1 1 o` DRILL RIG BUCKET AUGEW HOLE ELEVATION 78.5 LOGGED BY RET GROUNDWATER DEPTH SEE NOTES ROLE 24 inches 8 -3 -70 :BELOW' GROUND SURrACE) BIAMETER DATE DRILLED SOIL DESCRIPTION AMPLER OEPTN y � z a >• a�, � w o SOIL OESCRIPT ION ANO REMARKS COLOR MOISTURE CONSIST. TYPE EARTH FILL tan damp stiff CL 3 inches A C pavement over Sandy CLAY RUBBISH FILL At 1 -7 ft.:Sandy CLAY with 5% dark al. medium CL 5 scattered glass, concrete, cans brown, damp dense At 7 -19 ft.!40% RUBBISH and 60% gray to 1 -7 ft. Silty SAND. RUBBISH is 1(4 black organic and 3/4 inorganic. loose -- Organic RUBBISH wood (fresh and 7 -19.5 10• charred), plant matter, cloth. feet. Inorganic RUBBISHtglass, wire, steel, pipe, concrete, bricks, asphaltic concrete, cans. Heavy timbers or power poles at 15• 14 -19.5 feet. 20. AILUVIUM-NONMARINE TERRACE tan damp medium dense SM Silty SAND green- gray wet medium dense SM Silty SAND, with minor CLAY seams. 25 ALLUVIUM - MARINE TERRACE gray wet medium SP SAND, slightly Silty dense 30. Silty CLAY, traces of peat, greenist wet frim CL minor Clayey SILT. gray to to very stiff moist 35 40• Sandy SILT and SILT, thinly gray moist firm ML interbedded, traces of peat. Sandy - Silty CLAY dray moist firm, CL BOTTOM OF HOLE AT 43 FEET NOTES: 1. Water level at 21 feet. 2. Moderate caving at 7 -19.5 feet.` 3. Hole backfilled and tamped W.A. WRHlEB CORPORATION YARD FILL D AI SOI L EXPLORATION. L L H O L E L O G H O L E VYYR CITY OF NEWPORT BEACH N Q PROJECT NC. OATF SHEET NO. O RSSOCIRiES PALO ALTO . NEWPORT REACN . CALIp'. 3 0537 AUG. 1970 1 Oi 1 I 1 1 1 n 1 DRILL RID BUCKET AUGE HOLE ELEVATION 75.5 LOGGED BY RET GROUNDWATER DEPTH . BEL Uw 6RDU%B SURFACE) SEE NOTES ROLE DIAMETER 24 inches GATE DRILLED 8 -4 -70 SOIL DESCRIPTION AN PIER Z w DEPTH DESCRIPTION AND REMARKS COLOR MOISTURE CONSIST. TYPE EARTH FILL tan sl.damp m.dense SM Silty SAND can pl.damp, loose SM RUBBISH FILL Silty SAND with 207 concrete debris in pieces up to about one cubic foot. BOTTOM OF HOLE AT 5 FEET NOTES: 1. Groundwater not encountered. 2. Severe caving (to 7 ft.. diameter) at 3 75 feet. 3. Hole backfilled. 1,' CORPORATION YARD FILL I WARIER W.A. SOIL EXPLORATION 0 R I L L H 0 L E L 0 0 0 L E CITY OF NEWPORT BEACH N 0. PRO IED7 ND. DATE SHEET ND. & ASSOCIATES PAID AL TD NEWPORT REACH CALIF. 4 7 AUG• 1970 1 DF 1 I i1 0 1 1 0 n r' -11 BRILL RIG BUCKET AU, HOLE ELEVATION 77 LOGGED BY RET GROUNDWATER DEPTH SEE NOTES .BELOW GROUND SURFACE ROLE DIAMETER 24 inches .DATE :DRILLED 8 -4 -70 SOIL DESCRIPTION kNRLfR DEPTH a a� DESCRIPTION AND REMARKS COLOR MOISTURE .CONSIST. SOIL TYPE RUBBISH FILL 0 -5 :Silty SAND with 15% tan dry medium SM scattered concrete and A/C dense pieces up to 'kxkxl foot in size 5• 5 -12 :Gravelly SAND with sparse tan sl. medium SP concrete and A/C pieces up to damp dense 2xl.5xl ft. in size. Toothbrush at 11 ft. 10, 12 -16 :Sandy SILT. Ford hubcap yellow- al'. firm ML at 14 ft. (no year). brown damp Contact horizontal. 15' ALLUVIUM - MARINE TERRACE yellow- sl. medium SP SAND, micaceous, fine, with scattered shell fragments, brown damp dense locally Silty. P0• BOTTOM OF HOLE AT 21 FEET NOTES: 1. Groundwater not encountered ' 2. Severe caving (to 6 ft. diameter) at 1 -11 feet). 3. Role back €ill @d and tamped, W.A.WAHIEfl CORPORATION YARD FILL SOIL EXPLORATION DRILL H 0 L E p CITY OF NEWPORT BEACH HOLE LOG N 0. PROJECT NO. BATE SHEET No. f! JJ 4 ASSOC�ATE� PALO ALTO • NEWPDPT ®EACN CALIF. AUG. 1 IO Op 1 5 I i 1 III 1 1 .1 1 1 1 :1 '1 i 1 1 1 1 to 1 DRILL RIG BUCKET AUGEW HOLE ELEVATION 77.5 LOGGED BY RET GROUNDWATER DEPTH SEE NOTES SF LOW ceouen SNRiABE� HDLE DIAMETER 24 inches DATE DRILLED 8 -4 -70 SOIL DESCRIPTION AM PLIR C DEPTH a as DESCRIPTION AND REMARKS COLOR MOISTURE CONSIST. SOIL TYPE a W W y0• Z7 m EARTH FILL 2.5 inches of A/C pavement over red - 81. medium SM Silty SAND. brown damp dense 5 RUBBISH FILL 5- 8:Silty SAND with 10% concret brown al. medium SM debris. damp dense 8- 17:80% Silty SAND and 20% RUBBISH:charred wood, ashes, glass, pipe, wire, screen, 10 bricks, sheet steel, steel shapes, concrete, mortar, roots, plants. About 1/3 of the RUBBISH is organic. 15 ' 17- 19:Silty SAND with 57 charre wood. 20 ALLUVIUM- NONMARINE TERRACE brown damp medium dense SM Silty- Clayey SAND Sandy CLAY and Clayey SAND gray moist firm CL, SC BOTTOM OF HOLE AT 24 FEET NOTES: 1. Groundwater not encountered 2. Severe caving (to about 6 ft. diameter) at 8 -17 ft. 3. Hole tamped and backfilled. Backfill came to 4 ft. below ground surface. W.A. WAHEER CORPORATION YARD FILL 0 R I l LL EKH O LAEtDN L 0 G H D L E & ASSQCIAiES CITY OF NEWPORT BEACH N p' PROlfti N0. DATE SKEET N0. 197D 1 Op 1 PALO WD NEWPORT BEACX • EA 11i. 6 DRILL RIG BUCKET AUGE HOLE ELEVATION 77.0 LOGGED BY RET GROUNDWATER DEPTH SEE NOTES BELOW GNOONO SUAEACEI HOLE DIAMETER 24 inches DATE DRILLED 8 -5 -70 SOIL DESCRIPTION AMPLJ s DEPTH I �i a >• �F. o_cHi DESCRIPTION ANO REMARKS COLOR MOISTURE CONSIST. Y J c w = TYPE y6 w RUBBISH FILL Gravelly SAND with minor tan dry to medium SP scattered refuse. 1 -2 inches sl. dense of AC pavement at 3.5 feet. damp 5. ALLUVIUM - NONMARINE TERRACE tan/ damp medium SC, Clayey SAND and Silty SAND, interbedded, in layers up to gray dense SM 6 inches thick. mottled 10• Silty SAND, fine gray damp medium dense SM 15. ALLUVIUM- MARINE TERRACE gray/ al. medium SP SAND, fine, scattered shells. rust damp dense mottled 20. Silty SAND, micaceous. gray moist medium SP dense 25 Gravelly SAND, 30% gravel. brown wet medium SP den a BOTTOM OF HOLE AT 26 FEET NOTES: 1. Groundwater level at 24 feet. 2. No caving. 3. Fill - Alluvium contact is nearly horizontal. 4. Hole backfilled and tamped. W.A.WAR[H CORPORATION YARD FILL SOI 0 R I L LL EXPLORAT 0 L EIDN L 0 G H O L E 0 ASSOCIATES CITY OF NEWPORT BEACH N 0. PpOIECT ND. DATE SNEEt N0. PALO ALTO . NEWPDAT BEACN • CALIF- 7 B1 1 1 1 0 GRILL RIG BUCKET AUGM HOLE ELEVATION 77.3 LOGGED BY RET GROUNDWATER DEPTH SEE NOTES HOLE DIAMETER 24 inches OATE DRILLED 8 -5.70 .REL.O% 9ROUNP SURFACE) SOIL DESCRIPTION AMPLER w . ° r DEPTH swm DESCRIPTION AND REMARKS COLOR MOISTURE CONSIST, SOIL TYPE HH s� RUBBISH FILL Silty SAND with 57_ organic and brown lamp medium SM 157; inorganic refuse :asphaltic dense concrete, bricks, paper, concret , glass, plants, pipe. 5, SAND, slightly Silty, with 5% lark noist medium Sp RUBBISH:concrete pieces up to Drown dense 10 1/4 cubic foot, minor wood, wire, bricks. 15• 20 BOTTOM OF HOLE AT 20 FEET jr NOTES: 1. ^roundwater not encountered. 2. 18 -inch v.c.p. sewer broken at approx. 19 feet. 3. Hole left open to facilitate sewer. repair. W,A. WAREB CORPORATION YARD FILL SOIL EXPLORATION 0 R I L L H 0 L E L 0 D H O L E q ASSOCIATES a „J L fll J CITY OF NEWPORT BEACH N 0. PROJECT NO.. DATE SHEET N0. PALO ALTO - NEWPORT BEACH • CALIF. 053 7 AUG. 1970 1 1 OE 1 8 1� f 1 n DRILL RIG BUCKET AU HOLE ELEVATION 62 LOGGED BY PET GROUNDWATER DEPTH SEE NOTES BELO% GROUND SURFACEI RDLE DIAMETER 24 inches DATE DRILLED 8 -5 -70 SOIL DESCRIPTION ANPLJB DEPTH DESCRIPTION AND REMARKS COLOR MOISTURE CONSIST. SOIL TYPE RUBBISH FILL tan sl. medium SP Gravelly SAND with 20% concrete damp dense and asphaltic concrete debris. brown damp loose SM Silty- Clayey SAND, with 307. RUBBISH at 6 -8 feet• to to to 5-- black moist medium Fill - Alluvium contact dips northerly at 100. dense 10 ALLUVIUM - NONMARINE TERRACE gray damp medium CL Clayey SAND dense ' 15 BOTTOM OF HOLE AT 20 FEET NOTES: 1. Water level encountered at 18 feet, rose to 11 ft. after drilling. 2. Minor caving at 6 -8 feet. 3. Hole backfilled, �s!.A. WARIER CORPORATION YARD FILL SOIL EXPLORATION 0 R I L L H 0 L E L 0 G H O L E 8 ASSOCIATES CITY of NEWPORT BEACH N PROJECT NB. BATE SHEET NB. PALO ALTO • NEWPORT BEACN • CALIF. OF 9 I 1 o 1 lift Aft DRILL RIG BUCKET AUGIT HOLE ELEVATION 64 LOGGED BY RET GROUNDWATER DEPTH ;BELOW OROUNP SURFACE) SEE NOTES HOLE DIAMETER 24 inches PATE ORILLED 8 -5 -70 SOIL DESCRIPTION NL ° DEPTH AND REMARKS COLOR MOISTURE CONSIST. TYDESCRIPTION PE RUBBISH FILL Silty SAND with 10% concrete an tan to dry to dense SM A/C pieces up to 6 inches red- sl. maximum dimension. brown damp S ALLUVIUM- NONMARINE TERRACE yellow- damp medium SC Claypy SAND brown dense SAND, fine, micaceous tan al. medium SP damp t dense 10 . wet BOTTOM OF HOLE AT 14 FEET NOTES: 1. Groundwater level at 13 feet. 2. Severe caving below 13 feet. 3. Hole backfilled. 4. Fill - Alluvium contact N300E, 120SW. 1 W.A.WAHIER CORPORATION YARD FILL SOIL EXPLORATION DRILL L0G H 0 L E CITY OF NEWPORT BEACH HOLE N O. PROJECT NO. DATE SHEET N0. ASSOCIATES PALO ALTO . NEWPORT BEACH CALIF. 0537 AUG. 1970 1 OE 1 10 DRILL RIG BUCKET AUGW HOLE ELEVATION 83.2 qW GGED BY RET GROUNDWATER DEPTH SEE NOTES ,BELOW DNnuHn SURFACE) NO LE DIAMETER 24 inches DATE DRILLED 8 -5 -70 SOIL DESCRIPTION SAMPLER o w- — DEPTH DESCRIPTION AND REMARKS COLOR MOISTURE CONSIST. SO R TYPE Y a J o do z mw N 2 wW < N NN xo m EARTH FILL 3 inches A/C pavement over tan sl. dense SM silty SAND. damp 5 ALLUVIUM- NONMARINE TERRACE gray/ sl. dense SM SAND, Silty SAND, and Sandy SILT interbedded in layers up tan damp to 6 inches thick. mottled 10 . 15 SAPID Itan damp dense SP ALLUVIUM- MARINE TERRACE yellow sl. medium SP SAND, scattered shells. brown damp dense BOTTOM OF HOLE AT 18 FEET NOTES: 1. Groundwater not encountere . 2. Caves at 17 -18 feet. 3. Hole backfilled and tamped. W.a. WAflIEfl CORPORATION YARD FILL SOIL EXPLORATION I 0 N L E FI ASSOCIATES CITY OF NEWPORT BEACH 0 R L L H L E L O G N 0. PROI ECT NO. DATE SHEET NO. PALO ALTO . NEWPORT BEACH . CALIF. 5537 I AUG. 1970 1 a 1 11 1 1 1 1 1 t t t 1 1 a 0 OR ILL RIB BUCKET AUGW HOLE ELEVATION 77• 11V LOGGED BY BET GRDUNOWATER DEPTH SEE NOTES OELOW cROJNC SURFACE .I HOLE DIAMETER 24 inches -0ATE DRILLED 8 -5 -70 SOIL DESCRIPTION AA PIEP o W _ = DEPTH DESCRIPTION AND REMARKS COLOR MOISTURE CONSIST. TYPE nN t� RUBBISH FILL Silty - gravelly SAND. 30% con- yellow- dry to nedium SM crete fragments at 0 -2 feet, brown sl. lense relatively clean at 2 -11 feet. damp 5- 10. Sandy SILT with 5% organic dark sl. oose to -- RUBBISH and 15% inorganic gray to damp itedium RUBBISH. Organics:wood, cloth, black ense plants, ashes. Inorganics :. bricks, pipe, ceramic, wire, 15 plaster, concrete, glass. 20• ALLUVIUM- NONMARINE TERRACE brown damp medium SM, Silty SAND and Sandy SILT, interbedded to dense ML moist 25 BOTTOM OF HOLE AT 25 FEET NOTES: 1. Groundwater not encountered 2. Severe caving (to 6 ft. diameter) at 11 -19 ft. . 3. Hole covered and cased same day by City of Newport Beach. W.A. WAREN CORPORATION YARD FILL SOIL EXPLORATION 0 R I L L H O L E L 0 0 H 0 L E CITY OF NEWPORT BEACH N 0. PROJECT NO. LATE 5N E E T N0. Assac�aiES PALO ALTO . NEWPORT BEACH . CALIF. 1 05.37 AUG. .1970 1 OF 1 12 I 1 1 1 1 1 1 1 1 1 1 1 1 1 0 1 Am DRILL RIG BUCKET AUGER NOTE ELEVATION 83.1 qp�LOSGED BY EET GROUNDWATER DEPTH SEE NOTES �Hu DM. GAOU NP SURFACE) . NDLE DIAMETER 24 inches DATE DRILLED 8 -6 -70 SOIL DESCRIPTION SAMPLER o� z� DEPTH Yz Q s�yo � Q SOIL DESCRIPTION ANO REMARKS COLOR MOISTURE CONSIST. TYPE i EARTH FILL 5 inches A/C pavement over tan damp medium SM Silty SAND. dense 5' RUBBISH FILL Silty SAND with 5/ organic and 10% inorganic RUBBISH. brown damp medium SM dense 10. ALLUVIUM- NONMARINE TERRACE brown damp medium SM Silty SAND dense 15• 20• ALLUVIUM - MARINE TERRACE tan sl. medium SP SAND dam de e BOTTOM OF HOLE AT 21 FEET NOTES: 1. Groundwater not encountered. 2. No caving. 3. Hole backfilled and tamped. W.R. WRHIEfl CORPORATION YARD FILL 0 A I SOIL EXPLORATION L L H 0 L E L 0 G H N L E & assoc�aTES CITY OF NEWPORT BEACH N 0' PROJECT NO, DATE SHE El No. PALO ALTO • NEWPORT BEACH • CALIF. 0:537 AUG. 1974 1 o 1 13 t 1 t 1 t t t t t t V 0 ARL OR ILL RIG BUCKET AUGER NOLE ELEVATION 77.0 LOGGED BY e GROUNDWATER DEPTH .REI OW GROUNO SURFACE SEE NOTES HOLE DIAMETER 24 inches DATE DRILLED 8 -6- 70 SOIL DESCRIPTION SAMPLER o w DEPTH N DESCRIPTION AND REMARKS COLOR MOISTURE CONSIST. TYPE i a d d o w y yy m W io EARTH FILL 2 inches A/C pavement over tan damp medium SM Silty SAND. dense 5 RUBBISH FILL Silty SAND, with 2% organics gray to sl. medium SM (wood, plastic, charred wood, brown damp dense rubber) and 10% inorganics (con- 10 crete, sheet steel, glass, auto- mobile body, wire, brick, pipe). 15. Silty, SAND, with 40% RUBBISH as brown sl. medium SM detailed above; RUBBISH is about damp dense 5 organics. 20 ALLUVIUM- NONMARINE TERRACE dark moist medium SM Silty SAND ray dense Clayey SAND green- moist medium SC gray dense 25 Siltv SAND gray wet m.d nse SM BOTTOM OF HOLE AT 28 FEET NOTES: 1. Water level 27 feet. 2. Minor caving at 6 -19 feet. 3. Hole backfilled. W.R. VIAH1E8 CORPORATION YARD FILL SOIL EXPLORATION H O L E CITY OF NEWPORT BEACH 0 R I L L R 0 L E L 0 C N 0. PR 0I E C T N0. OATE SNEER NO. & RSSOCIAHS PALO ALTO . NEWPORT BEACH CALIF. 0537 AUG. 970 1 oP 1 4 0 r-1 F- 'I DRILL RIG BUCKET AUGER HOLE ELEVATION 62 .7W LDGGEO BY ET GROUNDWATER DEPTH SEE NOTES ,BELCH dN0UN0 SU'EACEI HD LE OIAHETER 24 inches DATE DRILLED 8 -6 -70 SOIL DESCRIPTION SAMPLER DEPTH DESCRIPTION AND REMARXS COLOR MOISTURE CONSIST. TYPE z" NN EARTH FILL Silty SAND brown sl.damp dense SM to gray to damp S Sandy SILT gray moist soft ML to 10• firm 15' ALLUVIUM- NONMARINE TERRACE gray wet med. dense SP SAND BOTTOM OF HOLE AT 18 FEET NOTES: 1. Groundwater encountered at 16 feet, water level rose to 14 feet prior to back - filling hole. 2. Moderate caving below 16 feet. 3. Hole backfilled. t CORPORATION YARD FILL SOIL EXPLORATION H 0 L E W.R.WRH {EH 0R I LL HOLE LOG CITY OF NEWPORT BEACH N 0. PROJECT NO. DATE SHEET No. & pSSOCIAiES PALO ALTO . NEWPORT BEACH . CALIF. 0537 AUG. 1970 1 Oi 1 1 15 1 1 1 a c 0 DRILL RIG BUCKET AUGE. IHOLE ELEVATION 76• LOGGED BY GET GROUNDWATER DEPTH SEE NOTES . 24 inch --s HOLE DIAMETER -6 -70 DATE DRILLED ..RE;0% CROUNP. SURFACE) SOIL DESCRIPTION sA4PLJR o DEPTH DESCRIPTION AND REMARKS COLOR MOISTURE CONSIST, SOIL TYPE Q N N N 7 W W m EARTH FILL tan d amp m.dense SM Gravelly Silty SAND brown and sl. damp loose to SM RUBBISH FILL Silty SAND, with 5% organic gray medium RUBBISH (cloth, wood, rubber, dense 5' plastic, paper, plants) and 107. inorganic RUBBISH (concrete, A/ glass, cans, ceramics). 10• Silty SAND, with 10% organic and 20% inorganic RUBBISH gray sl. loose SM dam 15• ALLUlIUM- NONMARINE TERRACE brown moist medium SC Clayey SAND dense Gravelly Silty SAND yellow- moist medium SM brown dense 20 SAND yellow- very medium SP brown moist derse BOTTOM OF HOLE AT 23 FEET VOTES: 1. Water level at 22.5 feet. 2. Severe caving below 22.5 feet. 3. Hole backfilled. I LfapEEp wRPORATION YARD FILL ON L O R I L 1L EXH O L H 01 L E .A. CITY of NEWPORT BEACH O E G N Q• PROJECT NO. DATE ... H0. ASSOCIATES PALO ALTO • NEWPORT BEACH • CALIF. 0553] AUG. 1970 1 Oi 1 161 1 1 1 1 1 0 Ask DRILL RIG BUCKET AUM HOLE ELEVATION 77.9 LOGGED BY DRE GROUNDWATER DEPTH ,RaED. unounD SUPfACE) SEE NOTES HOLE DIAMETER 24 inches DATE DRILLED 8 -7 -70 SOIL DESCRIPTION A4 PEER 4 DEPTH DESCRIPTION AND REMARKS COLOR MOISTURE CONSIST. SOIL °o z m '•'m ° TYPE w vi y EARTH FILL13" A.C. (Pavement) brown sl. loose SM Silty SAND, fine, micaceous, less Silty at 5 -6 feet. damp to medium dense 5 SP RUBBISH FILL Silty SAND with 35 -40% RUBBISH: gray sl. loose SM glass, wire, concrete, A /C, damp wood, bricks. RUBBISH contains 10 ' less than 5% organic material. 15 moist ZO ALLUVIUM -NO RINE R medium Silty SAND tan damp dense SM BOTTOM OF HOLE AT 21 FEET NOTES! 1. Groundwater not encountered 2. Severe caving (to 6+ feet diameter) at 6 -19 feet. 3. Hole backfilled; backfill was 3.5 ft. short of surface. W.A. WAflIEfl O CORPORATION YARD FILL I L LL EXPLORATION 0 LNEIDN H OI L E CITY OF NEWPORT BEACH 0 R L 0 G NQ' PROTECT NO. DATE SHEET NO. $RSSUCI PALO ALTO . NEWPORT YEACN CALIi. 0537 AUG. 1970 1 Oi'1 17 I 1 1 `ll 1 1 1 Ank Ask DRILL RIG HD LE ELEVATION 79.0 LOGGED BY DIRE GROUNDWATER DEPTH SEE NOTES HOLE DIAMETER 24 inches DATE DRILLED 8 -1 -70 ,an 0. CROUNO, SURFACE) SOIL DESCRIPTION SAMPLER s DEPTH 4 Q ^ w DESCRIPTION AND REMARKS COLOR MOISTURE CONSIST. SOIL TYPE EARTH FILL Silty SAND, fine, micaceous, brown sl, loose SM less Silty below b feet. damp to medium 3" A.C. Pavement at surface. dense 5• SP RUBBISH FILL Silty SAND with 40% RUBBISH: gray sl, loose SM glass, steel, wire, rebar, damp to 10 bricks, 1932 Calif. license medium plate, minor wood, dense 15 20• ALLUVIUM- NONMARINE TERRACE red- brown al. damp medium Ideqpe SP SA D BOTTOM OF HOLE AT 23 FEET NOTES: 1. Groundwater not encountered 2. Severe caving (to 6+ feet diameter) it 7 -21 feet. 3. Hole backfilled; backfill was 1 foot short of surface. i W.A. WAHEEH CORPORATION YARD FILL SOIL EXPLORATION 0 R I L L H 0 L E L O G H O L E CITY OF NEWPORT BEACH N 0, & ASSOCIATES PROJECT NO. I DATE SHEET NO PALO ALTO •. NEWPORT REACH •, CALIF, 1 0537 AUG. 1970 1 OF 1 18 I 1 NI i 1 1 1 1 0 1 P- r -I DRILL RIG BUCKET AUG HOLE ELEVATION 83.2 LOGGED BY DIRE GROUNDWATER DEPTH SEE NOTES HOLE DIAMETER 24 inches DATE DRILLED 8 -7 -70 ,BELOW GROUND SURFACES SOIL DESCRIPTION AMPLER -�.. . OEPTH _ SOIL OESCRIPTION ANO REMARKS COLOR MOISTURE CONSIST. TYPE •� w w:w s� EARTH FILL Clayey SAND tan sl. medium SC 3" A.C. Pavement at surface. damp dense RUBBISH FILL Silty SAND, with 40% RUBBISH: gray sl. -- SM glass, bricks, A /C, concrete, damp 5 tim cans, ceramics, minor wood. 10 . 15 ALLUVIUM- NONMARINE TERRACE Silty SAND, fine. tan sl. medium SM damp dense 20 . BOTTOM OF HOLE AT 23 FEET NOTES: 1. Groundwater not encountered 2. Severe caving (to 6+ feet diameter) at 3 -15 feet. 3. Hole backfilled. W.A. CORPORATION YARD FILL SOIL EXPLORATION D R I L L H O L E L 0 G. H 0 L E CITY OF NEWPORT BEACH N 0. P 0.01EC1 ND. DASE SxFE1 XD.. a ASSOCIATES OCIATI PALO ALTO Mf �PDRi BEACH • CALIF. 0537 ADC„ 1970 1 OF 1 19 1 1 DRILL HOLE SUMMARY NOTES: 1) All measurements are accurate to ± 0.5 foot, except elevation of holes '1 -8 and 11 -19 (inclusive), which are accurate to ± 0.2 foot. 2) A dash in the column means the item was not encountered or the hole did not penetrate deep enough to provide the datum. 3) Lower elevation is initial water table; higher is water level prior to backfilling hole. 4) Includes clean fill @ 2 -11 feet depth. W.A. WAHLE0 & ASSOCIATES Project 0537 August 1970 A.2 SFC. ELEV. OF ELEV. OF TOP ELEV. OF THICKNESS OF ELEV. OF HOLE DEPTH ELEV. BOTTOM OF RUBBISH TOP OF RUBBISH FILL GROUNDWATER NO. FEET FEET OF HOLE FILL TERRACE FEET) SURFACE 1 21.5 83.3 61.8 - 80.3 NONE - 2 29.0 82.7 53.7 80.7 74.2 6.5 54.7 3 43.0 78.5 35.5 71.5 58.0 13.5 57.4 4 4.0 75.5 71.5 75.5 - - - 5 21.0 77.4 56.4 76.9 61.4 15.5 - 6 24.0 77.5 53.5 69.5 58.5 11.0 - 7 26.0 77.0 51.0 77.0 72.0 5.0 - 8 20.0 77.3 57.3 77.3 - - - 9 20.0 62 42 62 54 8.0 44 (3) 51 10 14.0 64 50 64 58 6.0 50 11 18.0 83.2 65.2 - 80.2 NONE - 12 25.0 77.5 52.5 77.5 58.5 19.0 (4) - 13 21.0 83.1 62.1 77.6 72.1 5.5 - 14 28.0 77.0 49.0 71.0 58.0 13.0 54.5 15 18.0 62.7 44.7 - 46.7 EARTH FILL 46.7 (3) ONLY 48.7 16 23.0 76.0 53.0 75.0 65.0 10.0 53.5 17 21.0 77.9 56.9 71.9 58.9 13.0 - 18 23.0 79.0 56.0 72.0 58.0 14.0 - 19 23.0 83.2 60.2 80.2 68.2 12.0 - NOTES: 1) All measurements are accurate to ± 0.5 foot, except elevation of holes '1 -8 and 11 -19 (inclusive), which are accurate to ± 0.2 foot. 2) A dash in the column means the item was not encountered or the hole did not penetrate deep enough to provide the datum. 3) Lower elevation is initial water table; higher is water level prior to backfilling hole. 4) Includes clean fill @ 2 -11 feet depth. W.A. WAHLE0 & ASSOCIATES Project 0537 August 1970 A.2 1 1 Am Am SHEET No. 1 DATE LOGGED August 3, 1970 LOGGED BY DRE BIG BACKIiOE PIT WIDTH 24 inches PIT NO. DEPTH IN FEET SOIL TYPE DESCRIPTION SAMPLE 1 0 -9.5 RUBBISH Glass, tin cans, wire, 2 water heaters, SM FILL with fine grained brown SAND and minor gray SILT, caves severely. 2 0 -1 EARTH Brown Silty SAND with scattered A /C. SM FILL 1 -10 ALLUVIUM- 1' -3' Red brown Silty SAND, medium SM NONMARINE dense. 3' -5' Gray SILT horizontally stratified, ML TERRACE gradational contacts, stiff. 5' -7' Brown SAND, dirty,.horizontally SW stratified, with minor SILT lenses. 7' -8' GRAVEL, well graded, with SAND GW matrix, with SILTSTONE block inclusion. 8' -10' Tan to white, fine to medium SW grained SAND, poorly indurated, clean with minor SILT lenses. 3 0 -2 RUBBISH Boards, scattered A /C, with SAND, and GW FILL GRAVEL matrix. 2 -10 ALLUVIUM Gray to blue -gray, medium grained SAND, SP NONMARINI slightly damp, poorly indurated, poorly TERRACE graded. 4 0 -2 EARTH Gravelly SAND. SW FILL 2 -10 RUBBISH FILL Cans, bottles, A/C clay pipe, bricks, wire, concrete with well - graded Silty - GM Sandy GRAVEL matrix. 5 0 -7 RUBBISH Bricks, concrete, A /C. C.M.P., wire, GM FILL glass with well - .graded Silty -Sandy GRAVEL matrix. 7 -10 ALLUVIUM Gray Silty SAND, dirty, with roots, SM NONMARINI medium dense. TERRACE 6 0 -10 ALLUVIUM Buff to brown SAND, fine to medium SP MARINE grained, abundant shell fragments, TERRACE poorly indurated, tends to cave, slightly micaceous, with iron - stained cross beds, lenticular SILTSTONE lenses. W. a. WaHIEH CORPORATION YARD FILL & ASSOCIATES CITY OF NEWPORT BEACH TEST PIT LOGS PROJECT NO. BATE 0Rl plxs NB PALO ALTO • NEWPORT BEACN a CALIF. 1 U53/ 1 AUG 1970. 1 •to. 6 I 1 I 1 �.7 ift Am SHEET No. 2 DATE LOGGED August 3, 1970 LOGGED BY DRE RIG BACKHOE PIT WIDTH 24 inches PIT NO. DEPTH IN FEET SOIL TYPE DESCRIPTION SAMPLE 7 0 -6 EARTH Red brown Sandy SILT with scattered ML FILL COBBLES, abundant roots, firm, with scattered concrete. 6 -10 ALLUVIUM Buff to light brown, slightly micaceous, SM NONMARINI Silty SAND, some scattered GRAVEL, TERRACE poorly indurated. 8 0 -7 RUBBISH Concrete, A /C, tin cans, rebar, glass, SM FILL clay pipe, signs, with Silty SAND matrix, caves severely. 9 0 -8.5 ALLUVIUM Red brown, well graded, SAND, some SW NONMARINI scattered GRAVEL, and COBBLES. TERRACE 10 0 -10 RUBBISH Cans, concrete, bricks, wood, shell SP FILL fragments, with SAND matrix, caves severely. 11 0 -3,5,8 RUBBISH Wood, glass, shoes, with Silty SAND SM FILL matrix, probable old beach cleanings. 3,5,8 -10 ALLUVIUM Gray to blue -gray, medium grained SAND, SP NONMARI slightly damp, poorly indurated, poorly TERRACE graded, irregular contact. 12 0- 3k,5'k EARTH Sandy SILT, light brown, scattered clay ML FILL pi e, wood tin. 3k,5� -8 SOIL Silty SAND, root and weed profile SM resent, scattered COBBLES. 8 -10 ALLUVIUM Buff SAND, well graded, poorly SW NONMARIN indurated, caves severely. TERRACE" 13 0 -10 RUBBISH Tin cans, wire, glass, clay pipe, SM FILL with Silty SAND matrix. CORPORATION YARD FILL W.R. WRHIEH & pSS�CIAiES CITY OF NEWPORT BEACH TEST PIT LOGS PROJECT N0, DATE BRAYING N'0 PALO ALT0 • NEBPOBT BEACH • CAL VP. 537 AUG.. 1970 0 APPENDIX B LABORATORY TESTING 0 The laboratory testing program was nominal, and was directed toward deter- mining the physical properties of selected samples of foundation materials underlying the site. Natural moisture contents were determined for "undisturbed" samples, to define the variation of moisture within the explored subsurface profile. In addition, dry density determinations were made in order to acquire information regarding the relative density of the in -place soils, The results of the laboratory tests are tabulated on Table B -1 below. TABLE B -1 NATURAL MOISTURE CONTENT AND DRY DENSITY DETERMINATION DATA NATURAL NATURAL DEPTH SOIL MOISTURE CONTENT DRY DENSITY DRILL HOLE FEET CLASSIFICATION % (pcf) 1 2 -3 Sandy SILT 23.5 99.5 5 -6 Sandy SILT 21.8 98.8 15 -16 Sandy SILT 18.6 99.0 2 8.5 -9.5 Sandy SILT 21.0 99.5 3 28 -29 Silty SAND 25.0 101.1 31.32 Clayey SILT 37.6 83.8 43 -44. Sandy SILT 38.2 80.5 6 23 -24 Clayey SAND 15.2 107.1 12 24 -25 Sandy SILT 33.2 -- W.A. WAH118 & ASSOCIATES Project 0537 August 1970 B -1 June 8, 1970 TO: CITY COUNCIL FROM: Public Works Department SUBJECT: PROPOSAL FOR EVALUATION OF CORPORATION YARD FILL RECOMMENDATIONS: 1. Approve an engineering services contract with W. A. Wahler and Associates in the amount of $3,800. 2. Appropriate $40000 for the work, DISCUSSION: FM- Before a decision can be made regarding future use of the City Corporation Yard, it is necessary to know the extent and depth of uncompacted fill and also the bearing capacity of the underlying native material. This information is basic and will be of value whether or not a decision is made to sell the property. The report will provide enough information to enable foundations to be designed for multi - story buildings. A proposal was received from the Newport.Beach office of W. A. Wahler and Associates. For fee not to exceed $3800, they offer to perform the following work: 1. Dig 12 to 14 backhoe trenches to determine extent and composition of subsurface conditions of both fill and natural materials. 2. Bore 12 to 14 casings to a maximum depth of 45 feet to determine depth of fill and subsurface conditions of both fill and natural materials. 3. Compile and evaluate available information, including old aerial photo- graphs, maps, and published reports. 4. Perform a nominal amount of laboratory testing on selected samples. 5. Analyze and evaluate consolidation and general foundation characteristics of the site. 6. Prepare a report which will include an estimated quantity of fill; and which will also include findings, conclusions, and recommendations. The work will not exceed $3,800 unless prior authorization is obtained in writing from the City. The field investigation can be completed within 15 days after receiving authorization to proceed. eph y lin lic Director /bg CITY OF NEWPORT BEACH BUDGET AMENDMENT• $ TYPE OF ACTION © Transfer Budget Appropriations ❑ Revenue Estimates EXPLANATION: The following budget amendment is requested to provide for: BA 79 NO. Deferred until next fiscal Engineering services contract with W. A. Wahler for evaluation of Corporation yard fill. Unappropriated Surplus Fund Asset/ No. Liab.No. 290 $ I Budget Appropriation 304 Estimated Revenues 300 Unappropriated Contingency Reserve (1467) $ (4,000.00) $ Budget Appropriation Control (304) Fund Code No. 02 Dept. /Div. Public Works Admr. & Engineering Acct.Code No. 3016 Acct. Name Services- Prof., Technical, etc. 4,000.00 Proj.Code No. Proj. Name Estimated Revenue Control (300) $ $ Fund Code No. Acct.Code No. Acct. Name d Si ed: June 4, 1970 an l Approval: FiXanke Director Date Signed: June 4,.1970 A m istrative AvDrova ,Aa itv Manager Date Signed: City Gounci City Clerk Da te i • • CITY OF NEWPORT BEACH OFFICE OF THE CITY MANAGER May 29, 1970 TO: MAYOR AND CITY COUNCIL FROM: City Manager SUBJECT: APPRAISAL OF REAL PROPERTY NORTH OF CORPORATION YARD On Wednesday, May 13, 1970, the attached letter was directed to Mr. Cedric A. White, Jr., M.A.I., requsting a quotation of fees for appraising the nine parcels of property adjacent to and north of the City Corporation Yard. On the morning of Tuesday, May 19, 1970, Mr. White orally provided two fee quotations: 1. Informal determination of value of all arcels for estimator urposes - 1 00. his woul involve a general investigation of the properties to determine values that would be suitable for negotiating with a property owner for purchase or for determining the approximate expenses involved in purchasing the entire district. Approximately thirty to forty -five days would be required to complete the task. 2. Formal real ro erty a raisal - $5 000. This would be a re ar appraisa report suita e or This in a condemnation action on any or all properties. This appraisal would establish firm market value. Approximately ninety days would be required to complete an assignment. Mr. White indicated that the purchase of commercial rather than residential properties for public use is generally less difficult. The home- owner has more of a sentimental attachment to his property than does the busi- ness man. Consistent with the staff's instructions of Monday, May 11, 1970, an informal evaluation of price through our local realtors will be undertaken by the staff now that budget preparation has been completed. These appraisal quotations are provided for information only so that the City Council will be aware of potential future expenses in the Corporation Yard investigation. Two other communications of interest are attached: 1. A memorandum dated May 28, 1970, from the City Attorney regarding the Power of the City to Condemn Property Outside its Corporate Limits. 11 - 2 - 0 A May 12, 1970, letter to the Acting City Manager of Costa Mesa asking for written staff comments on any issues raised in the Corporation Yard Needs Report. HARVEY L. HURLBURT HUH /PFB:pg Attachments cc: Public Works Director General Services Director • May 139 1970 s Mr. Cedric A. White, Jr., M.A.I. 531 South Harbor Boulevard ,'_Anaheim, California 92805 Subject: Municipal Corporation Yard - The City of Newport Beach ar Mr. White: On the aftenioon of Monday, May 11, 19709 the attached report, Munici al Co or- ation Yard Needs was reviewed by our office with the Newport Beach city council. ffetween s repo uocuments the major constraints on future expansion of our existing d site to meet space needs. The only logical expansion would be north of site taking sang or all of the property on the south side of Industrial Way Superior Avenue wrl Newport Isoulcvard in the City of Costa Mesa. There are nine separate parcels of property in this district, comprising a total of 2.59! acres. They may be identified on the County of Orange Assessor's Map k 117, Page 04. Contained in Assessor's Block 052, the size of the nine els is as follows as-identified by Assessor's lot numberst DIMUGIONS TOTAL AREA TONING 1.:.150.07' x 150' 22,510.5 square feet M -1 2. 150.07' x 63.94 a 90595.5 square feet M -1 3. 150.07' x 60' • 99004.2 square foot M -1 4, 150.07' X 56.25 a 89441.4 square feet 11 -1 S. 150.07' x 56.25 - 89441.4 square feet M -1 6. 150.07' x 56.25 - 89441.4 square feet (y M -1) (y C -2) 7. 150.07' x 56,25 - 80441.4 square feet C -2 86 150.07' x 103.0 15,457.2 square feet C -2 9. 150.07' x 150' _ 229500= square feet C -2 Total 1128833.15! square feet or 2.S9t acres Mr. Cedric A. White, Jr. - 2 - Ll May 130 1970 All of the property is within the City of Costa Mesa. The M -1 zoning designa- tion goes east on Industrial 439.570 fraa the center line of Superior Avenue. The City Council has asked that the staff informally determine the General value of these properties through recent sales, real estate listings and similar sources. lie are also interested in learning of your estimate of fees required to make formal appraisals on all nine parcels, the time required to complete such an ;.ssipnment, and any special appraisal work that may be in order since six of the parcels are devoted to on -going commercial uses. ce your work is respected here and you are currently performing assignments for the City, I was hopeful that you would give us an estimate of fees even though an official assigmient to retain an appraiser may not be forthcoming. thought you would find this written material of value in advance of a personal visit if such a meeting is necessary. I would, of course, be happy to meet ith you to explore further aspects of the appraisal. next reviola of this matter with the City Council will be on Monday, May 270 70. ery truly yours, ILIA F. BFUEN1000RT - Administrative Assistant to the City Manager r TO: FROM: 6 0 CITY OF NEWPORT BEACH CITY ATTORNEY Department Administrative Assistant to the City Manager City Attorney DATE: May 28, 1970' SUBJECT: Power of the City to Condemn Property Outside Its Corporate Limits Question Presented Can the City of Newport Beach by exercising its power of eminent domain expand its corporation yard onto property located within the City of Costa Mesa? Answer n Yes, upon a showing of legal necessity. Discussion In general, a municipality is competent to act beyond its boundaries only in those cases in which it is so empowered by legislative authority and it is necessary, in passing upon the validity of acts of a municipality performed beyond its boundaries, to look to the general laws and municipal charter for the requisite authority. In the area of expanding the City yard beyond its territorial limits, neither the legislature nor the charter has delegated such power to Newport Beach in express terms. In such a situation the City is governed by Code of Civil Procedure Section 1241, Par. 2, which limits a City's power o con emnation when the proposed taking is outside its territorial limits to a showing of Rublic necessity. This is unlike the situation where the proposed public improvement requires the acquisition of property within the City, in which case a resolution adopted by the City Council would be conclusive evidence of the public necessity for the improvement and the location thereof. The degree of necessity required to condemn property outside a City's corporate limits is a question of fact which devolves upon the courts to determine. It is a judicial, not a legislative matter. The case of City of Hawthorne v. Peebles, 166 CA 2-d 758, was a proceeding by a municipality to condemn property partly outside 11 To: Administrative Assistant -2- May 28, 1970 the City boundary line for park purposes. The Court held that, "In an action by a municipality to condemn land outside its boundaries for park purposes, the measure of public necessity is not a mechanically absolute necessity; it is merely required that the land be reasonably suitable and useful for the improvement and that there be a balancing of the greatest public good and the least private injury." The case of City of Carlsbad v. Wight, 221 CA 2d 756, involved an action brought by the City of Carlsbad to condemn approximately one acre of land located wholly outside its corporate limits and lying within the boundaries of the City of Oceanside for the purpose of relocating thereon a storm drainage canal. The judgment of dismissal was affirmed on the grounds that there was only a showing of practical necessit The Court declared that, 'Evidence that t— a taking or the land sought to be condemned would be a great convenience to the plaintiff, would enhance the value of its property, and would result in economy,.established practical necessity, but was not sufficient proof to justify the taking." In certain instances, owing to the urgency of extreme expediency or necessity, express authority is dispensed with and the power of the municipality to perform certain acts beyond its boundary is implied as incidental to .the existence of other powers expressly granted. In Harden v.. Su perior Court, 44 C 2d 630, which dealt with the power�o' -the City of ayward to condemn property outside the City limits for the purpose of establishing an off - street parking area, the Court speaks of powers essential to the declared objects and purposes of the corporation -- not simply convenient, but indispensable. "Thus where a municipality has power to construct sewers, it may as an implied incident to such power, extend the same beyond its boundaries when necessary or manifestly desirable." The rule supported by the better reasoning is that if the power exists to construct public works or improve property outside the municipal limits, and the statute or charter expressly or by necessary implication authorizes the condemnation of property within the corporate limits for such purposes, then the munici- pality is impliedly authorized to condemn property outside the limits for such purposes. See (11 McQuillin on Municipal Corporations, Section 32.66). Conclusion The Peebles case holds that the degree of necessity within the rule t— i t a particular property to be acquired under eminent domain must be necessary does not mean an absolute, but only a reasonable or practical necessity. In considering the question To: Administrative Assistant -3- May 28, 1970 of necessity, the Court may consider immediate future needs, other available facilities or public economic considerations. On the other hand, the Wi ht case requires a showing of more than practical necessity. Souses hold that it does not include the taking of land that may merely render the employment of the improvement more convenient or less expensive, or for a necessity that is merely colorable. Expansion of the City corporation yard clearly involves a public use,and the authority to condemn would exist if the land was situated within our corporate boundary. Under this fact situation it could be argued that the authority to condemn inside the corporate limits impliedly extends to condemnation of property outside the limits. It could also reasonably be argued that maintaining the City yard in one contiguous area involves more than practical necessity and convenience and would be indispensable to the proper function of the General Services Department. However, based on the foregoing split of authority as to the degree of public necessity required, there is no way to determine definitely how the courts will rule. Each case would depend on its own facts and surrounding circumstances. DO'N:mh APPROVED: TGcs /1, st.'1u 'City V ttorney TULLY H. SEYMOUR City Attorney By tC/LIG� ennis e Assistant City Attorney May 12, 1970 Mr. Fred Sorsabal Acting City Manager City of Costa Mesa 77 Fair Drive Costa Mesa, California 92626 Dear Mr. Sorsabal: The attached report, Municipal Corporation Yard Needs, was just prepared by our office and reviewed by the Newport Roach City Council at the afternoon Study Session of May 119 1970. Members of our staff have probably discussed this project informally with your public works officials some months ago. Our City Council is, of course, most interested in further exploring the possibilities of acquiring additional property for Corporation Yard expansion on the south side of Industrial Way. DIf you find it convenient, I would appreciate a written expression from the City of Costa Mesa staff regarding any of the issues raised in the report. We are particularly interested in learning your views and recom- mendations concerning deaimexation of a portion of Industrial Way, needed public improvements in the area, future street and highway development plans, and pertinent land use and zoning regulations. I would be pleased to explore any of these matters with members of your staff. Our next review of the property with the City Council is scheduled for Monday, May 25. Very truly yours, PHILIP F. BE1TrNCOURT Administrative Assistant to the City Manager PFS:pg Attachment 0 CITY OF NEWPORT BEK H OFFICE OF THE CITY MANAGER May 11, 19170 TO: MAYOR AND CITY COUNCIL FROM: City Manager SUBJECT: MUNICIPAL CORPORATION YARD NEEDS RECOMME14DATIOII: Authorize staff to obtain formal proposals from qualified consultants for preparation of complete analysis of adequacy and suitability of existing corporation yard site to meet the long -term space and facilities needs of the City of Newport Beach. DISCUSSION: The present site for the City of Newport Beach Corporation Yard covers an area of 8.174 ± acres and was acquired in fee from the La Habra Land and 11ater Company by action of the City Board of Trustees on January 22, 1919. The property was originally purchased as a refuse disposal site and has served as the Municipal Corporation Yard only since 1950. The area was annexed to the City on May 1, 1950. This facility now houses both the operating and support functions for the General Services, Public Uorks (Utilities), and Parks, Beaches and Recreation Departments. In addition, the Finance Department maintains a sub- stantial purchasing and warehousing function on the property. The yard also provides space for Building Department vehicles for overnight storage, Marine Safety Department property storage, and services to all other City departments who have occasion to use the services provided at the facility. During the early years of the City, refuse collection was handled by a private contractor with the City providing the disposal site. In the • • - 2 - early 1900's, refuse was apparently being dumped by the City contractor without permission on what City records refer to as the "Banning Company property." On November 3, 1913, the Banning interests notified the City Board of Trustees to discontinue this practice and the search for a more formal refuse disposal site began. The present site was leased by the City with an option to purchase on January 15, 1915. The eventual purchase price was $350.00 per acre or $3,500 for the original ten acre parcel. The size of the property was reduced in later years on the easterly boundary by the relocation of ilewport Boulevard. The original lease provided for the planting of eucalyptus trees along each of the four sides of the property and these trees were to be kept in a growing ' condition for ten years. Many of the original trees still stand. It appears that the site was used as a dump for more than thirty years. The City maintained a Street Department yard at 32nd Street and ' Lafayette Avenue until 1950, having moved there from the present Anthony Pools property in the late 1930's. Water yard facilities were also maintained ' until about 1950 in the vicinity of 28th Street and Balboa Boulevard. These two facilities constituted most of the publicly owned municipal Corporation Yard facilities until 1950. ' In 1950, the corporate limits of the City covered 5.17 square miles. The population was 12,120. In the spring of 1950 most of the original facil- ities at the yard were constructed. These facilities included: a 2400 square foot shops building, at a cost of $11,230; 80,000 square feet of asphalt paving, at a cost of $6,720; 200 cubic yards of concrete for building foundations at a cost of $1868. Existing municipal buildings were also moved on to the site to comprise the early nucleus of the Yard. These buildings 9 • - 3 - included the present utility office and storage building and a water warehouse from the 28th Street site. The City Corporation Yard has grown in recent years with several small additions to the original shops building, an expanded employee parking area, outdoor materials stockpile, a bitumuls storage and dispensing tank, liquified petroleum gas storage and dispensing facility, and a General Services Department office. The present PB & R yard headquarters building. was moved onto the site in the early 1960's. Uith the continuing growth of the City, existing facilities are inadequate. Substantial improvements are needed to provide greater efficiency and more suitable storage areas for equipment and materials. The proposed Capital Improvement Projects Budget for 1970 -71 and 1971 -72 contain a number of urgently needed projects for improve- ments at the yard. 1970 -71 a. Installation of chain link security fencing for storage of hazardous chemicals and acids $ 450 b. Installation of hood and exhaust systems for sign shop and the battery charging room 700 c. Installation of a truck size paint spray booth $13,,250 Total $14,400 1971 -72 a. Construction of new carpenter shop to provide addi- tional space for equipment maintenance shop $12,100 b. Construction of addition to automotive parts warehouse 15,000 c. Construction of tire storage and repair shop 12,300 Total $39,400 GRAND TOTAL $53,800 � s • 1 The "a" and "b" items for 1970 -71 must be done this fiscal period ' because of requirements of the State Division of Industrial Safety. Items "a" and "c" for 1971 -72 have been requested by the General Services Department ' for three consecutive years, but have been deferred pending a thorough study of ' Corporation Yard needs and a facilities master plan. These improvements taken by themselves are necessary at this time, 1 but the adequacy of the existing site to meet the City's long -term service needs in an efficient manner is questionable. ' What are the major constraints on the future long -term value of the ' existing site? Soil conditions - Although early City records are unclear and actual ' soil borings have not been made, it is reasonable to assume that the substantial majority of the soil on the property is not of stable quality and will not support substantial building construction. There is no evidence to indicate that com- paction of the site during refuse disposal operations was done in an acceptable manner. Even with proper compaction, a completed refuse disposal site is gen- erally not considered suitable for building structures. The middle plain of the property is paved and graded for employee 1 parking but the sub -base is unstable and may begin to fail since this is also ' the parking area for the City's heavy refuse collection truck fleet. Employees who have made excavations on the property have reported that trash and unstable ' fill material are frequently discovered. A major excavation of refuse fill and importation of fill material would be required to provide acceptable soil ' conditions on the property. Topography - The existing topography of the site renders much of the property unusable in an efficient manner unless major grading and filling 1 � � t5 1 are undertaken. The eastern plain below the employee parking area falls about tten to fifteen feet to the property line at Newport Boulevard. This area is tunimproved and is used for the storage of unclaimed boats that are found in Newport Harbor. It is also the location of the old general warehouse facility, tthe bitumul tank and the LPG fueling facility. The property is actually divided into three general terraced plains- tThe upper plain for equipment and storage buildings, administrative offices, shops, and warehousing; the middle plain for employee parking, open equipment storage, the PB & R nursery, and refuse collection truck parking. The southern tperimeter of this middle plain contains the PB & R yard office and equipment storage buildings. ' Constraints on Expansion - The property is bordered on the north by nine separate parcels of privately owned property within the City of Costa Mesa. 1 These parcels all front on Industrial PJay and are all devoted to commercial tand semi- industrial uses. No curbs, gutters or sidewalks have been installed, and Industrial Way is in a poor state of repair. Major storm drain construction twould be required for adequate drainage. Only three of the :Industrial Nay parcels are now vacant, including the corner property at Superior Avenue. Should ' it be determined that purchase of additional property would be desirable to ex- pand the existing site, a number of difficulties would arise in considering the Industrial llay parcels: ' a. It is questionable whether the normal powers of a municipality to condemn properties for public purposes would apply outside tthe City's jurisdiction unless a substantial finding could be ' made that the condemnation was in the public interest. Without such a finding and the corresponding authority, it would be most 1 difficult to assemble sufficient property without the con- currence of all property owners in the district. It seems improbable that all owners would be willing and reasonable sellers under these circumstances. De- annexation of the Costa Mesa properties and annexation by Newport Beach is, of course, a possibility. It is believed the City of Costa Mesa staff is prepared to make a recommendation for de- annex- ation. Fifty percent of the property valuation in the district could terminate such proceedings, however. b. Public improvements on Industrial Way are either in a poor state of repair or are non - existent. The City of Newport Beach would undoubtedly incur substantial financial obliga- tions for making these needed public improvements, However, the purchase price of adjacent property would be reduced accordingly. c. Access to the site is less than desirable and would not be measurably improved with Industrial Way as an access point due to the relatively narrow width (60') of the existing right -of -way. The location is also in an area subject to considerable traffic congestion in moving City equipment be- tween the major sectors of the City. ' Since the property borders a State highway (Newport Boulevard) on the east, neither expansion or access from that direction is possible. To the south, ' the property borders the Hughes Aircraft Company Industrial Plant. Explorer Way is a private street owned in fee by the Hughes Aircraft Company and it is Population Growth - The geographic and population center of the City has been shifting rapidly to the east and north for the past few years. This 1 trend probably will continue in the future. The ultimate center of the City's population will be east of the upper bay. Because of municipal responsibilities for care of the ocean front beach, there may not necessarily be a direct cor- relation between population and the location of Corporation Yard facilities. It is obvious, however, the present site is considerably removed from the ultimate City center. An optimum location would probably be to the north of and central to the center of population with adequate transportation routes to the major sectors of the City. Space Requirements - Even now, the existing facility does not have sufficient usable space. An estimation of employee requirements for the Corpor- ation Yard functions to the year 1985 has been prepared. This projection is presented in five increments. It is based on current levels and trends of serv- ice and an assumption that the City of Newport Beach will continue to provide these services in the future. It is assumed there will be no dramatic advances in either equipment or technology which would provide for substantial reductions ' in employee needs: 1 parallel to the perimeter of the fence separating the two parcels. From informal tcontacts with local Hughes officials, there is no evidence to indicate the company plans any relocation or discontinuance of the present uses on the plant site. There is, therefore, no reason to believe that any property on the Hughes plant site could be available for use by the City of Newport Beach. For these reasons alone, the ability of City departments to meet future ' community service needs efficiently at the present location is highly questionable. Population Growth - The geographic and population center of the City has been shifting rapidly to the east and north for the past few years. This 1 trend probably will continue in the future. The ultimate center of the City's population will be east of the upper bay. Because of municipal responsibilities for care of the ocean front beach, there may not necessarily be a direct cor- relation between population and the location of Corporation Yard facilities. It is obvious, however, the present site is considerably removed from the ultimate City center. An optimum location would probably be to the north of and central to the center of population with adequate transportation routes to the major sectors of the City. Space Requirements - Even now, the existing facility does not have sufficient usable space. An estimation of employee requirements for the Corpor- ation Yard functions to the year 1985 has been prepared. This projection is presented in five increments. It is based on current levels and trends of serv- ice and an assumption that the City of Newport Beach will continue to provide these services in the future. It is assumed there will be no dramatic advances in either equipment or technology which would provide for substantial reductions ' in employee needs: 1 • WM • CORPORATION YARD EMPLOYEE NEEDS PROJECTION This projection indicates that employees who will be assigned to Corp- oration Yard functions will nearly double by 1984 -1985. Even at current staff- ing levels, at any one time there may be as many as 200 employees whose work day begins at the Corporation Yard. In terms of employee parking alone, this represents a formidable demand for space. In addition, future plans should include improved employee facilities such as lunchrooms, showers and locker facilities. Such facilities are commonplace employer requirements to meet today's working condition demands. Space is also required for the storage and maintenance of equipment. Calculations of rolling equipment needs to the year 1985 have also been pre- pared utilizing the same set of assumptions. These projections further high- light the need for additional space. (Please see Equipment Needs Projection on following page) 1969 -70 1974 -75 1979 -80 1984 -85 ct_uT Est ate Estimate Estim to General Services 107 129 144 160 Public Works 39 61 81 100 (Utilities) PB & R 33 45 53 59 Finance 4 6 6 6 (Purchasing & Warehouse Div) Totals 183 241 284 325 This projection indicates that employees who will be assigned to Corp- oration Yard functions will nearly double by 1984 -1985. Even at current staff- ing levels, at any one time there may be as many as 200 employees whose work day begins at the Corporation Yard. In terms of employee parking alone, this represents a formidable demand for space. In addition, future plans should include improved employee facilities such as lunchrooms, showers and locker facilities. Such facilities are commonplace employer requirements to meet today's working condition demands. Space is also required for the storage and maintenance of equipment. Calculations of rolling equipment needs to the year 1985 have also been pre- pared utilizing the same set of assumptions. These projections further high- light the need for additional space. (Please see Equipment Needs Projection on following page) CORPORATION YARD EMPLOYEE NEEDS PROJECTION This projection indicates that employees who will be assigned to Corp- oration Yard functions will nearly double by 1984 -1985. Even at current staff- ing levels, at any one time there may be as many as 200 employees whose work day begins at the Corporation Yard. In terms of employee parking alone, this represents a formidable demand for space. In addition, future plans should include improved employee facilities such as lunchrooms, showers and locker facilities. Such facilities are commonplace employer requirements to meet today's working condition demands. ' Space is also required for the storage and maintenance of equipment. Calculations of rolling equipment needs to the year 1985 have also been pre- ' pared utilizing the same set of assumptions. These projections further high- ' light the need for additional space. (Please see Equipment Needs Projection on following page) F7 L_ 1969 -70 1974 -75 1979 -80 1984 -85 ct� Est— i Este Est ate General Services 107 129 144 160 Public Works 39 61 81 100 (Utilities) PB & R 33 45 53 59 Finance 4 6 6 6 (purchasing & Warehouse Div) Totals 183 241 284 325 This projection indicates that employees who will be assigned to Corp- oration Yard functions will nearly double by 1984 -1985. Even at current staff- ing levels, at any one time there may be as many as 200 employees whose work day begins at the Corporation Yard. In terms of employee parking alone, this represents a formidable demand for space. In addition, future plans should include improved employee facilities such as lunchrooms, showers and locker facilities. Such facilities are commonplace employer requirements to meet today's working condition demands. ' Space is also required for the storage and maintenance of equipment. Calculations of rolling equipment needs to the year 1985 have also been pre- ' pared utilizing the same set of assumptions. These projections further high- ' light the need for additional space. (Please see Equipment Needs Projection on following page) F7 L_ 0 LI CORPORATION YARD EQUIPMENT NEEDS PROJECTION The City's Equipment Maintenance Division presently maintains 284 pieces of numbered equipment. These projections only include the storage requirements for equipment for departments headquarted at the City yard. At the present time, approximately $350,000 worth of City vehicles and equipment do not have proper protective storage and shelter. Specifications for Work - Because of the limited exposure this project has received through interested firms, it is not possible to offer the City Council an accurate determination of the proper cost and approach for perform- ing all of the needed work. The site was reviewed, however, with representa- tives from the firm of Daniel, Mann, Johnson and Mendenhall in early 1969. On February 5, 1969, DMJM suggested in a written proposal a possible program and estimated fee for analysis of this job. DMJM has performed comparable projects for the Cities of Garden Grove, Los Angeles and Redwood City. Their suggested program was: 1969 -70 1974 -75 1979 -80 1984 -85 Actuate Esti ate Esti a Estimate General Services 99 116 132 142 Public Works 42 65 93 112 (Utilities) PB & R 33 41 49 54 Finance 1 1 1 1 (Purchasing & warehouse Div) Building & Safety 9 14 17 18 Total 184 237 292 327 The City's Equipment Maintenance Division presently maintains 284 pieces of numbered equipment. These projections only include the storage requirements for equipment for departments headquarted at the City yard. At the present time, approximately $350,000 worth of City vehicles and equipment do not have proper protective storage and shelter. Specifications for Work - Because of the limited exposure this project has received through interested firms, it is not possible to offer the City Council an accurate determination of the proper cost and approach for perform- ing all of the needed work. The site was reviewed, however, with representa- tives from the firm of Daniel, Mann, Johnson and Mendenhall in early 1969. On February 5, 1969, DMJM suggested in a written proposal a possible program and estimated fee for analysis of this job. DMJM has performed comparable projects for the Cities of Garden Grove, Los Angeles and Redwood City. Their suggested program was: • • A. Phase I - Master Plan (two months) - Existing facilities and present site would be evaluated for possible expansion to ade- quately handle the projected needs. Should the present site prove to be inadequate, the consultant would then request an additional assignment to assist in selection of a parcel and prepare a master plan of development. (The space requirements and preferred circulation would be part of the study performed and would not be duplicated for evaluation of a new site) B. Phase II - Construction Plans and Bid Documents (twelve months) - 1. Preliminary Design - Preparation of schematic design, interior layout and cost estimates of facilities and structures as developed under Phase I for new site. 2. Final Drawings and Bid Documents - After receipt of approval of the preliminary design above, prepare final drawings,cost estimate and contract bid document for construction. 3. Award of Contract to Contractor - Assist City in evalu- ation of bids and award of contract for construction. C. Phase III - Construction Supervision (nine to twelve months) 1. Provide supervision of construction and contractor compliance with contract documents. 2. Provide drawing approval and verification of contract payment and related details. This approach may not represent the most satisfactory methodology but it does indicate one prospective consultant's informal analysis of the job. DMJM suggested a $5,000 fee for Phase I and this amount is included ' in the proposed Capital Improvement Projects Budget. ' One of the obvious difficulties in undertaking this project is the number of obvious potential (assuming one is determined to be justified) new ' sites within the City appears quite limited. The City's minimum space require- ' ments will probably be in excess of fifteen net usable acres. Parcels within the City that are appropriate to the Corporation Yard's semi- industrial use ' are quite rare. The staff has informally examined the Lockheed property, the North Ford Industrial Area, the Orange County Airport clear zone and other ' prospective sites. Each has limiting factors which demonstrate the need ' for a well- researched analysis of the entire site location question. The rapid pace of development on these possibly available lands also shows the ' need for prompt attention to this problem so that a new site, if needed, can be identified and planned immediately. Summary of the Problem - The present City of iJewport Beach Corpora- tion Yard site was purchased in 1919. For more than thirty years, the site was used as a refuse disposal dump. In 1950, the Corporation Yard needs were relocated to the existing site. This site no longer lends itself to master planning for future needs because of space restrictions. Several difficult problems make optimum development of the site questionable. 1. Unstable soil condition due to long years of municipal dump operation render much of the property unsuitable for structures. 2. The variations in topography render efficient utiliza- tion of the site difficult. 3. There are severe constraints to expansion of the site onto adjoining properties. 0 0 - 12 - The City's population expansion is rapidly moving to the east. It would appear that the existing location of the City Yard will not ade- quately serve to provide efficient service in the future to all areas of the City. Even now, the limited usable acreage on the site is only suf- ficient to meet current needs and capital improvements requested for the immediate future. A number of needed capital improvements are required on the site. It would appear that before additional capital investments are made, a thorough study should be given to determine the adequacy of the site to meet the City's long -term Corporation Yard needs. This is a complex problem involving land use, real estate, economic and engineering considerations. Present City staffing capabilities do not permit undertaking the project at this time. Due to the urgency of the problem, it would be in the City's best interest to retain outside professional assistance to make a prompt determination of the best public interest to follow in this matter. HARVEY L. HURLBURT HLH /PFB:pg 1 TABLE OF EXHIBITS 1 Vicinity Map - Corporation Yard at 592 Superior Avenue 1 Photograph - Middle portion of Corporation Yard ' Photograph - Automotive Repair Shop at Corporation Yard ' Photograph - North side of Shops Building ' Photograph - Southwest corner of the Corporation Yard ' Photograph - Employee and equipment parking area in middle portion of yard ' Photograph - A portion of the three vacant parcels of property adjacent to Corporation Yard Photograph - A portion of the Western perimeter of Corpor- ation Yard adjacent to Superior Avenue Photograph - Southwest corner of Corporation Yard adjacent to Hughes Aircraft Plant to the right ' Exhibits Envelope - Newport Beach City growth, 1906 -1969, showing total square miles of incorporated City and population ' Exhibits Envelope - Topographic map of existing site. The total area of various major uses in the facility ' is shown IF 1 1 1 1 1 1 1 1 1 I i 1 �1 1 1 1 1 1 1 ! • uUn nrsv y 1 nn. rr- I ... / . DIA"2� PPP i \ rAr PP I L w I � z b� 4 iLVo f e � R c S- o 4- N •� S-> i T Q } d i U Q c o It 0', aj R- i co >- Y N H It d Y �+ i O s- o to O N d Q L.) i N 3 �+ O 0) N 7 L) Ln Z 1 � AN I MIDDLE PORTION OF CORPORATION YARD The PB&R Department Equipment Storage Shed (2,975 square feet) can be seen in the middle distance. Also visible are materials stockpile bins and the employee parking area in the foreground. To the left of the equipment storage shed is a PB&R General Storage Shed (750 square feet). I 1 ... __ i� �: i... •. r. .� = .. y'.if v_ ._ � ��' _ ✓�.,, dG T. �y`h° � .Y _ S.. F PP♦ 5 $ s �a W nr _ o PF �- i4`m" J 3 f .I � e ® r 4 K iyay ay�fp! !t ov� + ...z0ep�� - ..rv- .y. - +.••,+n:J�W�. -.. ,.. e- .,_.... _ ra. �., yew _ 'o+-- � r PRE • � i m.xiu re- p qr a J �� "ww ° � gaw!xa�c � sa EZ .ter_. •. A �, 4:P°T.^.i� ? c X �} A R i s: ,�xcir x*"t".✓'tb wt� li::f.;�. w�.�R �y*a•. ;. Al 1 F: i t, q it 1 U 4f ♦ ..� � �! '! i S YS An a _ r9sn EMPLOYEE AND EQUIPMENT PARKING AREA IN MIDDLE PORTION OF YARD (38,000 sq. ft.) All ground beneath the parking area is refuse fill and is not suitable for structures. Newport Boulevard is in the background beyond the tree line. The Parks Division Yard office (1,200 sq. ft.) may be seen in the upper right -hand corner of the picture. A warehouse for dead storage (2,160 sq. ft.) may be seen in the upper left -hand corner of the picture. Jai e 1 1 F: i t, q it 1 U 4f ♦ ..� � �! '! i S YS An a _ r9sn EMPLOYEE AND EQUIPMENT PARKING AREA IN MIDDLE PORTION OF YARD (38,000 sq. ft.) All ground beneath the parking area is refuse fill and is not suitable for structures. Newport Boulevard is in the background beyond the tree line. The Parks Division Yard office (1,200 sq. ft.) may be seen in the upper right -hand corner of the picture. A warehouse for dead storage (2,160 sq. ft.) may be seen in the upper left -hand corner of the picture. 1 vear� p 4 m. acdv> A v G. i ` Y A PORTION OF THE THREE VACANT PARCELS OF PROPERTY ADJACENT TO CORPORATION YARD (.9437 ACRES TOTAL) This is the southeast corner of Superior Avenue and Industrial Way. A ortion of the fenced Public Works Department storage yard (17,550 square feet is in the foreground. Sixteenth Street (an extension of Industrial Way into Costa Mesa) from the south, and Pomona Avenue from the north, also meet (out of the picture to the left) at the Superior /Industrial intersection. rr 7 A PORTION OF THE WESTERN PERIMETER OF CORPORATION YARD ADJACENT TO SUPERIOR AVENUE The rear of the Utilities Building can be seen. Note the difference in grade between Superior Avenue and the Yard site. To the center left is the 22,510 square foot vacant parcel of property at the southeast corner of Industrial and Superior. Two other vacant parcels are next to the corner. The most westerly parcel contains 9,595 square feet. The eastern parcel contains 9,004 square feet. � � � �'1.. S ' 42Yiy- S+} � � a'f i.. & R .f 4 v ,d, �T •4 $ � e�«i.,� � .Lfi% y .. .. ... .. de$ ,z .'.�A?4%� y-S%*if i .. ��4 _ -p. .i'.i� aaik?}aa�wFG<G_•i r�� °, s �. _"4' Rn -�_p» ._ rr 7 A PORTION OF THE WESTERN PERIMETER OF CORPORATION YARD ADJACENT TO SUPERIOR AVENUE The rear of the Utilities Building can be seen. Note the difference in grade between Superior Avenue and the Yard site. To the center left is the 22,510 square foot vacant parcel of property at the southeast corner of Industrial and Superior. Two other vacant parcels are next to the corner. The most westerly parcel contains 9,595 square feet. The eastern parcel contains 9,004 square feet. ' SOUTHWEST CORNER OF CORPORATION YARD ADJACENT TO HUGHES AIRCRAFT PLANT TO THE RIGHT Superior Avenue is in the foreground. Note the absence of curb, t gutter or sidewalk. The structures at the left are equipment storage sheds in the Corporation Yard. 1 1 ". { _ py "'gi�"� g.h f.f 4r'3M.it � ya�9 a >. xo s - itl L`�iyY�"2 ^u c+ T ' SOUTHWEST CORNER OF CORPORATION YARD ADJACENT TO HUGHES AIRCRAFT PLANT TO THE RIGHT Superior Avenue is in the foreground. Note the absence of curb, t gutter or sidewalk. The structures at the left are equipment storage sheds in the Corporation Yard. 1 1 ". { "'gi�"� g.h f.f 4r'3M.it � ya�9 a >. xo s - ' SOUTHWEST CORNER OF CORPORATION YARD ADJACENT TO HUGHES AIRCRAFT PLANT TO THE RIGHT Superior Avenue is in the foreground. Note the absence of curb, t gutter or sidewalk. The structures at the left are equipment storage sheds in the Corporation Yard. 1 1 O coo 40 Q O W C7) CIO rl CLM W Z n C O V h d a) CO rl old. O CO Q! C O �E t° CL O N d rl C5 00 V-4 C O E v C CL a Ln CO N � MO M CIO awl M O Ln m ca z W CD W J 0 C CL N d 0 N Ln awl v 0 li N A L O CL L O v C CO .� CD p O ��.E . CL •• L y LPL O CL 3 old, cm M C M N C O E v C CL a Ln CO N � MO M CIO awl M O Ln m ca z W CD W J 0 C CL N d 0 N Ln awl v 0 li See File for Topography Map of the Corporation Yard